Agenda, regular meeting, second session — Highland City Council, August 9, 2022 (part 2 of 4)

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WHEREAS, San Manuel has entered into a contract with a consultant to prepare the PA/ ED; and
WHEREAS, the Parties anticipate that the Project costs will be approximately $4,000,000 and the Parties intend this MOU to memorialize how the Project will be funded.

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual promises made herein, the Parties agree as follows:

A. Agreement. The Parties will work together and make reasonable efforts to complete the Project, including obtaining permits with resource agencies for the Project, within the Combined Total Funds ( defined below). Pursuant to the Cooperative Agreement, Highland is responsible for obtaining all permits with resource agencies for the Project.

B. Project Costs. Project costs include any and all costs associated with the Project, including costs to pay for the PA/ED including costs for any permits needed for the Project, and the costs of awards, judgements, fines, interest, penalties, attorney' s fees, and/ or settlements and the costs associated with legal challenges to the Project ( the Project Costs"). The Parties agree that Highland' s contribution towards the Project Costs shall be capped at the amount of the IGSD Fund, including any interest accrued thereon (" Highland Funds"). San Manuel shall be responsible for the payment of additional Project Costs up to but not exceeding $ 2,650, 000. 00 (" San Manuel Funds").

Either Party may contribute additional funding to the Project at its sole discretion. Each Party must submit a monthly update setting forth expenditures and commitments of funds for Costs ( each a " Cost Update" and combined the " Cost Updates"). Within fifteen ( 15) days of any Cost Update indicating that the Project will exceed the total sum ofthe Highland Funds and San Manuel Funds ( collectively, the " Combined Total Funds"), the Parties will meet in good faith and determine if they will proceed with the Project and, ifthe Parties determine that they will proceed with the Project, the sources of funding, including obtaining funding from other entities, to pay for the Project Costs that exceed the Combined Total Funds. Within seven ( 7) days of the Effective Date of this MOU, the Parties will approve a budget ofProject Costs with a breakdown ofthe party responsible for payment ofthe various costs. The City Engineer is authorized to revise and approve the budget and any budget amendments that do not commit Highland to pay an amount that exceeds the amount of the Highland funds. A Party must obtain written approval ofthe other Party to amend the approved budget prior to incurring Project Costs not on the approved budget.

C. Payment Processing. From the Effective Date ofthis MOU, Highland shall debit its Project Costs for implementation of the Project up to $287, 866.84 plus interest against the remaining IGSD Fund. Highland agrees to pay directly to San Manuel, on a reimbursement basis, the Project Costs incurred by San Manuel within 30 days after receipt of an itemized statement together with adequate documentation up to the amount of the IGSD Fund minus $ 287, 866. 84 plus interest accrued from the Effective Date of this MOU.

D. Counterpart Signatures. This MOU may be signed in counterparts, each of which shall constitute an original.

E. Effective Date. The effective date of this MOU is the latest date when all members of the Parties have executed the MOU.

Page 2 of 4 ends

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F. Term. This MOU shall terminate upon Project closeout or pursuant to Early Unilateral Termination.

G. Early Unilateral Termination. This MOU may be terminated upon 30 days written notice by any Party (" Early Unilateral Termination"). Termination of the MOU by either Party shall not terminate any obligation to pay Project Costs incurred prior to the written notice to terminate. Notwithstanding anything to the contrary, the non - terminating Party may proceed with the Project at its sole cost by giving notice that it will proceed to the terminating Party within 15 days of the Early Unilateral Termination and the terminating Party will cooperate with the non -terminating Party, including continuing to perform under existing contracts for the Project, with any and all Project Costs incurred after notice of Early Unilateral Termination is given being borne by the non -terminating Party.

H. Incorporation of Recitals. The Recitals to this MOU are true and correct and are incorporated into this MOU.

Signatory Authorization. All signatories hereto warrant that they are duly authorized to execute this MOU on behalf of said Parties and that by executing this MOU, the Parties hereto are formally bound to this MOU.

J. Choice of Law. Except on subjects preempted by federal law, this MOU shall be governed by and construed in accordance with the laws of the State of California. All Parties agree to follow all applicable local, state, county and federal laws and ordinances with respect to performance under this MOU.

K. Severability. If any clause or provisions of this MOU is fully and finally determined by a court of competent jurisdiction to be illegal, invalid or unenforceable under applicable present or future laws, then it is the intention of the Parties that the illegal, invalid or unenforceable clause or provision shall be deemed severed from this MOU and the remainder of this MOU shall not be affected but shall remain in full force and effect.

L. Complete Agreement and Amendment. This MOU represents the complete integrated agreement between the Parties as to the Project and cannot be amended or modified in any way except in writing, signed by all Parties hereto.

M. Assignment. Neither this MOU, nor any of the Parties' rights, obligations, duties, or authority hereunder may be assigned in whole or in part by either Party without the prior written consent ofthe other Party in its sole, and absolute, discretion. Any such attempt of assignment shall be deemed void and of no force and effect.

IN WITNESS THEREOF, this MOU has been executed by the Parties hereto:

SIGNATURES ON FOLLOWING PAGE

Page 3 of 4 ends

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City of Highland Yuhaaviatam of San Manuel Nation
formerly known as San Manuel Band of
Mission Indians)
By: By:

Larry McCallon, Mayor Laurens Vosloo, Chief Executive Officer Date: Date:

Approved as to form:

By: By:

Maricela E. Marroquin J. Michelle Hickey
City Attorney VP Associate General Counsel
Date: Date:

Page 4 of 4 ends

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STAFF REPORT

TO THE CITY COUNCIL
DATE: August 9, 2022
FROM: Joseph A. Hughes, City Manager
PREPARED BY: Matt Bennett, Assistant Public Works Director SUBJECT: Second Reading of Ordinance No. 453 City of Highland Community Facilities District No. 2022- 01 ( Mediterra) Authorizing the Levy of a Special Tax Therein
RECOMMENDATION: Staff recommends that the City Council conduct a second reading, read by title only, waive further reading of Ordinance No. 453, an Ordinance of the City Council of the City of Highland, California Acting in its Capacity as the Legislative Body of City of Highland Community Facilities District No. 2022- 01 ( Mediterra) Authorizing the Levy of a Special Tax Therein.

PREVIOUS ACTION: On July 14, 2022, the City Council conducted the first reading and discussed the subject Ordinance, and no modifications were made, therefore staff recommends the City Council recognize the subject Ordinance and adopt as submitted.

FISCAL IMPACT: There is no fiscal impact to the City due to adopting the proposed Ordinance.

The proposed Ordinance is attached hereto as "Attachment 1".

Approved Motion Second Agenda Item No. / ` l
Denied Ayes
Continued Noes
Tabled Abstain
Absent
i
City Clerk
File No.
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PUBLIC NOTICE: Prior to the first reading the legally required Ordinance was published on July 6, 2022 in the San Bernardino County Sun newspaper. The Ordinance is attached hereto as " Attachment 1". The City Clerk also posted the Agenda on the City' s Website and at the City' s three designated posting sites, as required by City Council Resolution.

BACKGROUND: On June 14, 2022 the City Council took the first step in the process of forming CFD 2022- 01 ( Mediterra) (" CFD No. 2022- 01"). At that time the City Council adopted a Resolution of Intention, Resolution No. 2022- 35, to form CFD No. 2022- 01 and to authorize the levy of a special tax. Subsequent to the June 14, 2022 City Council meeting, the Rate and Method of Apportionment was amended per negotiations between the Developer and City staff. Pursuant to Section 53325 of the Act, which allows for modifications of the Rate and Method of Apportionment at the public hearing, the maximum Special Tax A, Special Tax B, Special Tax C and Special Tax D rates for Developed - Single Family - Medium Density Residential Property was reduced to the rate shown in the Amended Rate and Method of Apportionment attached as part of the CFD Report attached as Exhibit " C". At that meeting the City Council set July 14, 2022 as the date for this public hearing.

The State Legislature enacted the Mello -Roos Act of 1982 ( the "Act") to assist public agencies in financing certain public services. The developer, ( 1) D. R. Horton Los Angeles Holding Company, Inc., ( 2) Vista Verde — Highland, L. P. and ( 3) Greenspot Corridor, LLC, requested that the City assist them in forming a district in order to cover the costs associated with the maintenance of public improvements within the proposed project area which is projected to include 149 single family units, 1 private park and 1 public park for Phases 1 & 2. Phases 3 & 4 are currently undeveloped. The CFD was formed in order to:

Conduct maintenance, including energy charges, operation, maintenance and administrative costs of streetlights and park lights within the boundaries of the CFD; Conduct the maintenance of landscaping, including streetscape, slopes, and medians specifically identified within the CFD;
Conduct the maintenance of parks including landscaping and park facilities such as play structures, public gathering spaces, multi -purpose tables, lighting, trash and recycling receptacles, barbeque areas and other related facilities; Conduct the maintenance, administration and inspections of stormwater facilities and BMPs including water quality basins and any other NPDES/ WQMP/ BMP related devices; Conduct litter and graffiti removal on soundwalls and other amenities, plus normal painting as required, within the CFD;
All other related services necessary or useful for, or in connection with, the authorized services listed above, including building a reserve fund for replacement; and Levy and collect the special tax to fund these services. -2-
The proposed district will be composed of Special Tax A, Special Tax B, Special Tax C and Special Tax D. Special Tax A provides funding for maintenance of the in -tract streetlights, landscaping in the medians and basin frontage on Greenspot Rd. Special Tax B provides funding for maintenance of the public park including landscaping, playground equipment, benches, trash receptacles, hardscape and other associated park equipment. Special Tax C provides funding for maintenance of Lot E ( westerly slope), Lot F ( parkway along Greenspot Road), private pocket park Lot A in TR 18893- 1 and fuel modification. Special Tax D provides funding for maintenance of the detention basin and landscaping in the median and roundabout on Mediterra parkway. Maintenance of the Special Tax C and Special Tax D improvements shall be the responsibility of the Property Owner' s Association which will enter into a Dormancy Agreement with the City. The Dormancy Agreement states that Special Tax B and Special Tax D will not be levied in any year, unless and until, the first year the City determines that the Special Tax B improvements have not been maintained by the Property Owner's Association to a standard acceptable to the City.

DISCUSSION: After the district is formed, a special tax lien was recorded on the property within the District and the individual property owners shall be responsible for the annual payments of special taxes. The City will file the annual special tax to be collected with the County Auditor -Controller for placement on the property tax bills. The City' s cost to administer CFD No. 2022- 01 annually will be reimbursed through the special taxes charged to property owners. The revenue from the annual special tax will be deposited into a fund for CFD No. 2022- 01 and will be used to pay said administrative expenses and for the maintenance services listed above. There is no anticipated impact to the general fund in FY 2022- 23.

Approval of the actions set forth in this staff report do not in any way commit the City to any financial contribution or liability by CFD No. 2022- 01.

If adopted, the ordinance will be effective and operative in thirty (30) days.

Attachments: 1. Ordinance No. 453
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ATTACHMENT 1
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ORDINANCE 453

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ORDINANCE,

CALIFORNIA ACTING IN ITS CAPACITY AS THE LEGISLATIVE BODY OF CITY OF HIGHLAND COMMUNITY FACILITIES DISTRICT NO. 2022- 01 ( MEDITERRA) AUTHORIZING THE LEVY OF A SPECIAL TAX THEREIN.

The City Council of the City of Highland the (" City Council") does resolve as follows:

WHEREAS, the City Council has previously adopted Resolution No. 2022- 35 entitled " A Resolution of Intention of the City Council of the City of Highland, California, to Establish City of Highland Community Facilities District No. 2022-01 ( Mediterra) and to Authorize the Levy of a Special Tax within City of Highland Community Facilities District No. 2022- 01 ( Mediterra)" ( the " Resolution of Intention"), stating its intention to conduct proceedings to form City of Highland Community Facilities District No. 2022- 01 ( Mediterra) (the " CFD") pursuant to the Mello -Roos Community Facilities Act of 1982, as amended, commencing with Section 53311 of the California Government Code ( the " Act") to finance certain services ( the " Services") including incidental expenses, to serve the CFD; and WHEREAS, the Resolution of Intention set July 14, 2022, at 4: 00 p. m., or as soon thereafter as practical, as the date of a public hearing on all matters pertaining to the formation of the CFD, the extent of the CFD, the furnishing of Services to serve the CFD, and the proposed rate and method of apportionment of the special tax within the CFD the " Rate and Method"); and
WHEREAS, a notice of public hearing was published and sent to all landowners proposed to be included in the CFD in accordance with the Act; and WHEREAS, at the public hearing, evidence was presented to the City Council on such matters before it, including a special report ( the " Report") describing the services necessary to adequately meet the needs of the CFD and the estimated costs of financing such Services as required by Section 53321. 5 of the Act; and WHEREAS, at the public hearing, all persons desiring to be heard on all matters pertaining to the formation of the CFD, the extent of the CFD, the furnishing of Services to serve the CFD, and the Rate and Method were heard and a full and fair hearing was held; and
WHEREAS, subsequent to the public hearing, the City Council adopted a resolution entitled " Resolution of Formation of the City Council of the City of Highland, California, to Establish City of Highland Community Facilities District No. 2022-01 ( Mediterra), to Establish an Appropriations Limit therefor, to Authorize the Submittal of the Levy of Special Taxes, and to Submit the Establishment of an Appropriations Limit, to the Qualified Electors of such Community Facilities District" (the " Resolution of Formation") -5-
which established the CFD and authorized the levy of a special tax within the CFD; and WHEREAS, subsequent to the public hearing, the City Council also adopted a resolution entitled " Resolution of the City Council of the City of Highland, California, Calling a Special Election and Submitting to the Qualified Electors of City of Highland Community Facilities District No. 2022- 01 ( Mediterra) Propositions Regarding the Establishment of an Appropriations Limit and the Annual Levy of a Special Tax Within the Community Facilities District" ( the " Resolution Calling Election") which called a special election of the qualified electors within the CFD; and
WHEREAS, pursuant to the terms of the Resolution Calling Election, an election was held in which qualified electors of the CFD approved the establishment of an appropriations limit for the CFD and the levy of a special tax (the " Special Tax") within the CFD; and
WHEREAS, on June 14, 2022, the City Council adopted a resolution entitled " Resolution of the City Council of the City of Highland, California, Declaring the Results of a Special Election in the City of Highland Community Facilities District No. 2022- 01 ( Mediterra) and Directing the Recording of a Notice of Special Tax Lien" ( the " Resolution Declaring Results of Election") which certified the results of the July 14, 2021 election conducted by the City Clerk, which results showed that more than two- thirds of the votes cast in the CFD were in favor of the proposition to levy the Special Tax and the proposition to establish an appropriations limit for the CFD;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HIGHLAND DOES HEREBY FIND AND RESOLVE TO:

Section 1. Recitals. The above recitals are all true and correct.

Section 2. Authorization of the Levy of a Special Tax. By the passage of this Ordinance, the City Council authorizes the levy of the Special Tax in the CFD in accordance with the Rate and Method set forth in the Exhibit " B" to the Resolution of Formation, which is on file in the office of the City Clerk and incorporated by reference herein. The Special Tax shall be levied commencing fiscal year 2023- 24, and in each year thereafter pursuant to the Rate and Method.

Section 3. Annual Rate Determination. The City Council is hereby further authorized to determine on or before August 10 each year, or such other date as is established by law or by the County Auditor -Controller of the County of San Bernardino, the specific Special Tax to be levied on each parcel of land in the CFD, except that special taxes to be levied shall not exceed the maximum rates set forth in the Rate and Method, but the special tax may be levied at a lower rate.

Section 4. Exempt Property. Except as provided in Section 53340. 1 of the Act and except for properties that a local agency is a landowner of within the meaning of subdivision ( f) of Section 53317 of the Act, pursuant to Section 53340 of the Act, properties of entities of the state, federal and local governments shall be exempt from the levy of the Special Tax. Reference is hereby made to the Rate and Method for a description of other -6-
properties or entities that are expressly exempted from the levy of the Special Tax.

Section 5. Use of Collections. All of the collections of the Special Tax shall be used only as provided by the Act and in the Resolution of Formation. The Special Tax shall be levied only so long as needed for the purposes as described in the Resolution of Formation.

Section 6. Collection. The Special tax shall be collected in the same manner as ordinary ad valorem taxes and shall be subject to the same penalties and the same procedure, sale and lien in any case of delinquency as applicable for ad valorem property taxes; provided, however, that the Special Tax may be collected by direct billing by the City of the property owners in the CFD or in such other manner as may be provided by the City Council. In addition, the provisions of Section 53356. 1 of the Act shall apply to any delinquent Special Tax payments.

Section 7. Authorization. The specific authorization for adoption of the Ordinance is Section 53340 of the Act.

Section 8. Severability. If for any reason any portion of the Ordinance is found to be invalid, or if the Special Tax is found inapplicable for any particular parcel within the CFD, by a court of competent jurisdiction, the balance of this Ordinance, and the application of the Special Tax to the remaining parcels within the CFD shall not be affected.

Section 9. Certification. The City Clerk shall certify the passage of this Ordinance and cause it to be published or posted in accordance with law.

Section 10. Publication. The City Clerk is authorized and directed to cause this Ordinance to be published within fifteen ( 15) days after its passage in a newspaper of general circulation and circulated within the City in accordance with Government Code Section 36933( a) or, to cause this Ordinance to be published in the manner required by law using the alternative summary and pasting procedure authorized under Government Code Section 39633( c).

INTRODUCED at the regular meeting of Highland City Council on July 14, 2022.

APPROVED AND ADOPTED this day of , 2022.

Larry McCallon
Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
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DATE:

FROM:

REVIEWED BY:

PREPARED BY:

SUBJECT:

August 9, 2022
Joseph A. Hughes, City Manager
Lawrence A. Mainez, Community Development Director r
l
Kim Stater, Assistant Community Development Director
Angela Tafolla, Assistant Planner
Adoption of an Urgency Ordinance, Extending for an Additional 12 months through August 23, 2023, an Existing Moratorium on the Approval of Applications for Land Use Entitlements for New Service Station Uses or the Expansion in the number of Pumps of Existing Service Station Uses.

RECOMMENDATION: That the City Council adopt Ordinance No. , extending the moratorium on the approval of land uses entitlements for new service station uses and expansion in the number of pumps at existing stations for an additional 12 months.

FISCAL IMPACT: There is no fiscal impact related to this action other than staff and attorney time to prepare the staff report and interim ordinance, and staff time to study the matter.

PUBLIC NOTICE: The agenda was posted at the City's three (3) designated posting locations as required by Resolution and on the City' s Website. A legal ad was published in the San Bernardino Sun newspaper on July 29, 2022.

ENVIRONMENTAL REVIEW: When adopting Interim Ordinance No. 449 on August 24, 2021 and related Urgency Ordinance No. 450 on September 28, 2021, the Council made findings that there was no possibility that its adoption would have significant effect on the environment, because the ordinance established a temporary moratorium on approvals of applications for service station uses in order to protect the public health, safety and general welfare, and will thereby serve to avoid potentially significant impacts during the term of the Approved
Denied
Continued
Tabled
Motion Second Agenda Item No.

Ayes
Noes
Abstain
Absent
File No.
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August 9, 2022
Service Station Moratorium Extension
moratorium. The actions were not subject to the California Environmental Quality Act review pursuant to Title 14, Chapter 3, Section 15061( b)( 3) of the Code of Regulations. The current proposed action to issue a one- year extension does not require additional review.

PREVIOUS ACTION:

August 24, 2021 - The City Council adopted Interim Ordinance No. 449, effective for 45 days, establishing a moratorium to halt the approval of additional land use permits for new fueling service stations or expanding existing stations to consider short and long- term impacts to the City' s commercial and residential land use composition, and economic development goals to preserve the City' s health, safety and general welfare. The Council directed staff to allow entitlement processing for service station projects which had undergone the " Pre -Application" process in addition to those which had already formally filed a Conditional Use Permit or Design Review Application.

September 14, 2021 - The Council reviewed at 45- day status report of actions taken after the adoption of the Interim Ordinance.

September 28, 2021 - The Council adopted Urgency Ordinance No. 450, extending the 45- day Moratorium for an additional 10 months and 15 days, ending on August 23, 2022.

August 9, 2022 — The City Council reviewed a 1- year status report of actions taken after the adoption of the Interim Ordinance.

STATUS REPORT:

During the one- year Moratorium, staff prepared an analysis of the topic and draft Municipal Code Amendment. It is scheduled for review by the Service Station Review Ad Hoc Committee the third week of August. Shortly thereafter, any necessary revisions will be made, and the item will be scheduled for review by the Planning Commission and City Council, potentially on September 6, 2022, and City Council on October 11, 2022, respectively.

The Urgency Ordinance may be extended for an additional 1- year period [ GC 65858( a)], expiring August 23, 2023, during which time staff will complete the draft Ordinance.

Attachments: 1. Urgency Ordinance Extending the Moratorium for 12 months -2-
URGENCY ORDINANCE NO.

AN INTERIM URGENCY ORDINANCE OF THE CITY OF HIGHLAND,
CALIFORNIA ENACTED PURSUANT TO GOVERNMENT CODE SECTION 65858 EXTENDING FOR AN ADDITIONAL 12 MONTHS, THROUGH AUGUST 23, 2023, AN

EXISTING MORATORIUM ON THE APPROVAL OF APPLICATIONS FOR LAND

USE ENTITLEMENTS FOR NEW SERVICE STATION USES OR THE EXPANSION

IN THE NUMBER OF PUMPS OF EXISTING SERVICE STATION USES IN THE CITY

OF HIGHLAND, DECLARING THE URGENCY THEREOF AND MAKING A

DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HIGHLAND DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Purpose, Findings, and Intent.

A. Service stations are currently permitted within the City' s Commercial and Employment Districts subject to approval of a land use entitlement permit and conformance with development standards established in Highland Municipal Code Section 16. 44. 200 ( Service stations).

B. There are currently thirteen ( 13) service stations in Highland and an additional two ( 2) stations with approved Conditional Use Permits which have not yet applied for building permits.

C. A disproportionate amount ofthe City' s existing and entitled service stations are concentrated along two corridors, Base Line and Greenspot Road/ 5th Street. Five ( 5) stations are located along the Base Line corridor. Five ( 5) existing stations, and one ( 1) entitled station are located along Greenspot Road/ 5th Street corridor.

D. On January 13, 2021, the City received a Design Review Application to expand an existing station on Base Line with the addition of a car wash at the southwest corner of Base Line and the 210 Freeway.

E. On July 18, 2022, the City received a Conditional Use Permit Application for a service station at the northeast corner of 5th Street and Palm Avenue to include gasoline, highspeed diesel fueling, electric vehicle charging stations, a quick service restaurant, convenience market, and car wash. This project underwent the Pre -Application process on July 15, 2021.

F. The existing location and concentration of service stations in the City mean that drivers need only drive several minutes in order to reach most existing service stations in the City. Applications for additional service stations continue to be submitted to the City despite the already high concentration of service stations in the City and declining demand. 1- Year Extension of Urgency Ordinance No. 449
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G. Vehicle technology is rapidly evolving such that reliance on gas is steadily declining. On September 23, 2020, Governor Newsom issued Execute Order N-79- 20 to require that, by 2035, all new cars and passenger trucks sold in California be zero -emission vehicles. The order also directs the state to take more actions to address oil extraction and move the state further away from its reliance on climate change -causing fossil fuels. Additional measures will be taken to eliminate harmful emissions from the transportation sector.

H. The declining demand for gasoline may increase competition amongst existing service stations such that closures may occur over time. Due to their propensity to become brownfield sites, service stations require remediation for potential ground contamination prior to redevelopment. Closed sites may be abandoned and left unused for long periods of time and the removal of contaminants may present health risks for neighboring communities and sensitive receptors. This could result in blight and dangerous conditions throughout the City, threatening public health, safety and welfare. The City wishes to assess the appropriate concentration and locations of service stations given declining demand.

I. The City Council finds and determines that there is an immediate threat to the public health, safety, or welfare, and that new and expanded service station uses within the City, under the City' s current regulations, constitutes a threat to the public health, safety or welfare. As described in this Section 1, the staff report accompanying this Interim Urgency Ordinance, and other evidence in the record, such continued service station development in the City could threaten the health, safety and welfare of the community through negative impacts that include, but are not limited to, increased police service, contaminant exposure, and police protection services. To preserve the public health, safety, and welfare, the City Council founds that it was necessary that an Interim Urgency be adopted to prevent such harm.

J. On August 24, 2021, the City Council approved Interim Urgency Ordinance No. 449, which imposed an initial 45- day moratorium on the approval of applications for land use entitlements for new service station uses or the expansion in the number of pumps of existing service station uses during the pendency of the City' s review and adoption of permanent regulations governing service stations. The initial 45- day moratorium was scheduled to expire on October 8, 2021.

K. On September 14, 2021, the City Council approved Urgency Ordinance No. 450, which extended the moratorium for 10 months and 15 days, extending the expiration to August 23, 2022.

L. The City Council continues to believe that the time provided by the moratorium will allow for a comprehensive analysis on how to manage and reduce the impact of additional service stations in the City, or ifadditional service stations or the expansion of existing service stations should be permitted. During the extended period of the moratorium, the City will complete the analysis of potential impacts on the public health such as the potential for contaminant exposure near sensitive receptors and residential areas; impacts on public safety related to the provision of police services to service stations; and impacts on the public welfare due to the disproportionate concentration of service stations in certain areas of the City and Service Station Urgency Ordinance 1- Year Extension
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potential for blight in connection with declining demand for gas. The City Council finds that these studies will help the Council and the City' s Planning Department determine how best to prevent impacts to the public health, safety and welfare. The City Council further finds that this extension will allow time to evaluate the General Plan, the Development Code, and the Zoning map and develop appropriate regulations and/ or appropriate zones for service stations in the City to achieve a reasonable level of assurance that there will not be serious negative impacts to the overall community and ensure positive outcomes for the City' s residents, business community, property owners, and developers.

M. Based on the foregoing, the City Council ultimately finds that if the City fails to extend the moratorium adopted pursuant to Interim Urgency Ordinance No. 449 and Urgency Ordinance No. 450, then new service stations may be allowed to develop within the City or be redeveloped or expanded within the City that do not reflect the demand for such services, are incompatible with neighboring residential areas and sensitive receptors, and exacerbate existing public safety issues at service stations. Therefore, a current and immediate threat to the public safety, health and welfare remains in existence.

N. A written report describing the measures taken to alleviate the conditions which led to the adoption of the aforementioned Ordinances was issued by the City Council on July 12, 2022, which was at least ten ( 10) days prior to the expiration of the Urgency Ordinance on August 23, 2022 in compliance with State law.

O. Pursuant to Government Code Sections 65858 and 65090, the City Council conducted a duly noticed public hearing on August 9, 2022, at which time the City Council considered this Interim Urgency Ordinance to extend the existing moratorium on the establishment or expansion of service stations for an additional 12 months.

P. All legal prerequisites to the adoption of this Ordinance have occurred.

Section 2. Authority.

Pursuant to Government Code Section 65858, the City Council may adopt, as an urgency measure, an interim ordinance that prohibits any uses that may be in conflict with a contemplated zoning proposal that the City Council is considering, studying, or intends to study within a reasonable period of time. The City Council may also extend a moratorium adopted pursuant to such an interim ordinance for up to 10 months and 15 days, and subsequently for up to one year, pursuant to Government Code Section 65858( a).

Section 3. Urgency Findings.

The City Council finds and determines that there is an immediate threat to the public health, safety, or welfare, and that new and expanded service station uses within the City, under the City' s current regulations, constitutes a threat to the public health, safety or welfare. As described in Section 1, the staff report accompanying this Interim Urgency Ordinance, and other evidence in the record, such continued service station development in the City could threaten the health, safety and welfare of the community through negative impacts that include, but are not limited to, public safety, contaminant exposure, and police protection services. To preserve the Service Station Urgency Ordinance I - Year Extension
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public health, safety, and welfare, the City Council finds that it is necessary that this Interim Urgency Ordinance to extend the current moratorium on service stations take effect immediately pursuant to Government Code Sections 65858, 36934, and 36937 to prevent such harm Section 4. Moratorium Extended. In accordance with Government Code Section 65858( a), and pursuant to the findings stated herein, the City Council hereby: ( 1) declares that the findings and determinations in Sections 1 through 3 are true and correct; ( 2) finds that there exists a current and immediate threat to the public health, safety, and welfare requiring this interim urgency ordinance; ( 3) finds that this Ordinance is necessary for the immediate preservation of the public peace, health, and safety as set forth herein; and ( 4) extends the existing moratorium on the approval of land use entitlements for new service station uses or the expansion of the number of pumps of existing service station uses for the immediate preservation of the public health, safety, and welfare as set forth below:

A. This Ordinance shall expire, and its standards and requirements shall terminate, on and through August 23, 2023 unless further extended by the City Council at a regularly noticed public hearing, pursuant to Government Code Section 65858.

B. Notwithstanding any other ordinance or provision of the Highland Municipal Code or any Specific Plan, after August 24, 2021, no preliminary application shall be accepted for processing or approving a new service station, or for expanding additional fueling pumps at existing service stations. Projects for a new service station or for expanding additional fueling pumps at existing stations that have submitted preliminary applications prior to August 24, 2021 may submit formal applications during the pendency of this Interim Urgency Ordinance.

C. Nothing contained in this Interim Urgency Ordinance shall preclude the improvement, renovation, or demolition of an existing service station, provided that such development otherwise conforms to applicable law and does not result in an increase to the number of gas pumping facilities.

D. For the purposes of this Interim Urgency Ordinance, the term " service station" shall be limited to a retail business selling gasoline or other motor vehicle fuels derived from fossil fuels.

Section 5. Special Conditional Use Permit.

A. Notwithstanding any other provision of this Interim Urgency Ordinance, the City may accept, process and approve applications for special conditional use permits for development or use of property otherwise subject to this Interim Ordinance, ifthe City Council finds, after receipt of a recommendation from the Planning Commission, that an owner of property subject to the moratorium imposed by this Interim Urgency Ordinance will be deprived of all economically viable use of his or her land unless the property owner is allowed to develop or use the property for a service station, or that the law of California or of the United States otherwise requires the City to approve an application for a permit or an entitlement for the development or use. The special conditional use permit provided by the Section shall be an available entitlement process and permit for a property owner affected by the moratorium Service Station Urgency Ordinance 1- Year Extension
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whether or not a conditional use permit would otherwise be required by the Highland Municipal Code. A special conditional use permit submitted pursuant to this Section shall be processed in accordance with the Highland Municipal Code, except that the City Council shall serve as the final decision -making body, which shall make the additional findings required by this Section prior to approving the special conditional use permit.

Section 6. CEQA. The City Council hereby finds that it can be seen with certainty that there is no possibility that the adoption of this Interim Urgency Ordinance may have a significant effect on the environment, because the Interim Urgency Ordinance will establish a temporary moratorium on approvals of applications for service station uses in the City in order to protect the public health, safety and general welfare, and will thereby serve to avoid potentially significant adverse environmental impacts during the term ofthe moratorium. It is therefore not subject to the California Environmental Quality Act review pursuant to Title 14, Chapter 3, Section 15061( b)( 3) ofthe California Code of Regulations.

Section 7. Severability. If any section, subsection, subdivision, sentence, clause, phrase or portion ofthis Ordinance, is for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

Section 8. Savings Clause Neither the adoption of this Ordinance nor the repeal or amendment by this Ordinance of any ordinance or part or portion of any ordinance previously in effect in the City, or within the territory comprising the City, shall in any manner affect the prosecution for the violation of any ordinance, which violation was committed prior to the effective date ofthis Ordinance, nor be construed as a waiver of any license, fee or penalty or the penal provisions applicable to any violation of such ordinances.

Section 9. Effective Date; Approval and Extension of Ordinance.

This Interim Urgency Ordinance, being adopted as an urgency measure for the immediate protection of the public safety, health, and general welfare, containing a declaration of the facts constituting the urgency, and passed by a minimum four -fifths ( 4/ 5) vote of the City Council, shall take effect immediately upon its adoption and shall continue in effect for a period of not longer than twelve months. After notice pursuant to Government Code Section 65090 and a public hearing, the City Council may extend the effectiveness of this Urgency Ordinance as provided in Government Code Section 65858.

Section 10. Term
This Interim Urgency Ordinance shall take effect concurrent with the expiration of Urgency Ordinance No. 450 at midnight on August 23, 2022, and shall remain in effect for a period of twelve ( 12) months, through and including August 23, 2023, in accordance with California Government Code Section 65858
Service Station Urgency Ordinance 1- Year Extension
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PASSED, APPROVED AND ADOPTED this 9th day ofAugust, 2022.

Penny Lilburn
Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela Marroquin
City Attorney
Service Station Urgency Ordinance 1- Year Extension
-8-
DATE:

FROM:

REVIEWED BY:

STAFF REPORT

TO THE CITY COUNCIL
August 9, 2022
Joseph A. Hughes, City Manager
Lawrence A. Mainez, Community Development Director &
Kim Stater, Assistant Community Development Director
PREPARED BY: Ash Syed, Associate Planner
SUBJECT:

LOCATION:

Specific Plan Revision ( SPR 22- 001) proposing an
amendment to the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001) to increase the total dwelling unit count from 800 dwelling units to 946 dwelling units and Design Review Application ( DRA 22- 004) proposing the construction of 546 multi -family residential units, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards on a vacant site.

A vacant area of approximately 25 acres located on the
north side of Greenspot Road between the SR 210 and
Boulder Avenue. Assessor' s Parcel Number: 1201- 341- 30 APPLICANT: Alliance Residential California
RECOMMENDATION: The Planning Commission recommends the City Council:
1) Introduce Ordinance No. , to amend the Greenspot
Village & Marketplace Specific Plan ( SPR 22- 001); and 2) Adopt City Council Resolution No. 2022- to approve
Design Review Application ( DRA 22- 004), subject to the Conditions of Approval and Findings of Fact
Approved Motion Second
Denied Ayes
Noes
Continue Abstain
Absent
A
City Clerk City Ma
Agenda
Item No. / ( i
File No.
-1-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
FISCAL IMPACT: The Applicant submitted the required deposit fee for processing a Specific Plan Revision and Design Review Application. Staff time spent working on the applications will be charged to this fee.

PUBLIC NOTICE: As required by the City Council, a notice of the public hearing was posted at the City' s three designated posting locations. In addition, the notice was posted on the City' s website, mailed to property owners within three -hundred ( 300) feet of the project site, and published in the SB Sun on July 29, 2022. No further notice is required.

PREVIOUS ACTION: On July 5, 2022, the Planning Commission adopted Resolution No. 2022 - 013, recommending the City Council approve the Specific Plan Revision and Design Review Application for the proposed 546 unit apartment complex. The Planning Commission' s review is summarized in the latter portion of this report.

DESCRIPTION OF SITE: The proposed Alliance Residential apartment complex is located on a vacant site of approximately 25 acres on the north side of Greenspot Road between the SR 210 and Boulder Avenue ( Exhibit A — Area Map). Much of the land within Planning Area 2 of the Greenspot Village & Marketplace Specific Plan has remained vacant for many years with the exception of a recently approved 200- unit multi -family residential development by TREH Partners, LLC. Prior to the entitlement of the Greenspot Village & Marketplace Specific Plan, much of the vacant land was utilized for agricultural purposes that included a strawberry grove and poultry farm until the early 2000s.

Surrounding Land Uses
North: Existing Rural Residential Homes along Calhoun Road and Eucalyptus Avenue South: Vacant Land & Several Commercial Structures fronting Boulder Avenue East: United States Postal Service Facility east of Boulder Avenue West: Vacant Land ( 200 Multi -family units approved in 2021) adjacent to the 210 Freeway
Location General Plan Zoning
North: Planned Development ( PD)
Greenspot Village & Marketplace
Specific Plan ( SPR 06- 001)
South: Planned Development ( PD)
Greenspot Village & Marketplace
Specific Plan ( SPR 06- 001)
East: Planned Commercial ( PC) Planned Commercial ( PC) West: Planned Development ( PD)
Greenspot Village & Marketplace Specific
Plan ( SPR 06- 001)
BACKGROUND: In 2014, the City Council approved the Greenspot Village & Marketplace ( GVMP) Specific Plan, creating a zoning designation specific to the 105- acres located on the north side of Greenspot Road, between the 210 Freeway and -2-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
Boulder/Webster Avenues. The Specific Plan outlines the permitted land uses and development standards for residential and commercial development within GVMP.

Concurrently, the Council considered a Design Review Application for Planning Area 2 on the northern boundary for a 3- story, 546 multi -family unit project. Due to unresolved concerns regarding fire protection services, the project was " denied without prejudice." The project being considered at this time is similar in nature. The fire protection issues have been resolved and no additional fees or services will be required by the project related to multi -storied structures.

More recently, on October 13, 2020, the City Council approved a Specific Plan Amendment and Design Review Application for Rexco Development at the southeast corner to accommodate a 200- unit townhome development. This project is currently under construction. On June 8, 2021 the Council approved a Specific Plan Amendment, Conditional Use Permit and Design Review Applications by TREH Partners, LLC for a 85, 316 square foot multi -tenant commercial development and a 200- unit multi -family apartment project. This project is anticipated to be under construction before the end of the year.

PROJECT REVIEW/ ANALYSIS: Alliance Residential is requesting the approval of a Specific Plan Revision ( SPR 22- 001) to amend the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001) to increase the total dwelling unit count within the Specific Plan from 800 dwelling units to 946 dwelling units. They are also requesting the approval of Design Review Application ( DRA 22- 004) for the construction of a 546- unit Multi -Family residential complex on the north side of Greenspot Road between the SR 210 and Boulder Avenue, within Planning Area 2 ( Exhibit B — Site Plan). The 546 Multi - Family residences comprise of two types of developments: ` Townhomes' and ` Garden Flats'.

The Townhomes development consists of 144 units of one, two, and three bedroom layouts while the Garden Flats development consists of 402 units of one and two bedroom layouts. Per the proposed site design, the Townhomes, which are 3- story buildings and feature attached garages on the bottom level, are located generally toward the eastern end of the property and feature a Monterey style elevation.

Meanwhile, the Garden Flats, which are 3- story buildings with detached garages and external carports, are located throughout the central and western portion of the site and feature a Spanish influenced elevations.

The Greenspot Village & Marketplace Specific Plan establishes standards by which commercial and residential developments are constructed. These development standards allow various clusters of units, the mixing of land uses, and design criteria with respect to certain features or conditions affecting a site. With regard to a residential development within the Greenspot Village & Marketplace Specific Plan, the proposed project must include site designs and architectural plans consistent with the approved designs within the Specific Plan.
-3-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
Specific Plan Revision
The Greenspot Village & Marketplace Specific Plan requires a density range of 20- 30 dwellings per acre for Planning Area 2, a designated high density overlay designated in the City' s Housing Element discussed below. At a minimum of 20 dwellings per acre, 500 dwellings would be required to be constructed on this 25 acre parcel to achieve the minimum density within the Planning Area if the entire site were to be utilized as multifamily housing and not another permitted use such as recreation or residential -service related. In addition, the Greenspot Village & Marketplace Specific Plan has a total anticipated buildout of 800 dwelling units. Currently, the Specific Plan permits a range of 500- 700 units in Planning Area 2 and 100- 300 units in Planning Area 3 ( Attachment 1 — Greenspot Village & Marketplace Specific Plan). At the moment, there is an approved 200- unit Multi -Family residential complex within Planning Area 3 by Rexco Development and an additional 200 Multi -Family residential units approved for construction in Planning Area 2 by TREH Partners, LLC. With the current cap at 800 units, the Specific Plan only allows for the construction of an additional 400 residences.

By adopting a new Ordinance that amends the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the entire Specific Plan, the Applicant will be able to adequately size 546 dwelling units onto the 25 acre parcel and satisfy the Greenspot Village & Marketplace Specific Plan development standards. This would then require the remaining 20+/- acres within Planning Area 3 to be completed with commercial and retail developments as originally envisioned for the Specific Plan.

Page 9 ends

serves as a mechanism to implement the City's 2006-2014 Housing Element," with Planning Area 2 featuring a High Density Residential overlay with 20- 30 dwelling units per acre by right. This is an incorporation of the High Density Residential Special Zoning Overlay for 20- 30 dwelling units per acre by right that was in place prior to the adoption of the Greenspot Village and Marketplace Specific Plan.

The following modifications to the Greenspot Village & Marketplace Specific Plan are being proposed. The " 800 units" will be modified to " 946 units" on pages 5, 19, 20, 21, 22, 23, 24, 25, 26, 29, 31, 72, and 269. Additionally, the " 700 units" will be modified to 746 units" on page 20, 24, 26, and 31. And lastly, the conceptual site plan on page 33 will incorporate the proposed 546 multi -family home layout in Planning Area 2.

Design Review Application
The Applicant proposes to utilize a combination of the Specific Plan' s ` Single -Family Attached' and ` Multi - Family' housing standards, as referenced on pages 97 & 105 of the Greenspot Village & Marketplace Specific Plan. The objective of the project is to provide a high -quality planned residential community that compliments the nearby commercial -4-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
land uses while creating an attractive, cohesive combination of architectural styles and landscaping with amenities maintained by the management team that will satisfy the needs of it residents.

As previously discussed, the layout of the 546- unit residential complex is divided into 144 Townhomes and 402 Garden Flats. Offering a variety of two- story and three- story floorplans, the Townhomes development features 51 one -bedroom units, 60 two - bedroom units, and 33 three -bedroom units that range in square footage from approximately 700 to 1200 square feet. Meanwhile while the Garden Flats development features 204 one -bedroom units and 198 two -bedroom units that range in square footage from approximately 750 to 1100 square feet ( Exhibit C — Floorplans). Both types of developments are multi -family rental products with the primary difference being the Townhomes offering direct access attached garages and Garden Flats featuring traditional external carports with a select few detached garages. The Applicant has conveyed that this residential complex will feature market -rate pricing.

The 10-foot wide Village Paseo on the southern end of the property provides access for exercise and walkability for residents. As indicated on the proposed site and landscape plans, each cluster of residences satisfies the 10- foot front setback and 20- foot interior courtyard setback as required by the Single -Family Attached development standards as well as the 75-foot front setback requirement for Multi -Family residential developments.

Additionally, the 50- foot distances between buildings and 26- foot wide internal drive aisles satisfy the respective requirements of 30 feet and 26 feet for Single -Family Attached development. No such requirements have been established for Multi -Family attached projects ( Greenspot Village & Marketplace Specific Plan, Page 97- Exhibit 5- 6:

Single -Family Attached, Page 105 - Exhibit 5- 9: Multi -Family Attached).

Access and Circulation
Primary access to the development will be provided through Access " C", a future private street that will be signalized at Greenspot Road by the Rexco Development project. A secondary access point is proposed onto Boulder Avenue at the end of the Village Paseo, toward the southeast corner of the site. Additionally, there will be an emergency/ fire access gate at the southwest corner of the property connecting to the adjacent TREH development. The construction of interior roads, curbs and gutters within the community will be in accordance with the Specific Plan standards for both Single -Family Attached homes and Multi -Family residences. The City of Highland will be responsible for maintaining the new traffic signal at Eucalyptus Avenue and Boulder Avenue, lighting and public right -or -way and landscaped median along Boulder Avenue. Meanwhile, the complex management team shall be responsible for the internal roads, common open spaces, landscape buffers, parkway landscaping along Boulder Avenue, the Village Paseo, and community recreation areas.
-5-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
Elevations
The Applicant has also submitted architectural plans for the proposed residences.

The architecture consists of Spanish and Monterey influence with a combination of arched front patios wrought iron balcony railings, reddish -brown tone clay tile and composition shingle roofs, and two-tone stucco exteriors. The primary elevations are an off white color while the portions around the lower level windows and doorways are accented by a contrasting dark taupe tone ( Exhibit D — Building Elevations). As depicted by the architectural elevations, the color patterns of the buildings help to provide both aesthetic variety within the development but also a complement to the architecture found within the Rexco Development complex to the south, creating a cohesive feel within the Specific Plan.

Lastly, as specified by the plans, a decorative 6-foot high tubular -steel fence with stone -faced pilasters will be placed around the southern, eastern, and western perimeters of the development with an 8- foot tall block wall along the northern boundary, a design that is compliant with the Specific Plan.

Landscaping
Perimeter landscaping along the street -adjacent portions of the side of the development will feature groundcover that is comparable to the flora found along the rest of the Greenspot Corridor. The easterly side along Boulder Avenue will feature Crape Myrtle trees with Evergreen Pear trees scattered within for aesthetic diversity.

The southerly portion along with the Village Paseo will be adorned with California Sycamore trees with Coast Live Oak trees and Afghan Pine Trees scattered within and clusters of Raywood Ash Trees for additional floral diversity. The westerly and northerly boundaries of the complex will feature primarily Chinese Flame trees with clusters of Evergreen Pear and Afghan Pine Trees along the existing residential developments to the north. The primary access from Calhoun Road along will be lined with Fruitless Olive Trees and additional Coast Live Oak trees at the entrance.

Likewise, the Boulder Avenue access will feature Coast Live Oak Trees along both sides as well as the median ( Exhibit E — Conceptual Landscape Plan).

The responsibility and cost of ongoing maintenance of improvements is vital to the City of Highland. Alliance Residential will be conditioned to initiate the process of establishing a Community Facilities District ( CFD) prior to occupancy for maintenance and upkeep of the landscaping in the median and right- of-way and frontage along Boulder Avenue. The complex' s residents shall be required to provide the costs to maintain the CFD.
-6-
City Council Hearing of
August 9, 2022
SPR 22- 001 & DRA 22- 004
Parking
As previously mentioned, the proposed project is designed to offer the privacy aspect of living in a Single -Family home, with Townhomes offering attached two -car garages, while also offering the communal benefits of living in a Multi -Family complex, with Garden Flats featuring external unassigned carports and open stalls.

The table below explains Parking Regulations for the Greenspot Village & Marketplace Specific Plan:

Residential Use Required Number of Spaces
Multi - Family
Attached
Covered Uncovered Guest Total
1 Bedroom 1 4 2 1. 6
2 Bedroom 1 9 2 2. 1
3 Bedroom 1 1. 1 2 2. 3
The required number of parking spaces for the project is 1, 026; 546 covered spaces, and 480 uncovered spaces including guests. The project provided 639 covered spaces ( 267 garages and 372 carports) and 371 uncovered spaces; a total of 1, 010.

While the project substantially exceeds the required number of covered spaces, it is short overall by 21 spaces. These would fall into the uncovered category.

The Specific Plan allows a reduction in the number of spaces if it can be demonstrated that the number provided is suitable for the proposed residential complex. Staff' s analysis of the site layout, circulation, and land use can be adequately supported by the 1, 010 spaces proposed.

Amenities
The proposed development offers a variety of amenities for the community. In addition to the Village Paseo that spans the entire southern portion of the community, the complex offers two ( 2) community pools and a gym inside the clubhouse at the center of the property. Additionally, there are two ( 2) tot lots, two 2) dog parks, an entertainment terrace featuring bbq grills on the west end of the site as well as a dining terrace, citrus garden, and game lawn around the central club house. Per the development standards for Multi -Family Attached dwellings, there is a requirement of 50 square feet of private open space per unit and an additional requirement for public open space measuring 40% of the respective setback distances. The proposed design of the residences satisfies this requirement by providing private patios ranging in size from approximately 72 square feet to 79 square feet for the Garden Flats and approximately 56 square feet to 62 square feet for the Townhomes, depending on unit location. Regarding public open space around the perimeters of the building clusters, the Applicant has provided 15 feet of landscaping around each building and adjacent to the interior walkways of the -7-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
complex, satisfying the requirement for 40% of the 20-foot setback areas to be landscaped. Lastly, per the Greenspot Village & Marketplace Specific Plan, the Paseo along the southern portion of the site may be utilized to fulfill the landscape requirement at the front of the property. Thus, the landscaping and open space provided along the walking trail satisfies the requirement that 40% of this 75- foot setback area be landscaped.

Water Quality Management Plan
The Conceptual Water Quality Management Plan ( WQMP) was approved on February 10, 2022. The City' s Public Works Division has deemed the proposed site and landscape plans to be in substantial conformance with the Water Quality Management Plan ( WQMP) originally approved for Planning Area 2 of the Greenspot Village and Marketplace Specific Plan on February 1, 2013.

ENVIRONMENTAL REVIEW: The Certified Environmental Impact Report ( ENV 09- 003) State Clearinghouse Number 2008031058) and Supplemental Environmental Impact Report ( 19- 002) prepared for the Greenspot Village & Marketplace Specific Plan certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively, anticipated the buildout of Planning Area 2 with a large scale multi -family residential project with a density level between 20 and 30 dwelling units per acre. The 2019 SEIR addressed updated information regarding the potential presence of the endangered San Bernardino kangaroo rat.

Thus, the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 ( commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact -8-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan. As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no net increase in trip generation in the overall Specific Plan area as discussed and evaluated in the March 15th, 2022 Urban Crossroads Trip Generation Assessment for Greenspot Village Planning Area 2 PA 2)." Further, the 2021 Specific Plan Revision ( SPR 06- 01A) by TREH Partners, LLC had reduced the originally envisioned commercial area within the Greenspot Village & Marketplace Specific Plan by approximately 2 acres and thereby reduced the comparative trips generated by the commercial use. City Staff concurs with the evaluation and assessment made by Urban Crossroads that states " the proposed additional 146 dwelling units could be supported within the analysis conducted in the 2013 Focused Analysis." This proposed Specific Plan Revision ( SPR 22- 001) by Alliance Residential California to increase the residential count within the Specific Plan is offset by the reduction in commercial trips that were reduced when TREH removed the commercial area to be developed. As such, none of the events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

In compliance with the Mitigation Monitoring and Reporting Programs ( MMRP) adopted concurrently with ENV 09- 003 and ENV 19- 002, a current project -specific Biological Resource Study and Noise Study shall be prepared prior to the issuance of grading permits and building permits, respectively, as required by the MMRPs to check for the presence of the San Bernardino Kangaroo Rat and to provide details on sound levels. -9-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
Noise Study
As required by the Greenspot Village & Marketplace Specific Plan Environmental Impact Report and Supplemental Environmental Impact Report, the Applicant will be required to conduct a site specific Noise Study prior to the issuance of building permits. Per the two ( 2) EIRs, short term impacts of project -related noise shall not exceed a 65 dBA CNEL noise standard outside the allotted construction hours of 7am to 7pm. Additionally, no excessive ground -borne vibration or noise may be generated by the proposed residential development after completion.

Existing homes to the north of the project site may be temporarily affected by short- term noise impacts associated with the transport of workers, the movement of construction materials to and from the project site, ground clearing, excavation, grading, and building activities. Noise reduction mitigation measures to further reduce construction noises via limited construction hours, limited equipment idling times, and rattling noise prevention have also been addressed in the Greenspot Village & Marketplace Specific Plan Environmental Impact Reports and Mitigation Monitoring and Reporting Programs.

Biological Resource Study
The Greenspot Village & Marketplace Specific Plan Environmental Impact Report and Supplemental Environmental Impact Report had previously determined that the proposed development would not have a substantial impact on sensitive species including, but not limited to burrowing owl, California homes lark, or northwestern San Diego Pocket Mouse. The development would not pose a negative impact on the riparian habitat either. However, Biological Resource Mitigation Measures for the Supplemental Environmental Impact Report include conducting a Small Mammal Trapping Survey to determine the presence of the San Bernardino Kangaroo Rat.

Per the Supplemental EIR, this survey shall be conducted and completed prior to the issuance of grading permits.

PLANNING COMMISSION REVIEW: On July 5, 2022, the Planning Commission held a public hearing at which Staff conducted its presentation on the proposed amendment to the Greenspot Village & Marketplace Specific Plan and subsequent residential development ( Attachment 4 — Planning Commission Minutes from July 5, 2022 Meeting). Staff explained that the Specific Plan currently permits a range of 500- 700 units in Planning Area 2 and 100- 300 units in Planning Area 3. As aforementioned, there is an approved 200- unit Multi -Family residential complex within Planning Area 3 by Rexco Development and an additional 200 Multi -Family residential units approved for construction in Planning Area 2 by TREH Partners, LLC. With the current cap at 800 units, the Specific Plan only allows for the construction of an additional 400 residences.

At a minimum of 20 dwellings per acre, this 25 acre parcel would require the -10-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
construction of 500 dwellings to achieve the minimum density within the Planning Area should the entire site be utilized as multi -family housing.

With regard to the 546- unit residential complex itself, the Planning Commission brought up a few directives for the Applicant to incorporate into the site design. To begin, the Applicant had initially proposed composition shingle roofs on both the Garden Flats and Townhomes, which feature Monterey and Spanish influenced elevations, respectively.

The Planning Commission has directed the Applicant to include flat clay tiles on the Garden Flats and " S" barrel clay tiles on the Townhomes to provide a more upscale appearance.

Another item of discussion was for some additional architectural elements and accents around each of the building clusters. In particular, the Planning Commission directed the Applicant to include wrought iron accents and designs on the short sides of the Garden Flats as well as the entire frontage of the Recreation Building that faces community walkways and central recreation areas. The Commissioners also directed the Applicant to modify the support beams on the exterior canopies at the side exits on the Garden Flats. Increasing the circumference of the posts would not only give the canopy a more robust appearance but also allow the Applicant to incorporate some additional accent design elements.

As the July 5, 2022 Planning Commission Hearing was an opportunity for the general public to attend and comment on the project, several neighbors who reside just north of the project site did attend and express their concern about privacy and noise mitigation efforts. While the project had initially proposed a 6- foot tall tubular steel fence around the entire perimeter of the property, the Planning Commission accommodated the neighbors' concerns and directed the Applicant to construct an 8- foot tall CMU wall along the northern boundary of the site and install Afghan Pine Landscaping along the wall for increased privacy measures.

Lastly, the Planning Commission has expressed its desire to see a substantial entry statement at both the primary entrance off Access " C"/ Calhoun Road and at the secondary entrance from Boulder Avenue. The Planning Commission included a Condition of Approval for the Applicant to prepare revised signage for the development and subsequent Planning Commission Approval.
-11-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
The Planning Commission also provided several other directives that included incorporating Mediterranean design cues and accommodating a 2- foot setback along the northern boundary line between the detached garages and adjacent residential properties ( Attachment 5 — Planning Commission Directives). Following additional discussion regarding the apartment complex' s purpose and communal amenities, the Planning Commission adopted Resolution No. 2022- 013, recommending that the City Council introduce an Ordinance to amend the Greenspot Village & Marketplace Specific Plan ( SPR 22-001) and adopt a Resolution to approve Design Review Application ( DRA 22- 004).

SUMMARY: The proposed project is a residential development that is designed to offer the privacy aspect of living in a Single -Family home while also offering the communal benefits of living in a Multi -Family complex. Increasing the maximum dwelling count from 500- 700 to 500- 746 within Planning Area 2 and the total buildout number from 800 to 946 for the whole Specific Plan will allow for the residential density with Planning Area 2 to remain at 20- 30 du/ ac. Moreover, this project complies with the Specific Plan requirements and development standards for Single -Family Attached homes and provides a superior level of Multi -Family residential amenities, a walking trail, and recreation areas.

PUBLIC COMMENT: At the July 5, 2022 Planning Commission Hearing, several neighbors who reside just north of the project site were in attendance to express general concerns over their privacy, security, noise mitigation measures, and if they will be included in the Community Facilities District ( CFD) for the construction on Calhoun Road and Eucalyptus Avenue. The Planning Commission and Staff answered each of the residents' questions, ensuring that the Project had been thoroughly analyzed for its compliance with the Greenspot Village & Marketplace Specific Plan and Mitigation Monitoring & Reporting Program. Additionally, the Planning Commission accommodated the neighbors' concerns and directed the Applicant to construct an 8- foot tall CMU wall along the northern boundary of the site and install Afghan Pine Landscaping along the wall for increased privacy measures ( Exhibit F — Public Comments).

At the time of preparing this report for City Council, Staff had not received any further written comments.

EXHIBITS:

A) Area Map
B) Site Plan / Fire Access Plan / Open Space Plan
C) Floorplans
D) Building Elevations
E) Conceptual Landscape Plan
F) Public Comments
-12-
City Council Hearing of SPR 22- 001 & DRA 22- 004
August 9, 2022
ATTACHMENTS:
1) Greenspot Village & Marketplace Specific Plan ( Under Separate Cover) 2) Draft Planning Commission Minutes from July 5, 2022 Hearing 3) Planning Commission Resolution No. 2022- 013
4) Planning Commission Directives
5) City Council Ordinance No. to amend the Greenspot Village & Marketplace Specific Plan ( SPR 22- 001)
Exhibit 1: Proposed Specific Plan Amendments
6) City Council Resolution No. 2022- to approve Design Review Application DRA 22- 004)
Exhibit 1: Conditions of Approval ( DRA 22- 004)
Exhibit 2: Mitigation Monitoring & Reporting Program
-13-
Exhibit A:

Area Map
-14-
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Exhibit F:

Public Comments
-54-
Camille Goritz
From: ali bezo < flyingali@hotmail. com>
Sent: Saturday, July 2, 2022 1: 33 PM
To: Public Comment
Subject: Spr 22- 001
You don' t often get email from flyingali@hotmail. com. Learn why this is important at https:// aka. ms/ LearnAboutSenderldentification ]
EXTERNAL EMAIL: Do not click on links or open attachments unless you know the content is safe.

To whom this may concern,
I am a long time resident of city of Highland. I' ve seen almost every little change come and go in city of Highland since the beginning of the 90s. I' ve been a resident pretty much all my life started school here in second grade and moved for college Came back because because we own property here and started my family. Working with our Great state I' ve had the privilege of working throughout LA county, Orange County, Riverside County And San Bernardino County. Believe me when I say this cities with too many apartments and little retail entertainment businesses never a good outcome. My concern is having more apartments eventually apartments cause nothing good a new fancy apartment looks great and all for the first 10- 12 years after that you see apartments change and residents moving in that have different demeanor.

The city keeps excepting changes and having developers come in build more and more apartments while they' re living away far away from here perfect lifestyle while monopolizing on small cities like us. While we' re dealing with the wrath of what older apartments bring later.And these days newer ones also. New apartments bring tons of new residence many good and at the same time many bad. With limited sheriffs patrol the city of Highland crime rates going up in city of Highland. Limited schools students the future of America and Highland. You may sit there and say well it' s apartments not too many students will be moving in but there are more single parents this day in age unfortunately then they were decades ago. And as we all know kids grow into being teenagers and young adult. With little to do in city of Highland and next to no jobs. I don' t have to tell you the rest this can be bad concoction for any group of teenagers and adults with a little to do in the city we have no focus on youth no focus on retail or entertainment which can bring jobs to city of Highland and future model citizen. We keep growing as a residential only with absolutely little to none retail and jobs being introduced to the city. And yet we watch our neighboring cities keep growing in retail introducing more jobs and more recreational activities literally a stones throw away and yet city of Highland why are we different but highland has been doing nothing i' ve seen changes coming in Highland in the last 10 years that was it. But the past just sleep all these years focusing on residential. when people move in they need certain things to do and have entertainment and retail businesses to go why should we go spending our cash to other cities helping them grow bigger while we sit back and just have residential units going up brings absolutely no revenue to the city. And it' s not like where the biggest city but what land we have left we should focus on bringing in more retail and entertainment businesses. I' m far against having apartments lets not forget the traffics thousands of cars are going to be introduced to this area in constant rotations of residence. I would feel far more comfortable if one was to say these are going to be condominiums or houses. Take a look simple click with your thumb in cities that have more apartments and little businesses and retail along with entertainment you can see the outcome or what the future of Highland has to look forward to which is not good. Having 800 units it' s plenty even a thought too many so I ask you all future residents and residents of Highland please take a look at each other and do something that' s going to be beneficial to city of Highland. Not more apartments!
Thanks and have a pleasant day.
1 -55-
Camille Goritz
From: ali bezo < flyingali@hotmail. com>
Sent: Sunday, July 3, 2022 9: 46 PM
To: Public Comment
Subject: Local residents opposing apartments homes
You don' t often get email from flyingali@hotmail. com. Learn why this is important at https:// aka. ms/ LearnAboutSenderldentification ]
EXTERNAL EMAIL: Do not click on links or open attachments unless you know the content is safe.

Good evening,
I seen the plans for apartments home and I feel it' s invading our privacy I don' t like that fact I have to sit in own property while people are looking at me or my family whe have had our privacy for over 20 years and now this is not right I feel like we have been robbed. Of my privacy there needs to be a set back you should put parking behind my property I will not have this where I' m being pushed and invading my privacy.

Thanks and have a pleasant day.

I.
-56-
July 5, 2022
To: City of Highland Planning Commission
Re: Greenspot Village and Marketplace Specific Plan proposed revisions Dear Commissioners and staff,
As a resident of Calhoun Rd and Eucalyptus Ave in Highland, our families have lived here for many years and have been aware of the proposed project throughout its many different forms. This latest revision gives us can for concern and an opportunity for the developer and the city to address those concerns.

Firstly, we were only made aware of the latest revision in a mailed notice received by us on July 1, 2022. We have reviewed this revision and note several changes in planning area 2 that directly or indirectly affect our properties as well those of our neighbors.

In the previous plan approved by the city council, the area closest to our properties was depicted as parking and other less intense uses at our property lines. The new revision indicates 3 story residential rental units will be adjacent to our side yard areas. Our concerns are outlined as follows:

1. The site plan does not show any type of fence or garden wall structures at our property lines. What is the intended type of perimeter fencing proposed to separate our properties from the new project?

2. The landscape plan does show proposed vegetation as a buffer at these same locations but does not indicate if there are any lights proposed that will illuminate our homes and yards at night. What is the plan for lighting at these locations?

3. We are unclear whether our properties are included within the Specific Plan area.

Previous site maps of the Specific plan area showed our properties within the area and the current amendment seems to show our properties outside of the Specific Plan area.

Which is correct?

4. If we are in the Plan area, there is language to suggest that our properties will be subject to the Specific Plan ordinance in the future. Will this restrict our current residential land use or is it only if a new use or density is proposed in the future for our properties?

5. There are indications that Eucalyptus and Calhoun will be widened to a great degree wider than they are currently built. If a 44 ft. street width plus sidewalk width is to be built, then who is to pay for and maintain them? Who will pay for and reimburse our loss of property, fencing, driveways, landscaping, etc.? Will we be requested to annex to the city' s Lighting and Landscaping District?

6. Some of our homes are still on septic systems. Will we be required to connect to the East Valley Water District' s sewage collection system? If so, how will that be accomplished/ Who will pay for the physical connections, abandonment of the old system and payment for system capacity charges and connection fees?

7. In regard to the 1000+ unit project, what is being done for the already overpopulated schools and acquiring additional staff for emergency services? What about entertainment?
We are not in opposition to the new project. To the contrary, we believe it will add a new upscale appeal to the city and our area. However, our ask is that along the current resident property lines, is to have parking and a 2 story building that does not tower and overlook into the current resident homes.

To ensure the quiet enjoyment of the long- term ownership of our homes, we respectfully request these issues be answered before this amendment is approved. We do not believe we should be burdened with the cost of this new development, nor should our property be burdened by any negative outcomes as a result of its approval and development.

Respectfully Submitted.

The Impacted Residents
-57-
Attachment 1:

Greenspot Village & Marketplace Specific Plan
Under Separate Cover)
-58-

SPECIFIC PLAN
June 2013
Greenspot Village & Marketplace Specific Plan
Prepared for:

City of Highland
27215 Baseline Street
Highland, CA 92346
Submitted by:

Mission Development Company, LLC
Neighborhood Creators
1030 Nevada Street, Suite 201
Redlands, CA 92374
Prepared by:

MIG | Hogle-Ireland
1500 Iowa Avenue, Suite 110
Riverside, CA 92507
June 2013
Acknowledgements
City of Highland City Council
City of Highland Planning Commission
City of Highland Project Team
Larry McCallon
Penny Lilburn
Sam Racadio
Jody Scott
John P. Timmer
Randall Hamerly
Trang Huynh
John Gamboa
Richard Haller
Milton Sparks
Michael Stoffel
Michael Willhite
Joseph Hughs, City Manager
John Jaquess, Community Development Director
Ernie Wong, Public Works Director/City Engineer
Kim Stater, Economic Development Specialist
Bruce Meikle, Senior Planner
Lawrence A. Mainez, City Planner

TABLE OF CONTENTS
Table of Contents

1. Introduction ............................................................................................................................................... 1

1.1. Specific Plan Purpose ........................................................................................................................... 1

1.2. Planning Authority ......................................................................................................................... 2

1.3. Specific Plan Objectives ................................................................................................................ 3

1.4. Specific Plan Summary .................................................................................................................. 5

1.5. Specific Plan Setting ...................................................................................................................... 6

1.6. General Plan and Development Code Consistency ................................................................ 8

2. Land Use Plan...........................................................................................................................................19

2.1. Introduction................................................................................................................................... 19

2.2. Residential Dwelling Unit Limitation..................................................................................... 19

2.3. Summary of Land Uses................................................................................................................ 19

2.4. Land Use Plans..............................................................................................................................22

2.5. Conceptual Land Use Plan - Scenario Two ............................................................................26

3. Circulation Plan...................................................................................................................................... 35

3.1. Introduction................................................................................................................................... 35

3.2. Vehicular Circulation & Access................................................................................................ 35

3.3. Non-Vehicular Circulation & Access......................................................................................40

3.4. Village Paseo/Multi-Purpose Trails..........................................................................................40

4. Infrastructure Plan..................................................................................................................................51

4.1. Water ...............................................................................................................................................51

4.2. Sewer ................................................................................................................................................51

4.3. Solid Waste.....................................................................................................................................51

4.4. Storm Water Drainage ................................................................................................................52

4.5. Utilities ...........................................................................................................................................52

4.6. Public Services...............................................................................................................................59

TABLE OF CONTENTS
ii

5. Use and Development Standards.........................................................................................................61

5.1. Purpose ............................................................................................................................................61

5.2. Land Uses ....................................................................................................................................... 62

5.3. Permitted Uses .............................................................................................................................. 62

5.4. Development Plans ........................................................................................................................ 71

5.5. Commercial and Mixed Use Development Standards ......................................................... 77

5.6. Residential Standards .................................................................................................................. 85

5.7. Additional Development Standards ....................................................................................... 108

5.8. Sign Standards (for more information see Section 6.5 of the Design Guidelines) ........ 112

5.9. Defensible Space Guidelines .....................................................................................................115

6. Design Guidelines.................................................................................................................................. 117

6.1. Purpose and Intent...................................................................................................................... 117

6.2. Commercial & Mixed-Use Design Guidelines ..................................................................... 117

6.3. Residential Design Guidelines..................................................................................................133

6.4. Parking Structure Design Guidelines .....................................................................................161

6.5. Signage and Environmental Graphics Program................................................................... 162

7. Landscape Guidelines.......................................................................................................................... 199

7.1. Overall Landscape Concept ..................................................................................................... 199

7.2. Open Space Concept................................................................................................................. 202

7.3. Commercial Landscape Concept ........................................................................................... 202

7.4. Residential Landscape Concept..............................................................................................203

7.5. Edge Treatments......................................................................................................................... 215

7.6. Parking Lot Landscaping.......................................................................................................... 215

7.7. Community Walls and Fences ................................................................................................ 216

7.8. Paving............................................................................................................................................ 221

7.9. Site Furniture .............................................................................................................................. 221

7.10. Planting Design ........................................................................................................................... 221

7.11. Plant Material............................................................................................................................. 224

TABLE OF CONTENTS
iii

7.12. Plant Palette................................................................................................................................ 226

7.13. General Landscape Provisions.................................................................................................259

7.14. Irrigation Systems ..................................................................................................................... 260

8. Implementation Plan ........................................................................................................................... 261

8.1. Phasing .......................................................................................................................................... 261

8.2. Financing and Fees ..................................................................................................................... 261

8.3. Project Maintenance .................................................................................................................. 265

9. Administration ...................................................................................................................................... 267

9.1. General Provisions ...................................................................................................................... 267

9.2. Specific Plan Revisions..............................................................................................................268

9.3. Permits ..........................................................................................................................................270

9.4. General Plan Consistency.........................................................................................................270 Appendix A: General Plan Consistency ....................................................................................................271 Land Use Element...................................................................................................................................... 271 Housing Element........................................................................................................................................274 Circulation Element ..................................................................................................................................275 Conservation and Open Space Element................................................................................................276 Public Health and Safety Element.......................................................................................................... 277 Community Design Element ...................................................................................................................278 Appendix B: Definitions...............................................................................................................................285

TABLE OF CONTENTS
Exhibits
iv
Exhibit 1-1: Regional / Context Map ............................................................................................................ 13 Exhibit 1-2: Aerial Photograph / Specific Plan Area ................................................................................. 15 Exhibit 1-3: Existing General Plan Land Use Designations .................................................................... 17 Exhibit 2-1: Conceptual Land Use Plan, Scenario 1 ................................................................................. 29 Exhibit 2-2: Conceptual Land Use Plan, Scenario 2 ................................................................................. 31 Exhibit 2-3: Conceptual Site Plan ................................................................................................................ 33 Exhibit 3-1: Conceptual Circulation Plan .................................................................................................. 43 Exhibit 3-2: Conceptual Street Sections (Collector Streets) ................................................................45 Exhibit 3-3: Conceptual Street Sections (Primary Arterial & Modified Primary Arterial) ............ 47 Exhibit 3-4: Conceptual Trails Plan............................................................................................................49 Exhibit 4-1: Conceptual Infrastructure: Water and Sewer Plan .......................................................... 55 Exhibit 4-2: Conceptual Infrastructure: Gas and Electrical Plan.......................................................... 57 Exhibit 5-1: Planning Area 1 – Highland Marketplace ............................................................................. 79 Exhibit 5-2: Planning Area 3 – Village Center ............................................................................................81 Exhibit 5-3: Single-Family Detached Courtyard – 4-8 Pack .................................................................. 87 Exhibit 5-4: Single-Family Detached Courtyard....................................................................................... 89 Exhibit 5-5: Single-Family Detached (Alley/Rear Loaded) .................................................................... 93 Exhibit 5-6: Single-Family Attached............................................................................................................ 97 Exhibit 5-7: Single-Family Attached Greencourt......................................................................................99 Exhibit 5-8: Single-Family Attached Motorcourt.................................................................................... 101 Exhibit 5-9: Multiple-Family Attached..................................................................................................... 105 Exhibit 6-1: Conceptual Recreational Amenities ................................................................................... 159 Exhibit 6-2: Conceptual Signage Location Plan......................................................................................173 Exhibit 6-3: Freeway Pylon Sign..................................................................................................................175 Exhibit 6-4: East Gateway Monument Sign .............................................................................................177 Exhibit 6-5: Multi-Tenant Monument Sign..............................................................................................179

TABLE OF CONTENTS
Exhibit 6-6: Pad Monument Sign ................................................................................................................ 181 Exhibit 6-7: Vehicular Directional Sign......................................................................................................183 Exhibit 6-8: Pedestrian Directional Signs ................................................................................................. 185 Exhibit 6-9: Pedestrian Directory Signs ..................................................................................................... 187 Exhibit 6-10: Pageantry Signs ...................................................................................................................... 189 Exhibit 6-11: Regulatory Signs ...................................................................................................................... 191 Exhibit 6-12: Interpretive/Exploratory Signs ........................................................................................... 193 Exhibit 6-13: Tenant Identity Sign Examples .......................................................................................... 195 Exhibit 6-14: Gateway Sign Examples ........................................................................................................ 197 Exhibit 7-1: Residential Villages Conceptual Landscape Plan .............................................................205 Exhibit 7-2: Conceptual Landscape Plan: Recreation Areas ................................................................207 Exhibit 7-3: Conceptual Landscape Plan: Paseo and Entry Point .......................................................209 Exhibit 7-4: Conceptual Landscape Amenities ........................................................................................ 211 Exhibit 7-5: Conceptual Landscape Plan: Residential Villages Plant Palette ................................. 2113 Exhibit 7-6: Perimeter Fence and Wall Plan............................................................................................ 219 Exhibit 7-7: Conceptual Roadway Landscape Plan: Greenspot Road...............................................229 Exhibit 7-8: Conceptual Landscape Plan: Major Entry ......................................................................... 231 Exhibit 7-9: Conceptual Landscape Plan: Minor Entry.........................................................................233 Exhibit 7-10: Conceptual Roadway Landscape Plan: Boulder Avenue............................................... 237 Exhibit 7-11: Conceptual Roadway Landscape Plan: Webster Street ................................................239 Exhibit 7-12: Conceptual Roadway Landscape Plan: Calhoun Street (Interim Condition) .........243 Exhibit 7-13: Conceptual Roadway Landscape Plan: Calhoun Street .............................................. 245 Exhibit 7-14: Conceptual Roadway Landscape Plan: Eucalyptus Street.......................................... 249 Exhibit 7-15: Conceptual Roadway Landscape Plan: Promenade ....................................................... 251

TABLE OF CONTENTS
Tables
vi
Table 1-1: Zoning Designations ...................................................................................................................... 11 Table 2-1: Planning Areas and Land Uses, Scenario 1 ............................................................................... 23 Table 2-2: Planning Areas and Land Uses, Scenario 2 ............................................................................ 26 Table 5-1: Permitted Uses .............................................................................................................................. 64 Table 5-2: Commercial Development Standards ...................................................................................... 78 Table 5-3: Commercial and Mixed Use Parking Requirements............................................................ 83 Table 5-4: Single-Family Detached..............................................................................................................86 Table 5-5: Single-Family Detached (Alley/Rear Loaded)........................................................................91 Table 5-6: Single-Family Attached ..............................................................................................................95 Table 5-7: Multiple-Family Attached ....................................................................................................... 103 Table 5-8: Residential Parking Requirements .........................................................................................107 Table 6-1: Spanish Colonial Style Elements..............................................................................................138 Table 6-2: Monterey Style Elements ..........................................................................................................141 Table 6-3: Craftsman Bungalow Style Elements .................................................................................... 144 Table 6-4: Folk Victorian Style Elements ................................................................................................ 147 Table 6-5: Colonial Revival Style Elements............................................................................................. 150

INTRODUCTION

1. INTRODUCTION
Li. Specific Plan Purpose
“The Greenspot Village & Marketplace Specific Plan” (Specific Plan) provides a land use plan (for two potential development scenarios), design guidelines, and development regulations for a mixed-use development within approximately 104-acres of the Golden Triangle Community Policy Area of the City of Highland. The Specific Plan includes retail, office, entertainment and restaurant development, designated open space and residential units.

The Specific Plan defines the uses that are permitted and their locations, as well as the design guidelines for buildings and related improvements on the site. The Specific Plan ensures that the area develops in a coordinated fashion with adequate consideration of infrastructure, services, public safety, and project financing.

The purpose of the Specific Plan is:

To implement the goals and policies of the General Plan of the City of Highland through more detailed, site-specific use and development standards; To establish new zoning designations for the Specific Plan area that recognize its unique place in the Highland community;
To establish design principles for the Specific Plan area; and To set the standard for amenities provided and the quality of development within the Specific Plan area.

Tentative and final tract maps, and parcel map(s) or development plans shall be prepared and submitted to the City pursuant to the applicable provisions of the State of California Subdivision Map Act (Government Code Sections 66410 et seq.), the City of Highland Subdivision Ordinance, the City of Highland Development Code and consistent with the applicable

INTRODUCTION

1.2. Planning Authority

1.2.1. State of California Government Code Consistency
provisions contained within the Specific Plan. The development plans shall be submitted for City review prior to development of the Specific Plan area.

Section 65450 et seq. of the Government Code sets forth basic requirements and provisions for specific plans. The Government Code specifically states:
“After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan.” Section 65451 of the Government Code requires that specific plans include text and a diagram or diagrams that specify all of the following:

The distribution, location and the extent of the uses of land, including open space within the area covered by the plan;
The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;
Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;
A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the specific plan; A statement of the relationship of the specific plan to the general plan.

INTRODUCTION

1.3. Specific Plan Objectives

1.3.1. Community Design

1.3.2. Land Use
3 The Specific Plan is designed to meet the requirements of the State of California Government Code and the City of Highland General Plan. The Specific Plan is adopted by ordinance and thereby establishes the zoning regulations for the development of the Specific Plan area.

This Specific Plan addresses long term objectives, including the expansion of the City’s economic base and meeting future commercial and residential housing needs. The following objectives, achieved through implementation of the Specific Plan, have been identified for the Specific Plan area:

To preserve a distinguishable community identity by creating an architectural image that builds upon Highland’s historic link to the citrus industry.

To create an identifiable “sense of place” within the City by using community landscaping, architectural design and signage to define the commercial, mixeduse and residential planning areas.

To create a visually attractive development through consistent application of architectural and landscape standards/guidelines that will encourage commercial sales and a unique residential experience.

To provide easy pedestrian connections between residential neighborhoods and shopping opportunities.

To create a focal point of retail, commercial, and recreational activity for the local community as well as for residents, businesses and visitors from throughout the area.

To provide high quality housing that will attract a broad spectrum of residents, including attractive, modern, upper end housing that will provide “move-up”

INTRODUCTION

1.3.3. arculation

1.3.4. Open Space
opportunities for local residents within the Specific Plan vicinity and the City of Highland.

To establish distinctive residential neighborhoods, each with safe and convenient pedestrian access to a central open space area, as well as to commercial opportunities.

To establish a well-balanced and carefully planned collection of specialized and general retail uses that can take full advantage of the site’s visibility and accessibility from State Route 210 (SR210).

To provide daytime and nighttime shopping and entertainment opportunities in a safe and secure environment.

To create employment-generating opportunities for the citizens of Highland and surrounding communities.

To augment the City’s economic base by providing a variety of sales taxgenerating uses which minimize the leakage of sales from Highland.

To provide for safe and efficient vehicular, pedestrian, and bicycle movement within and through the Specific Plan area.

To provide safe and convenient pedestrian and bicycle connections between residential neighborhoods, the open space areas and commercial uses within the Specific Plan area.

To augment major roadway improvements along Greenspot Road and Boulder Avenue.

To encourage outdoor activity by providing trails and open space that is connected by pedestrian walkways to residential and non-residential areas.

Landscaped medians and crosswalks
provide safe and efficient vehicular and
pedestrian movement.

INTRODUCTION

1.4. Specific Plan Summary
The Specific Plan area is located east of State Route 210, off of Boulder Avenue and Greenspot Road in the City of Highland. The Specific Plan area is developed with a complementary mix of residential, commercial/retail, and office uses all linked by a central Village Paseo. Development plans include two potential land development scenarios, depending upon the ultimate size of the Specific Plan area pending potential acquisition of additional property. This Specific Plan allows for the development of up to 769,600 square feet of building space and 800 residential units. The Specific Plan is designed to provide a broad range of commercial opportunities and a variety of housing types, styles, and sizes that attract a diversity of residents into a well-balanced, masterplanned community.

The site is divided into three (3) sections based on unique land use, access and circulation requirements. These sections of the site are hereafter referred to as “Planning Areas,” and are shown on Exhibit 2-1, Land Use Plan. The residential Planning Area (Planning Area 2) allows a variety of residential opportunities designed with sufficient recreation facilities to serve the residents of the Specific Plan area. The remaining two Planning Areas (Planning Areas 1 and 3) are developed with mixed-use and commercial land uses. The Specific Plan is designed to provide flexibility in the arrangement of land uses to respond to the market at the time development occurs.

For the entire Specific Plan area, a dwelling unit cap of 800 units has been assigned.

Additionally, a maximum number of dwelling units to be constructed in Planning Areas 2 and 3 have been established. Total dwelling units in the entire Specific Plan area shall not exceed 800 units. For example, if 525 units are developed in Planning Area 2, then the total number of units developed in Planning Area 3 cannot exceed 275 units.

INTRODUCTION

1.5. Specific Plan Setting

1.5.1. Specific Plan Location

1.5.2. On-Site Land Uses
The Specific Plan area is located in the City of Highland, California. The City of Highland is located in the southwestern corner of San Bernardino County, north of the Santa Ana River and the Cities of Redlands and Loma Linda and between the City of San Bernardino and the San Bernardino National Forest. Exhibit 1-1, Regional/Vicinity Context Map, provides the location of the Specific Plan area in its regional context.

Exhibit 1-2, Aerial Photograph, provides an aerial photograph depicting the existing conditions of the Specific Plan area. As shown, Scenario One encompasses approximately 104-acres, and includes an approximate 21-acre parcel currently owned by the San Bernardino County Flood Control District (SBCFCD). Scenario Two totals approximately 83-acres. The majority of the Specific Plan area is located within the 165-acre Golden Triangle Community Policy Area of the City of Highland, County of San Bernardino, California. Nestled between the City’s two creeks, the Golden Triangle is located in the southwestern central portion of the City and is bounded by the City Creek drainage channel on the northwest, SR210 on the west, Plunge Creek on the south, and Boulder Avenue on the east/northeast. The Specific Plan area is generally bounded by Greenspot Road (formerly 5th Street) on the south, Eucalyptus Avenue on the north, Boulder Avenue on the northeast, Webster Street on the east, the City Creek drainage channel on the northwest, and SR210 on the west.

The approximate 83-acres, which is included in land development plans for both Scenario One and Scenario Two (see Exhibit 1-2), is relatively flat and generally slopes downward toward the west at a gradient of approximately one to two percent. Elevations within this portion of the property range from approximately 1,215 feet above mean sea level (msl) in the western portion of the site to 1,265 feet above msl in the eastern portion of the site.

INTRODUCTION
7 Existing occupied single-family residential dwelling units are located in the northern portion of the Specific Plan area. Access to these residences is provided via Eucalyptus Avenue (paved road) and Calhoun Street (partially paved road). A single-story commercial building is located on an isolated parcel in the southeastern portion of the Specific Plan area. Access to the building is provided via an access drive along Webster Street. The building is occupied by a convenience store, an insurance business, and a beauty salon. A small surface parking area is located adjacent to the commercial building. Just north of the commercial building are a handful of small singlestory commercial and storage/warehouse buildings. One of the commercial buildings is occupied. The remainder of the commercial buildings and the storage/warehouse buildings are vacant. Access to these buildings is provided via an unpaved road along Webster Street. A large paved area is located adjacent to these commercial and storage/warehouse buildings. This paved area was utilized for the storage of large containers/bins.

Under Scenario One, the Specific Plan area includes the approximate 21-acre flood control property. During the rain storms following the October 2003 wildfires in Southern California, City Creek had been subject to substantial damage and sedimentation. The San Bernardino County Flood Control District identified a serious threat of property damage and risks to public health and safety in the Specific Plan vicinity and began emergency clean up work in City Creek, immediately adjacent to the Specific Plan area. The material removed from the creek was stock piled and processed within flood control owned parcels located north of Greenspot Road, east of SR210, adjacent to City Creek. The approximate 21-acre flood control property included under Scenario One was a part of the stock pile area. All of the sediment stock pile was removed by 2006 and all that remains is compacted dirt devoid of any vegetation. The City has entered into an agreement with the County to buy the stock pile area. As a result, an agreement has been entered into between the City and Greenspot Marketplace LLC to negotiate purchase of the stockpile area by Greenspot Marketplace LLC.

INTRODUCTION

1.5.3. Surrounding Land Uses

1.6. General Plan and Development Code Consistency
South of the Specific Plan area, across Greenspot Road, is vacant land, a commercial center with Lowes and Staples as anchor tenants, a mini-storage facility, and a Southern California Edison (SCE) substation. East of the site across Webster Street is a triangular shaped strip commercial center consisting of a carwash facility, gas station, a restaurant, and other commercial uses.

Northeast of the site, across Boulder Avenue, are vacant land and the Highland Grove Elementary School and Beattie Middle School. North of the site, across Eucalyptus Avenue, are vacant land and two occupied single-family residential dwelling units. South of Eucalyptus Avenue there are eight occupied single-family residential dwelling units that are included in the Specific Plan area but are not owned by the developer. West and northwest of the site are the City Creek and SR210. Surrounding land uses are depicted on Exhibit 1-2, Aerial Photograph.

The Specific Plan serves as the planning tool for the systematic implementation of the City of Highland General Plan. The Specific Plan was developed based on important guiding principles set forth in the Highland General Plan and is in compliance with provisions of the General Plan.

The current General Plan land use designations of the Specific Plan area are Planned Development (PD) and Open Space (OS) for Scenario One and PD for Scenario Two per the City’s General Plan Land Use Element (Exhibit 1-3, General Plan Land Use Designations).

Within the PD designated areas, all residential land uses are considered to be appropriate, as are support uses (e.g., open space and recreation, public facilities, commercial, and all employmentgenerated uses) that may be appropriate, subject to applicable General Plan policies and ordinances of the City of Highland. Pursuant to the General Plan, development within PD areas is processed through the use of a specific plan, a planned unit development, a conditional use permit, or a similar device. The preparation of a specific plan, therefore, is consistent with the General Plan and no amendment is required for the PD designated portion of the site. The portion of the Specific Plan area designated as OS requires a General Plan Amendment to change

INTRODUCTION
9 the current designation from OS to PD. As such, a General Plan Amendment was adopted concurrently with the adoption of this Specific Plan.

As envisioned, the Specific Plan attains the City’s General Plan objectives for the Golden Triangle Community Policy Area of which it is a part. The General Plan recognizes unique development opportunities for this policy area because of its access, visibility, size, and location. The General Plan's intent for this area is to "facilitate a master-planned, mixed-use type of development large enough to cater to residential, retail, and office uses within a well-coordinated group of individually designed projects." The Specific Plan area encompasses approximately 104-acres and 83-acres (Scenario One and Two, respectively) of this policy area and involves the development of a master planned community consisting of mixed uses as described in the General Plan.

It is important to note that the Specific Plan serves as a mechanism to implement the City’s 2006-2014 Housing Element. The northern portion of the Specific Plan area (Planning Area 2) was identified as an opportunity site within the Housing Resources section of the Element and in 2011 the City adopted a Residential High Density Special (HDS) zoning overlay for that portion of the Specific Plan area. The HDS zoning overlay permits 20 – 30 residential units per acre by right. This Specific Plan is designed to comply with and help to implement the HDS zoning overlay. The Specific Plan proposes housing at minimum 20 units per acre, higher than any other development in the City, and facilitates potentially affordable housing by permitting mixed use and higher density residential uses by right-of-zone, where similar uses at lower densities elsewhere in the City require a conditional use permit to evaluate compatibility. Innovative housing products permitted by right in the Specific Plan include row houses, condominiums, live/work units, apartments, and townhomes. The adoption of the Specific Plan is crucial to ensure the City can accommodate its 2008-2014 RHNA allocation and to facilitate the development of a variety of housing types. Further compliance with the City of Highland General Plan is demonstrated in Appendix A of this Specific Plan. This Specific Plan establishes Zoning Designations to be implemented within the Specific Plan area.

INTRODUCTION
10 The Specific Plan accomplishes the purposes of the Planned Development, Golden Triangle Policy Area set forth in Section 16.12.010 of the City of Highland Municipal Code. Section

16.12.010 of the City of Highland Municipal Code establishes the provisions for the Planned Development District. It is stated that purpose of the Planned Development District is:

To establish regulations which implement the General Plan goals, objectives and policies which provides for superior development by allowing a greater degree of design and land use flexibility within the framework of a site specific development plan.

To establish procedures which provide for large scaled, multi-phased residential, commercial or industrial mixed use developments. These provisions permit the clustering of units, the mixing of land use and building types and the formulation of specific development standards and design criteria which respond to the particular features or conditions affecting the site.

INTRODUCTION
The PD and OS zoning designations for the Specific Plan area per the City’s Zoning Map converts to a Specific Plan zone, which designates permitted land uses. For each Planning Area within the Specific Plan, potential land uses are classified as permitted, conditionally permitted, prohibited, temporary, or accessory uses. Development standards and design guidelines for each Planning Area are also detailed in the Specific Plan. Current and proposed Specific Plan zoning designations are shown in Table 1-1. The Specific Plan Zoning Designations are illustrated in Exhibits 2-1 and 2-2.

Table 1-1: Zoning Designations
Specific Plan
Component
Zoning Designation
Prior to Adoption of Specific Plan After Adoption of Specific Plan Planning Area 1 -
Highland Marketplace
Planned Development (PD)
& Open Space (OS) – Scenario One
Planned Development (PD) –
Scenario Two
SPR-006-001
Planning Area 2 -
Residential Villages
Planned Development (PD)
& Open Space (OS) – Scenario One
Planned Development (PD) –
Scenario Two
SPR-006-001
Planning Area 3 - Village CenterPlanned Development (PD) – Both scenarios SPR-006-001

INTRODUCTION
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Exhibit 1-1: Regional / Context Map

INTRODUCTION
Muscoy. ar)
Crestline. °Lake Arrowhead
''Big Bear
°Arrowhead Lake
Highlands
aRunning Springs
Big Bear
San Bernardino
National Forest
Bloomingten. Colton. Loma
Menton°
® Rubidoux
Glen Avon
Riverside
Santa Ana Rm.,
Norco
a
aLinda
O Redlands°
Grand
Terrance
a •
Calimesa
CP Cherry Valley
Moreno Valley
CeTi o-` Beaumont° Banning.

Yucaipa.
0 2000 Microsoft Corp. audits Its supplies. all rights resumed.

Rancho Cucamonga
C)
Fontana
San
BernardinoHighland 0,-
a aCP * East Highlands Ranch
• • Specific Plan Area
San Gorgonio
Wilderness
Palm Avenue
Base Line Road Base Line Road
Victoria Avenue
East Highlands
Ranch
5th Street
3rd Street
0 Rol/and Grave
Elementary
Beattie Middle
° School
Eucalyptus Ave
y40
e 5
Specific
Plan Area
Greenspot Road
,an Bernardino
Intl Airport
0 2000 Microsoft Corp, and/or its suppliers. all eghts reserved.

Orange Street
Sant
Regional Context Map
Vicinity Map
13 INTRODUCTION
[This page intentionally left blank]
Exhibit 1-2: Aerial Photograph / Specific Plan Area

INTRODUCTION
'15
[This page intentionally left blank]

INTRODUCTION
16 [This page intentionally left blank]
Prig'
oiee*
Scenario 2
Scenario
N
5th St Greenspot Road
Exhibit 1-3: Existing General Plan Land Use
Designations DUCT1ON
Legend
General Commercial
= Low Density Residential
E Medium Density Residential
Open Space
CI Planned Commercial
= Planned Development
= Public/Institutional
Specific Plan Area
Source. City of Highland General Plan,
Updated March 14, 2006
17 INTRODUCTION
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LAND USE PLAN

2. LAND USE PLAN

2.1. introduction

2.2.Residential Dwelling Unit Limitation

2.3.Summary of Land Uses

2.3.1. Planning Area 1 - Highland Marketplace
19 The Specific Plan allows up to 769,600 gross square feet of retail, office, entertainment and restaurant development, 800 dwelling units and open space. The Specific Plan provides employment, shopping, dining, entertainment, office space, recreation and housing opportunities. The goal is to create an environment catering to the needs of residents with differing lifestyles. Pedestrian pathways, signage, and landscaping provide a unifying element for the Specific Plan and work in concert with the adjacent uses to create a new gathering place for the residents of Highland and surrounding communities.

The maximum number of units to be developed in the entire Specific Plan area shall not exceed 800 units. Dwelling units may be transferred between Planning Areas 2 and 3. For example, if 525 units are developed in Planning Area 2, then the total number of units developed in Planning Area 3 cannot exceed 275 units. Similarly, if 300 units are developed in Planning Area 3, then the total number of unit developed in Planning Area 2 cannot exceed 500 units. Allowing flexibility for the number of residential units to be developed in the Planning Areas provides the opportunity to meet market demands. At the same time, the limit on the total number of units gives assurance to decision-makers and the community that the Specific Plan preserves open space, provides amenities, and promotes the village and mixed use design concepts for Planning Areas 2 and 3.

Neighborhood, community and sub-regional commercial uses are conveniently located adjacent to the SR210 freeway with direct access from Greenspot Road. This location provides high Residential, commercial, and mixed uses are
accommodated in the Specific Plan area.
20 LAND USE PLAN

2.3.2. Planning Area 2 - Residential Villages
visibility and convenient access to and from SR210. Development of commercial uses provides retail goods and services for Specific Plan residents and regional consumers, and acts as a buffer between SR210 and residential uses located to the east.

Planning Area 1 - Highland Marketplace allows a variety of retail, office, and service commercial uses including but not limited to major promotional retail tenants such as Target, complementary specialty retail goods and services, restaurants, hotels, entertainment uses, and professional office. Pedestrian oriented design is encouraged in Planning Area 1.

Planning Area 2 – Residential Villages provides for a mix of housing products with a maximum of 700 units to be developed.1 The Planning Area may also include parks, recreation facilities, and water elements (fountains, ponds, and/or small lakes).

Planning Area 2 - Residential Villages permits a minimum 20 and up to 30 dwelling units per gross acre and allows single-family detached and attached housing including townhomes, duplexes, and small to large multiple-family attached structures.

Planning Area 2 – Residential Villages may include features such as neighborhood parks, water elements, "pocket parks" and greenbelts with locations to be determined by the developer.

Private neighborhood recreation centers may contain swimming pools, spas, tennis courts, community buildings, picnic areas, and tot lots. The private parks and amenities contained in 1 Dwelling units may be transferred between Planning Areas 2 and 3; however the maximum number of units to be developed in the entire Specific Plan area shall not exceed 800 units. For example, if 525 units are developed in Planning Area 2, then the total number of units developed in Planning Area 3 cannot exceed 275 units.

The Village Paseo provides a
connection between the three
Planning Areas.

LAND USE PLAN
each individual recreation center are designed to meet the specific recreation and community facility needs of the neighborhood in which they are located.

2.3.3. Planning Area 3 - Village Center
The Specific Plan provides the opportunity for a mix of commercial, retail, office and residential uses within Planning Area 3 - Village Center:

Residential components within Planning Arca 3 may include private neighborhood recreation centers that may contain swimming pools, spas, tennis courts, community buildings, picnic areas, and tot lots.

2.3.4. Village Paseo
In order to provide local flood control to achieve storm water run-off quality standards, as well as to provide recreational amenities, the Specific Plan incorporates a centralized Village Paseo which bisects the Specific Plan area from east to west. The Village Pasco is located within Planning Areas 2 and 3 may include
features such as "pocket parks."
This number may increase if dwelling units are transferred from Planning Area 2; however the maximum number of units to be developed in the entire Specific Plan area shall not exceed 800 units. For example, if 300 units are developed in Planning Area 3, then the total number of unit developed in Planning Area 2 cannot exceed 500 units.
21 Planning Area 3 – Village Center permits a variety of retail, government, and commercial services, including but not limited to restaurants, offices, hotels, and entertainment uses. Residential uses (18 to 40 dwelling units per gross acre) can be provided in the form of live-work, residential above commercial or in free-standing buildings with a maximum of 300 units to be developed in the Planning Area. Innovative housing options, integration with commercial and office uses, and pedestrian oriented design are encouraged within Planning Area 3.

LAND USE PLAN

2.4.Land Use Plans

2.4.1. Conceptual Land Use Plan Scenario One
Planning Area 2; it is designed for storm water treatment and retention as well as for picnicking, jogging, hiking, and bicycle riding for the public. The Village Paseo provides convenient access among neighborhoods and commercial areas.

Conceptual land use plans have been developed for two land use scenarios, depending on whether the approximate 21-acre SBCFCD property is acquired by the project applicant. The land use plan for each scenario is described below. – The Specific Plan allows development of approximately 104-acres of the 165-acre Golden Triangle Community Policy Area in the City of Highland. In accordance with the Specific Plan, the site shall be developed with a mix of residential, commercial, entertainment, office and open space land uses. As shown in Exhibit 2-1, Conceptual Land Use Plan, Scenario 1, the Specific Plan has been delineated into three Planning Areas, based on unique land use, access, circulation, and/or location within the Specific Plan area. The Planning Areas may be developed in a single phase or in multiple phases. Scenario One allows up to 769,600 square feet area of commercial space and 800 dwelling units. Permitted land uses and related development densities are summarized in Table 2-1, Planning Areas and Land Uses, Scenario 1.

LAND USE PLAN

2.4.3. Planning Area 2 - Residential Villages
Planning Area 1 will be anchored by a major commercial retail store such as Target. The major anchor store includes a building footprint of approximately 150,000 square feet. Up to an additional estimated 445,600 square feet of retail uses is allowed. Planning Area 1 will also contain several outparcel buildings for restaurants, drive-through restaurant facilities, a service station, a bank and retail shops. The outparcel buildings will range from about 1,800 square feet to 10,000 square feet. Building heights may not exceed sixty feet (60’) to roofline. Outdoor vendors/carts/kiosks/temporary uses/activities and events such as a farmers market or festivals, are also envisioned throughout the Highland Marketplace. Please refer to Exhibit 2-3, Conceptual Site Plan, for the conceptual site plan of Planning Area 1.

Under Scenario One, approximately 17 acres of the 21-acre vacant, undeveloped land currently owned by SBCFCD in the southwestern portion of this planning area would be within the Specific Plan boundary, and would be included within the Planning Area 1 boundary. The remaining 4 acres of the SBFCD property would be within the Planning Area 2 boundary as described below. The Zoning designation for the planning area shall be changed to Specific Plan (SPR-006-001).

Planning Area 2 - Residential Villages consists of approximately 30-acres and is located in the northern portion of the Specific Plan area. This Planning Area is bordered by Eucalyptus Avenue to the north, Planning Area 1 to the south, Boulder Avenue to the east, and City Creek to the west. Planning Area 2 allows a variety of for-sale and for-lease residential products including single-family detached residences, single-family attached residences, small or large multiplefamily attached structures, and appurtenant recreational uses including the Village Paseo (approximately 3.0 acres of open space, greenbelt, pocket parks and multi-use trail that is part of Planning Area 2). Building heights shall not exceed three (3) stories or forty feet (40’). The density within the Residential Villages shall be a minimum 20 and up to 30 dwelling units per gross acre. A maximum of 700 units may be developed in this Planning Area. However, the

LAND USE PLAN
maximum number of units to be developed in the entire Specific Plan area shall not exceed 800 units. For example, if 525 units are developed in Planning Area 2, then the total number of units developed in Planning Area 3 cannot exceed 275 units. Please refer to Exhibit 2-3, Conceptual Site Plan, for the conceptual site plan of Planning Area 2.

Under Scenario One, existing single-family homes located off of Calhoun Street within this Planning Area will remain. These homes (south of Eucalyptus Avenue) and approximately 4- acres in the western portion of the Planning Area are within the Specific Plan boundary. The Zoning designation for these properties shall be changed to Specific Plan (SPR-006-001).

Existing residential uses along the north side of Eucalyptus are within the Golden Triangle Policy Area and zoned PD. All future use of these properties will be subject to the City's PD Development Standards and procedures per Development Code Chapter 16, Section 16.12.010.

2.4.4. Planning Area 3 - Village Center
Planning Area 3 consists of approximately 31-acres and is located in the southeastern portion of the Specific Plan area. This Planning Area is bordered by Greenspot Road on the south, Boulder Avenue and Webster Street on the east, the Village Paseo on the north and Planning Area 1 on the west. Planning Area 3 is a mixed use area and may feature uses such as hotels, restaurants, retail, residential, and professional offices. Up to 174,000 gross square feet of commercial, retail, office and hotel uses may be developed within this Planning Area. Building heights shall not exceed sixty feet (60’) to roofline. The density within the Village Center shall be 18 to 40 dwelling units per gross acre. A maximum of 300 units may be developed in this Planning Area.

However, the maximum number of units to be developed in the entire Specific Plan Area shall not exceed 800 units. For example, if 300 units are developed in Planning Area 3, then the total number of units developed in Planning Area 2 cannot exceed 500 units. Please refer to Exhibit 2- 3, Conceptual Site Plan, for the conceptual site plan of Planning Area 3.

LAND USE PLAN

2.5. Conceptual Land Use Plan - Scenario Two
A second land use scenario is provided based on the possibility that approximately 21-acres may not be included in the Specific Plan Area. In land use Scenario Two, the Specific Plan allows development of approximately 83-acres of the 165-acre Golden Triangle Community Policy Area of the City of Highland. The site shall be developed with a mix of residential, commercial, entertainment, office and open space land uses, as shown in Exhibit 2-2, Conceptual Land Use Plan, Scenario 2. Scenario Two allows up to 554,600 square feet of commercial space and 800 dwelling units. Proposed land uses and related development densities for the land use Scenario Two are summarized in Table 2-2, Planning Areas and Proposed Land Uses, Scenario 2.

Table 2-2: Planning Areas and Land Uses, Scenario 2
Planning
Area Land Uses Approximate Acreage
Density Range
(du/ac)
Maximum
Dwelling Units*
Approximate
Gross Square Feet
1 Highland
Marketplace 27.5 N/A N/A 380,600 sf
2 Residential Villages
Open Space /Parks 24.9 20 — 30 du/ac 500-700 du N/A
3 Village Center 30.6 100-300 du 174,000 sf
TOTAL 83 acres Total shall not
exceed 800 units 554,600 sf
Notes: du, ac = dwelling units per acre; sf = sqi are feet * Dwelling units may be transferred between Planning Areas 2 and 3 so long as the total dwelling unit count for the overall Specific Plan does not exceed 800.

The following provides a more detailed description of each Planning Area under land use Scenario Two.
26 18 - 40 du/ac

LAND USE PLAN

2.5.1. Planning Area 1 - Highland Marketplace

2.5.2. Planning Area 2 Residential Villages

2.5.3. Planning Area 3 Village Center
27 Planning Area 1 - Highland Marketplace will remain the same as Scenario One with changes in acreage (approximately27.4-acres) and commercial area (approximately 380,600 sf). – Planning Area 2 - Residential Villages will remain the same as Scenario One with changes in acreage (approximately 25-acres) and Village Paseo acreage (approximately 2.4 acres of open space, greenbelt, pocket parks and multi-use trail that is a part of Planning Area 2). – Planning Area 3 – Village Center will remain the same in both land use scenarios.

LAND USE PLAN
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LAND USE PLAN
30 [This page intentionally left blank]

LAND USE PLAN
(.74
cc
tit
GREENSPOT RD.
( 5th ST.
-11
J
Planning Area 2
Residential Villages
A ."1 ,
Normscale
Scenario 2 Land UseSummary
Planning Approximate Proposed Land Use Area Acreage
Density
Range
Number of
Dwelling Units
Gross Square
Feet
Exhibit 2-2: Conceptual Land Use Plan, Scenario 2
Legend
MI PA 1 - Highland Marketplace
PA 2 - Residential Villages
PA 2 - Village Paseo
PA 3 - Village Center
— — — Planning Area Boundary
Specific Plan Area
Source: Architects Orange
1 Commercial 27.4 ac N/A N/A 380,600 sf
2 High Density Residential
Open Space/Parks

22.5 ac

2.4 ac
20-30 du/Etc
N/A
500-700 du
N/A
N/A
N/A
3 Mixed Use 30.6 ac 100-300 du 174,000 sf
Total 83 ac 800 du' 554,600 sf
1 Dwelling Units may be transferrred between Planning Areas 2 and 3 so long as the total dwelling unit count for the overall Specific Plan area does not exceed 800.
31 18-40 du/ac

LAND USE PLAN
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LAND USE PLAN
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CIRCULATION PLAN

3. CIRCULATION PLAN

3.1. introduction

3.2.Vehicular Circulation C Access
The Circulation Plan complements the Land Use Plan by linking commercial, mixed-use and residential land uses to each other. The circulation system consists of roadways, trails and a Village Paseo designed to enhance connectivity, walkability and facilitate the movement of pedestrians, bicyclists and vehicles.

Please note that this Specific Plan includes exhibits that illustrate what is anticipated after roadway improvements are complete. However, the responsible party for roadway improvements will be determined upon adoption of a Development Agreement between the developer(s) and the City of Highland. Sequencing (phasing) and maintenance of roadways is discussed in Chapter 8, Implementation Plan, of this Specific Plan.

Greenspot Road forms the southern boundary of the Specific Plan area, Eucalyptus Avenue serves as the northern boundary, and Boulder Avenue and Webster Street form the eastern boundary of the Specific Plan area. The Conceptual Circulation Plan for the Specific Plan area is shown in Exhibit 3-1.

Roadways within the Specific Plan area are described according to street type as defined in the Circulation Element of the City of Highland General Plan and the Greenspot Road Master Plan.

Street types and street master plans are defined according to anticipated traffic volumes and lane widths and configurations. A cross-section illustrating each boundary street in the Specific Plan area is shown in Exhibit 3-2. Note that the cross-sections show the streets when fully improved.

CIRCULATION PLAN

3.2.1. Base Year Conditions
36 Streets within the Specific Plan area not fully improved at the time this Specific Plan was prepared are described under “Base Year Condition." Street improvements required for new development in the Specific Plan area are described in “Future Year Improvements.” Boulder Avenue – Public, Modified Primary Arterial
Designated a Public, Modified Primary Arterial in the City of Highland General Plan Circulation Element, Boulder Avenue is a public, north-south, four-lane, divided roadway forming the eastern boundary of the Specific Plan area.

Greenspot Road – Public, Primary Arterial
Defined as a Public, Primary Arterial in the City of Highland General Plan Circulation Element, Greenspot Road is a public, four-lane roadway oriented in an east-west direction.

Webster Street – Public, Collector
Defined as a Public, Collector in the City of Highland General Plan Circulation Element, Webster Avenue is a public, two-lane roadway oriented in a northsouth direction.

Eucalyptus Avenue – Public, Local
Defined as a Public, Local in the City of Highland General Plan Circulation Element, Eucalyptus Avenue is a public, two-lane roadway oriented in an eastwest direction.

Calhoun Street – Public, Local
Defined as a Public, Local in the City of Highland General Plan Circulation Element, Calhoun Street is a two-lane, partially paved roadway oriented in a north-south direction.

CIRCULATION PLAN

3.2.2. Future Year Improvements
*
37 As indicated earlier, the party responsible for future roadway improvements will be determined upon adoption of a Development Agreement between the City and the developer(s).

Boulder Avenue – Public, Modified Primary Arterial
The portion of Boulder Avenue along the Specific Plan frontage is a four-lane, divided roadway with a twenty-two foot (22’) median. At full improvement, Boulder Avenue has a one hundred and sixty feet (160’) right-of-way consisting of two roadway sections, each thirty-eight feet (38’) wide with two (2) travel lanes and one (1) bike lane in each direction. There is a thirty-one foot (31’) parkway on each side of the street. On the western edge of the Boulder Avenue, Southern California Edison has negotiated a thirty foot (30’) easement of which sixteen feet (16’) is within the right-of-way and fourteen feet (14’) encroaches into the Specific Plan area. Exhibit 3-3, Street Sections, illustrates the fully improved cross-section for Boulder Avenue.

In order to provide access to the Village Center (Planning Area 3) via Boulder Avenue, a major entry/exit will be provided. This will be in conjunction with the relocation of an existing traffic signal at Webster. To provide access to the residences in Planning Area 2, a right-in/out, left-in only access point will be constructed consistent with development of the Planning Area. At the intersection of Eucalyptus Avenue at Boulder Avenue, a traffic signal will be erected.

Greenspot Road – Public, Primary Arterial
At full improvement, Greenspot Road, a Primary Arterial, will be a six-lane, divided roadway with a twenty-six to thirty foot (26’-30’) wide landscaped, raised median. At its ultimate width, the portion of Greenspot Road along the

CIRCULATION PLAN
Specific Plan frontage generally consists of a one hundred forty to one hundred forty-two foot (140’-142’) wide right-of-way with an eighty-two to eighty-four foot (82’-84’) wide roadway consisting of three (3) driving lanes and one (1) bike lane in each direction.3 There is a twenty-five foot (25’) parkway consisting of a fifteen (15’) wide right-of-way (measured from curb face) and a ten (10’) foot wide landscape easement including a sidewalk and landscaping on each side of the street. Exhibit 3-3, Street Sections, illustrates the fully improved crosssection for Greenspot Road. The width of the street may vary at locations to accommodate turn lanes.

A minimum of three (3) fully signalized vehicular entry/exit points from Greenspot Road will serve the Specific Plan area. Greenspot Road will also accommodate right-in/out, left-in only access points if justified in the Traffic Impact Analysis.

Webster Street – Public, Collector
Webster Street is fully improved as a Collector Street. A Collector is designated as a two-lane, undivided, roadway designed to carry traffic between residential neighborhoods and the larger street network. Webster Street consists of a sixtysix foot (66’) right-of-way with a curb-to-curb pavement width of forty-four feet (44’). There is an eleven foot-five inch (11’-5”) parkway including sidewalk and landscaping on the west side of the street and an eleven foot (11’) parkway including sidewalk and landscaping on the east side of the street. 3 The ultimate right-of-way width for Greenspot Road will exceed the average of 142’ width at the turn pockets. These dimensions will be determined by the traffic report.

CIRCULATION PLAN
39 Webster Street (North) at Boulder Avenue will allow right-in/out only movement. Webster Street will also accommodate a right-in/out, left-in only access point at the intersection of Greenspot Road if justified in the Traffic Impact Analysis. Exhibit 3-2, Street Sections, illustrates the fully improved cross-sections for Webster Street.

Eucalyptus Avenue – Public, Collector
Eucalyptus Avenue provides access, via Calhoun Street, to the residential neighborhoods in Planning Area 2. At full improvement, Eucalyptus Avenue will be a Collector from the easterly Specific Plan boundary to the west side of Calhoun Street. The intent of the roadway is to provide access to new residential neighborhoods in Planning Areas 2 and possible future development to the north of the Specific Plan area. The portion of Eucalyptus Avenue along the Specific Plan frontage is a two-lane, undivided roadway. At full improvement, Eucalyptus Avenue has a sixty-six foot (66’) right-of-way with a curb-to-curb pavement width of approximately forty-four feet (44’). There is an eleven foot (11’) parkway including sidewalk and landscaping on each side of the street. Eucalyptus Avenue may be extended further west to the westerly Specific Plan boundary in the future. Exhibit 3-2, Street Sections, illustrates the fully improved cross-section for Eucalyptus Avenue.

Calhoun Street – Public, Collector
Calhoun Street provides access, via Eucalyptus Avenue, to the residential neighborhoods in Planning Area 2. At full improvement, Calhoun Street will be a Collector that has a sixty-six foot (66’) right-of-way with a curb-to-curb pavement width of forty-four feet (44’). There is an eleven foot (11’) parkway including sidewalk and landscaping on the east side of the street. Calhoun Street (South) in Exhibit 3-2 illustrates the fully improved cross-section for

0.4 CIRCULATION PLAN

3.4.1. Sidewalks
include rest areas with amenities such as benches, trash receptacles and trellis structures/arbors for shade.

Minimum five foot (5’) wide separated sidewalks are provided within the roadway rights-of-way (unless otherwise noted). Due to the proximity of the elementary and middle schools east of the project site, the developer shall provide a "Safe Route to School" crossing over Boulder Avenue.

The precise design and technology of the crossing shall be determined in conjunction with the City Public Works department.

CIRCULATION PLAN
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CIRCULATION PLAN
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Parking/ Drive Aisle Drive Aisle
Bike Lane 44'-0"
66%0' P.O. W.
8'-0" 6 0" 5'-0.,
".1 Parking/
Bike Lane
Sidewal Side o
5 V 6'-0., 6,-0" 14'-0" 14.0'
Exhibit 3-2: Conceptual Street Sections
(Collector Streets) CIRCULATION PLAN
Collector Street
(Eucalyptus and Calhoun)
*Calhoun Street - Sidewalk on the east side only.

WEST EAST
Fl/W RAN
0 Collector Street
(Webster Street)
WEST
FI/W
EAST
RM/
6'-5" 14'-0" B-0
Sklewalk Parking/ Drive Aisle 11 Drive Aisle 11 Parking/1 Sick:me lk Bike Lane 44.-0N Bike Lane

5.-0"
6V-VI R.O.W.

Note: These street sections are conceptual in nature; the party responsible for roadway improvements may be determined upon adoption of a Development Agreement between the City and the developer(s).

CIRCULATION PLAN
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Parkway
25-0"
15CO"
Lawlecape'
Easement
—11
26' to 3a
Medlar
ST le Sa•
MO' to 142
Primary Arterial
(Greenspot Road)
Exhibit 3-3: Conceptual Street Sections
(Primary Arterial E Modified Primary Arterial) CIRCULATION PLAN Bike Lage Bike Lane
SOUTH
Rri
INF_ST EAST

RAN RAN
WA'

30.-0•ECISOn
Eagarnent
Modified Primary Arterial
(Boulder Avenue)
i Bike Lane
P
Bike Lane
Raised Median Dive ksle
100-0.
/
/ 1801.0' R.O.W.
.
re'0 rU fil • • Cr

35.-0r 11.-0. •313'-G.

Mult-PlaposaTiail Drive AIRS Ralsad Median/
CATTr
47 Note: Construct a 5’ tall wrought iton fence in the landscape median on Boulder Avenue between Webster Street and Eucalyptus Avenue or as approved by the City.

CIRCULATION PLAN
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INFRASTRUCTURE PLAN

4. INFRASTRUCTURE PLAN

4.1. Water

4.2.Sewer

4.3. Solid Waste
51 The purpose of this section is to define the utilities and services that will be provided to the Specific Plan area. This section defines the major components of water, sewage, storm water drainage, solid waste disposal, energy and other essential facilities proposed to be located within or adjacent to the Specific Plan area. Sequencing (phasing) and maintenance of infrastructure is discussed in Chapter 8, Implementation Plan, of this Specific Plan.

Potable water is provided to the Specific Plan area by the East Valley Water District (EVWD).

The Specific Plan area is served by the Upper Pressure Zone of the EVWD’s water system, which derives its supplies from the Bunker Hill Groundwater Basin and the Santa Ana River. New water lines are proposed within the Specific Plan area and will connect to existing water lines in Boulder Avenue and Greenspot Road. The locations of existing and conceptual water lines are shown in Exhibit 4-1. Water lines are sized to meet anticipated fire flow and projected domestic water demands. The conceptual water plan, as shown on Exhibit 4-1 includes twelve inch (12”) water lines running through the Specific Plan area and connecting to existing water lines along Greenspot Road and Boulder Avenue.

Sewer services for the Specific Plan area are provided by the East Valley Water District (EVWD) and San Bernardino City Waste Water Treatment facility. New sewer lines ranging in size from eight inches (8”) to eighteen inches (18”) are proposed within the Specific Plan area and will tie to an existing sewer line in Greenspot Road. Existing sewer lines and the conceptual sewer plan for the Specific Plan area are shown in Exhibit 4-1.

The City of Highland contracts its solid waste collection service to the private sector through a comprehensive franchising agreement. The contract services will be extended to provide solid

INFRASTRUCTURE PLAN

4.4.Storm Water Drainage

4.5. Utilities

4.5.1. Electricity
waste collection and disposal services for the Specific Plan area. Solid waste and disposal shall comply with applicable State and local regulations.

The Specific Plan area will have storm drain facilities consisting of drainage pipes, infiltration facilities and vegetated swales. In addition to serving as a recreational amenity, the Village Paseo would be designed for stormwater treatment and retention purposes. The Village Paseo would include a bioswale that would be designed to accommodate stormwater flow generated by a portion of the site development. The bioswale would be an open, shallow-channel with vegetation covering the side slopes and bottom. In addition to water detention, the swale would treat runoff through filtering by the vegetation in the channel and/or infiltration into the underlying soils. The bioswale design would include on-site detention. Additionally, several underground infiltration basins would be constructed under parking lots in the southern half of the project site.

Southern California Edison (SCE) provides electricity to the Specific Plan area. SCE has a local office in the City of Redlands and operates a substation in Highland just south of Greenspot Road. SCE maintains above ground power lines within the limits of the Specific Plan area.

Improvements associated with development of Specific Plan area include relocation and undergrounding the overhead power lines that, at the time the Specific Plan was prepared, traverse the center of the site in a north-south and east-west direction. Additionally, new electrical lines will be placed underground along portions of Boulder Avenue and Webster Street fronting the Specific Plan area. Exhibit 4-2 shows the proposed location of underground and overhead electrical lines before and after Specific Plan implementation. An easement for the power lines in the Specific Plan area is located adjacent to Boulder Avenue, along the Specific Plan area’s eastern boundary.

INFRASTRUCTURE PLAN

4.5.2. Natural Gas

4.5.3. Telecommunications Facilities

4.5.4. Telephone

4.5.5. Cable
53 The Southern California Gas Company (TGC) provides natural gas to the Specific Plan area and indicated that sufficient capacity exists within existing infrastructure along Greenspot Road to accommodate the development of the Specific Plan area. Conceptual gas lines serving the Specific Plan area are shown in Exhibit 4-2.

Telecommunication infrastructure is a vital part of the success and enjoyment of the Highland community. SBC plans include installation of fiber optic lines under Greenspot Road to provide new communication technology to the residents and modernize the way residents in the City communicate, work and live.

Telephone service is offered in the area by numerous telecommunications companies. AT&T services the Greenspot Village & Marketplace Specific Plan. Telephone infrastructure and service is provided and installed along with other utilities.

Cable service is offered in the area by numerous companies including Comcast Cablevision and Southland Cable Television. Wireless cable is available through Cross Country Wireless Cable Television.

INFRASTRUCTURE PLAN
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INFRASTRUCTURE PLAN
56 [This page intentionally left blank]

INFRASTRUCTURE PLAN
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INFRASTRUCTURE PLAN

4.6.Public Services

4.6.1. Police Protection

4.6.2. Fire Protection C Paramedics

4.6.3. Public Transportation

4.6.4. Schools
59 The San Bernardino County Sheriff’s Department provides law enforcement and police protection services to the City of Highland that will be extended to the Specific Plan area. The Sheriff’s Department has one patrol station in the City of Highland located at 26985 Base Line near City Hall, approximately 2.2 miles from the Specific Plan area.

The City of Highland provides fire protection and emergency medical services to the Specific Plan area. Fire Station 1 is located at 26974 Base Line (east of Central Avenue) approximately 2.2 miles from the Specific Plan area and Fire Station 2 is located at 29507 Base Line (east of Weaver Street) approximately 2.6 miles from the Specific Plan area.

Public transportation service is provided near the Specific Plan area by Omnitrans. Disabled residents may also use Omnitran’s Access Services for transport throughout San Bernardino County.

The Redlands Unified School District (RUSD) serves the Specific Plan area. The Specific Plan area is assigned to Highland Grove Elementary School and Beattie Middle School which are adjacent to the Specific Plan area and Redlands East Valley High School which is nearby in Redlands. Development within the Specific Plan area is subject to the payment of school fees at the time of building permit issuance in accordance with fees authorized under applicable laws except as otherwise provided for in a separate agreement between the developer and the school district.

INFRASTRUCTURE PLAN

4.6.5. Library Services
60 At the time of Specific Plan preparation, the City of Highland had one public library, the Highland Branch of the San Bernardino County Library, located at 27167 Base Line. The Highland Branch Library serves residents in the City of Highland and in the neighboring City of San Bernardino. A new library and Environmental Learning Center located at 7863 Central Avenue has been built to replace the current Highland Branch Library and celebrated its Grand Opening on May 31, 2008.

USE AND DEVELOPMENT STANDARDS

5. USE AND DEVELOPMENT STANDARDS

5.1. Purpose

5.1.1. Resolution of 'Issues
61 The Specific Plan Use and Development Standards define uses permitted within the Specific Plan area and regulate the sizes and locations of buildings that may house those uses. The Use and Development Standards also provide minimum requirements for other on-site physical improvements such as parking, landscaping, sidewalks and vehicular driveways. The Use and Development Standards identify the framework within which the Specific Plan Land Use Plan will be implemented.

A. Whenever Specific Plan Use and Development Standards differ from or conflict with the regulations and standards contained in the City of Highland Land Use and Development Code or any other applicable City regulation, rule or policy, the Specific Plan Use and Development Standards shall prevail unless otherwise indicated herein. The Specific Plan Use and Development Standards apply only within the Specific Plan area.

B. Any issues that may arise with interpretation of Specific Plan Use and Development Standards consistent with the purpose of this Specific Plan may be resolved by the Community Development Director or his/her designee. An applicant may appeal a decision of the Community Development Director to the Planning Commission where the Community Development Director’s decision would otherwise be final. Similarly, an applicant may appeal any decision of the Planning Commission to the City Council. Any decision by City Council is considered final. All appeals are pursuant to City of Highland Land Use and Development Code Section 16.08.210.

USE AND DEVELOPMENT STANDARDS

5.1.2. References

5.2. Land Uses
*

5.3. Permitted Uses
Any reference to Development Standards shall mean “The Greenspot Village & Marketplace Specific Plan Use and Development Standards.” Any reference to Development Code shall mean the City of Highland Land Use and Development Code.

Exhibit 2-1 and Exhibit 2-2 show the location and extent of properties within each Planning Area category as defined in the Specific Plan. The three Planning Areas that compose the Specific Plan are as follows:

Planning Area 1 - Highland Marketplace
Planning Area 2 - Residential Villages
Planning Area 3 - Village Center
Permitted Uses for each Planning Area are identified in this section. Following an application submittal, the Community Development Director shall make the determination as to whether the proposed use is permitted, conditionally permitted, prohibited, temporary or accessory to a permitted use on site in each of the three Zoning Districts.

A Permitted Use (P) is one that can be established as the primary use of a building without need of a discretionary approval. If exterior modifications and/or new construction is anticipated, a permitted use shall require approval by the City of Highland Planning Commission prior to issuance of a building permit.

A Conditionally Permitted Use (C) requires discretionary approval e.g. a Conditional Use Permit is issued after the Planning Commission reviews and determines that the nature of the proposed use, at the location proposed, is subject to conditions of use and

USE AND DEVELOPMENT STANDARDS
63 occupancy that may be set, and can be conducted without detriment to nearby properties and uses.

A Prohibited use (*) refers to a use or activity that is not permitted in the Planning Area.

A Temporary Use (T) refers to a use of limited duration that may be permitted as a primary or accessory use of a property. A temporary use shall require approval by the Community Development Director or his/her designee prior to issuance of a temporary use permit and/or special event permit.4 A temporary use permit and/or special event permit application shall be submitted no later than one (1) week prior to the opening date of the temporary use and/or event.

An Accessory Use (A) refers to a use customarily incidental and subordinate to the principal use of the land or building and located on the same lot with the principal use or building. If exterior modifications and/or new construction is anticipated, an accessory use shall require approval by the City of Highland Planning Commission prior to issuance of a building permit.
4 City Council approval shall be required for issuance of a special event permit for any event anticipated to accommodate 2,500 or more persons at any given time.

USE AND DEVELOPMENT STANDARDS
Table 5-1: Permitted Uses
Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Boarding/Lodging
Hotel, Motels, Lodges P * P
Eating/Drinking Establishments5
Alcohol Sales (50% or less of total
sales) P * P
Alcohol Sales (greater than 50% of
total sales) C * C
Catering Services P * P
Drinking Establishments C * C
Fast-food/Drive through Restaurant P * P
Take-out Restaurant P * P
Eating Establishments P * P
Outdoor Patio Seating/Dining A * A
Educational
Schools, Business and Professional,
Vocational, Art, Sports and Traffic P * P
5 The sale of alcohol shall be subject to licensing by the State of California Department of Alcoholic Beverage Control (ABC).

USE AND DEVELOPMENT STANDARDS
65 Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Entertainment Recreational
Athletic Fields * * * Auditoriums, Conference Halls,
Convention Centers, Theaters P * P
Commercial Recreation P * P
Multi-Purpose Recreational Trails P P P
Private Community Association
Facilities * A A
Public Parks, Playgrounds and
Associated Structures P A A
Recreation Centers/Facilities P A A
Theme Parks/Family Entertainment
Centers P * P
Financial
Banks, Brokerage Offices, Credit
Unions, Loan Agencies, Checks
Cashing, Free Standing ATMs
P * P
Government
Government Facilities P * P
Media Services
Audio-Visual and Video Production
Services P * P
Recording Studios and Recording
Services P * P

USE AND DEVELOPMENT STANDARDS
66 Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Medical/Social Services
Clinics P * P
Laboratories, Medical and Dental P * P
Optician Service and Optical Goods P * P
Rehabilitation Centers, Outpatient P * P
Offices
Administrative, Business and
Professional Offices P * P
Open Space
Fishing and Recreational Lake * P *
Pocket Park P P P
Public Park * P P
Regional Park * * * Personal Services
Dry Cleaning and Laundry Services P * P
Hair/Nail Salons, Day Spas P * P
Tailor Shops, Shoe Repair Shops P * P
Tourist Information Centers P * P

USE AND DEVELOPMENT STANDARDS
67 Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Residential
Assisted Living * * P
Condominiums * P P
Home Occupations * A A
Live/Work 6
* P P
Multiple-Family Dwellings * P P
Residential Accessory Structures * P P
Second Units * P P
Senior Housing * P P
Single-Family Dwellings * P P
Townhome * P P
Resource Conservation
Interpretive Center P P P
Retail Commercial
Alcoholic Beverage Sales, OffPremises C * C
Convenience Stores P * P
Drug Stores/Pharmacies P * P
6 Live/Work as permitted by the City’s Home Occupation Standards

USE AND DEVELOPMENT STANDARDS
68 Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Drive-through Retail for Banks and
Drug Stores P * P
General Retail and Specialized
Retail P * P
Grocery Stores/Markets P * P
Home Improvement/Goods/
Supplies/Appliances P * P
Liquor Stores C * C
Newsstands P * P
Service Commercial
Animal Hospitals P * C
Equipment Rental Services (Indoors
Only) C * C
General Commercial Services P * P
Mail, Cargo, Packaging Services P * P
Pet Grooming P * P
Veterinary Office P * P
Service Residential
Child Care Centers C C C
Family Day Care , Small * P P
Family Day Care , Large * * * Vehicle/Vessel Related Uses

USE AND DEVELOPMENT STANDARDS
69 Land Use
Zoning District
Planning Area 1
- Highland
Marketplace
Planning Area 2 -
Residential Villages
Planning Area 3
- Village Center
Car Washes (Accessory use to
Vehicle Fueling Stations) A * A
Vehicle Fueling Stations C * C
Vehicle Fueling Stations with
Alcohol Sales C * C
Vehicle Service and Parts P * *
Vehicle/Vessel Sales and Rentals C * *
Park & Ride Facility * * * Other
Farmers Markets and Sidewalk
Sales T * T
Outdoor Special Event Venues T * T
Parking Lots and Parking
Structures/Garages P A P
Sexually Oriented Business (See
Chapter 16.72 Development Code) * * * Flea Markets/Swap Meets T * T Telecommunication Facilities,
Concealed or Co-located P * P
Telecommunication Facilities,
Disguised C * C

USE AND DEVELOPMENT STANDARDS

5.3.1. Outdoor Temporary Uses, Activities and Events

5.3.2. Outdoor Vendors/Carts/Kiosk

5.3.3. Telecommunication Facilities
The Highland Marketplace and Village Center (Planning Areas 1 and 3) allow and permit opportunities for a variety of temporary uses, some that are associated with the adjoining businesses and others that create activity to encourage pedestrian uses. Other locations within the Specific Plan area may also be appropriate for temporary uses. Temporary uses may include:
civic ceremonies, farmers markets, festivals, carnivals with rides, promotional events, live performances, fairs, and seasonal events and activities, such as sporting exhibitions, competitions, and other similar activities found in regional indoor and outdoor malls. Temporary uses shall require approval by the Community Development Director or his/her designee, and a temporary use and/or special event permit application shall be submitted no later than one (1) week prior to the opening date of the temporary use and/or event.

Throughout the Highland Marketplace and Village Center (Planning Areas 1 and 3), to create an atmosphere that encourages pedestrian traffic and invites people to walk between uses, outdoor vendors are permitted as an accessory use. While the vendors’ carts or kiosk may appear to be temporary in nature, they shall be designed to complement the architectural style of the other buildings in the site and be integrated into site design to provide for easy pedestrian access.

Moving vendor carts require written approval by property management or similar entity to operate. The size and location of vendor carts shall be limited to ensure that each is oriented to the pedestrian and not the surrounding streets and to provide for adequate pedestrian circulation around the use.

Typical uses include but are not limited to monopoles, antennas, and rooftop dishes. The following provisions shall apply:

USE AND DEVELOPMENT STANDARDS

5.4. Development Plans
71 Communication equipment (i.e. monopoles, antennas, dishes) shall comply with the provisions of the Development Code Chapter 16.45 (Wireless Telecommunication Facilities).

Stealth facilities and concealed antennas are required.

Wiring shall be placed underground and obscured from view whenever possible.

Wireless telecommunication facilities shall be located where the existing topography, vegetation, building or other structures provide the greatest amount of screening.

Wireless telecommunication facilities shall be located in the following order of preference:

1. On existing structures such as a signs, buildings, communication towers or utility facilities;

2. On existing traffic signal, power, light or similar kinds of permanent poles;

3. Co-located with other major wireless telecommunication facilities.

Attention to detail, design quality and consistency between Planning Areas are fundamental aspects of the Specific Plan. To ensure quality development consistent with the objectives of this Specific Plan, exterior tenant improvements and building shells constructed in the Specific Plan area shall be reviewed by both the Community Development Director and City of Highland Planning Commission, and conditioned accordingly to ensure Specific Plan consistency and EIR mitigation measures implementation. Interior tenant improvements shall be reviewed by the Community Development Director and a City of Highland building official.

USE AND DEVELOPMENT STANDARDS

5.4.1. Building Shells
Development plans for building shells shall apply to any new building shell that is constructed within the Specific Plan area. The Specific Plan area consists of various building shells, some connected to other building shells and some freestanding. Development of the. Specific Plan may require phased construction of building shells. A development plan shall be submitted to the City of Highland Planning Department for initial review by the Community Development Director. Following the Community Development Director's review, the development plan must be reviewed by the City of Highland Planning Commission to ensure that the proposed building shell shall be arranged, designed, constructed and maintained to be compatible with the character of the Specific Plan area. The following outlines the review procedure for building shells.

5.4.1.1. Building Shell Plan check, Permit Issuance, and Completion A. Plan check

1. After adoption of this Specific Plan, the City shall accept plans for each building shell for plan check and proceed with such plan check in a timely manner, including rechecks, without regard to the status of plans or plan check submittals for any other building shell or tenant improvements on the project site. In no event may the City require that plans for all or some combination of building shells be submitted simultaneously as a condition of plan check submittal and plan check review. Concurrent with the plan check review process, the development plans will also be reviewed by the City of Highland 72 If required, the Planning Commission shall review the application for consistency with the Specific Plan with the intent of ensuring that each project conveys the desired Specific Plan objectives, character and quality, and complies with the standards set forth in this Specific Plan.

In no instance shall proposed tenant improvements or new building constructions exceed the total building area or exceed 800 residential units.

USE AND DEVELOPMENT STANDARDS

5.4.2. Exterior Tenant 'Improvements
73 Planning Commission. Approval by Planning Commission is valid for ten (10) years from date of approval.

B. Permit Issuance

1. Upon approval by both City staff and the Planning Commission, a building permit and associated trade permits shall be issued after Development Impact and Fairshare Fees are paid in accordance with development plan conditions and/or adopted Development Agreement if applicable, without regard to the status of plans, plan check submittals, building permit applications, building construction, or building completion for any other building shell or tenant improvements.

C. Completion

1. The City’s building official shall deem a building shell complete when improvements consistent with the respective approved building plans are completed and a City of Highland building inspector has provided a final sign-off on the respective inspection card.

Exterior tenant improvements include exterior modifications to an existing building within the Specific Plan area. Development plans for exterior tenant improvements shall be submitted to the City of Highland Planning Department for initial review by the Community Development Director or his/her designee. If a change of use is proposed, then the Community Development Director shall determine whether the proposed use is permitted, conditionally permitted, prohibited, temporary or accessory to a permitted use on site in each of the three Planning Areas within the Specific Plan area. A conditionally permitted use will be subject to additional review by the Planning Commission. Any proposed exterior tenant improvement, which in its initial review indicates an increase in land use intensity, e.g., an increase in parking demand, may be

USE AND DEVELOPMENT STANDARDS

5.4.2.1. Exterior Tenant Improvement City Staff Review, Permit Issuance, and Completion
subject to additional review as determined by the Community Development Director. Following review by the Community Development Director, the development plan must be reviewed by the City of Highland Planning Commission to ensure the exterior improvements comply with the design requirements, provisions and intentions of this Specific Plan. The following outlines the review procedure for exterior tenant improvements.

A. Plan check

1. The City shall accept exterior tenant improvement plans and application for plan check. Plan check shall occur in a timely manner. In no event may the City require completion of a building shell, issuance of any Certificate of Occupancy, or similar milestone for the respective building as a condition of submittal of any exterior tenant improvement plans for plan check. Concurrent with the plan check review process, the application and development plans will also be reviewed by the City of Highland Planning Commission. Approval by the Planning Commission is valid for ten (10) years from date of approval.

B. Permit Issuance

USE AND DEVELOPMENT STANDARDS

5.4.3. Interior Tenant Improvements
C. Construction

1. Exterior tenant improvement construction may commence upon issuance of a building permit for the respective exterior tenant improvements even if the respective building shell has not been deemed complete as defined herein.

2. The City of Highland building official shall deem tenant improvements for any store space complete when improvements consistent with the respective approved building plans for such tenant improvements are completed and a City of Highland building inspector has provided a final sign-off on the respective inspection card. Completion of the respective building shell shall not be a condition for determination that the exterior tenant improvements are complete.

Interior tenant improvements include interior modifications to an existing building within the Specific Plan area. Development plans for interior tenant improvements shall be submitted to the City of Highland Planning Department for initial review by the Community Development Director. If a change of use is proposed, then the Community Development Director shall determine whether the proposed use is permitted, conditionally permitted, prohibited, temporary or accessory to a permitted use on site in each of the three Planning Areas within the Specific Plan area. A conditionally permitted use will be subject to additional review by the Planning Commission. Any proposed interior tenant improvement, which in its initial review indicates an increase in land use intensity, may be subject to additional review as determined by the Community Development Director. Following review by the Community Development Director, the development plan may be approved by a City of Highland building official if the development plan complies with the requirements, provisions and intentions established in Development Code Section 16.08.140. The following outlines the review procedure for interior tenant improvements.

USE AND DEVELOPMENT STANDARDS

5.4.3.1. Interior Tenant Improvement Plan check, Permit Issuance, and Completion
76 A. Plan check

1. The City shall accept interior tenant improvement plans for plan check and shall proceed with such plan check in a timely manner, including rechecks, after adoption of this Specific Plan, without regard to the status of construction of any building shell or other tenant improvements. In no event may the City require completion of a building shell, issuance of any Certificate of Occupancy, or similar milestone for the respective building as a condition of submittal of any tenant improvement plans for plan check.

B. Permit Issuance

1. A building permit and associated trade permits shall be issued for interior tenant improvements upon approval of building plans by the City’s plan checker, and after Tenant Improvement fees have been paid, without regard to the status of plans, plan check submittals, building permit applications, building construction, or building completion for any other building shell or tenant improvements. In no event may the City require completion of a building shell, issuance of any Certificate of Occupancy, or similar milestone for the respective building as a condition of permit issuance for tenant improvements.

C. Construction

1. Interior tenant improvement construction may commence upon issuance of a building permit for the respective interior tenant improvements even if the respective building shell has not been deemed complete as defined herein.

2. The City of Highland building official shall deem the interior tenant improvements for any store space complete when improvements consistent with

USE AND DEVELOPMENT STANDARDS

5.5. Commercial and Mixed Use Development Standards
77 the respective approved building plans for such tenant improvements are completed and a City of Highland building inspector has provided a final sign-off on the respective inspection card. Completion of the respective building shell shall not be a condition for determination that tenant improvements are complete.

Table 5-2 provides a summary of standards applicable to structures and related improvements to be developed within Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center. Exhibits 5-1 and 5-2 illustrate how the standards identified in Table 5-2 may be applied to commercial and mixed use building types.

USE AND DEVELOPMENT STANDARDS
Table 5-2: Commercial Development Standards
Development Standards1 Planning Area 1 -
Highland Marketplace
Planning Area 3 –
Village Center
Minimum Lot Size 5,000 sf 5,000 sf
Maximum Building Height 60’ to roofline260’ to roofline2 Maximum Floor Area Ratio .75 2.0 Minimum Streetside Setbacks3:

Boulder Avenue 10’ 10’
Greenspot Road 10’ 10’
Village Road 10’ 10’
Webster Street 10’ 10’
Other Streets and Drives 10’ 10’
Minimum Interior Side Setback 0’ 0’
Minimum Rear Setback 5’ 5’
Abbreviations: sf = square feet
1 See Section 5.6 for additional standards 2 Maximum 75’ for architectural projections including elevator towers, cupolas, clocks, roof vents, and other architectural projections and focal elements. 3 Setback shall be measured from street right-of-way to building or parking lot.

Standards'
Minimum lot size 5,000 s. f
A Building Set Back
Boulder Avenue 10' Min.

Greenspot Road 10' Min.

Webster Street 10' Min,
Other Streets and Drives 10' Min.

Maximum Building Height 60' Max.2
Maximum Floor Area Ratio 075
Minimum Rear Setback 5' Ha
Notes:

I See Section 5.6 for additIonal standards
2 Maximum 75 for architectural projections including elevator towers, cupolas, clocks, roof vents, and other architectural projections and focal elements
Exhibit 5-i: Planning Area 1 Highland Marketplace USE AND DEVELOPMENT STANDARDS 79 –

USE AND DEVELOPMENT STANDARDS
80 [This page intentionally left blank]
Standards'
Minimum d size 5,000 s. I.

A Building Sat Back
Boulder Avenue 10' MM.

Greenspet Road 10' Min.

Webster Street 10' Min.

Other Streets and Drives 10' Min.

Maximum Building Height 60' Max.2
Maximum Floor Area Ratio 2.0
Minimum Rear Setback 5' Min.

Notes:
1 See Section 55 for additional standards
2 Maximum 75' for architectural projections including elevator towers, cupolas, cloaks, root vents, and other a rchilectural projections and focal elements
Exhibit 5-2: Planning Area 3 Village Center

USE AND DEVELOPMENT STANDARDS
81 –

USE AND DEVELOPMENT STANDARDS
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USE AND DEVELOPMENT STANDARDS

5.5.1. Required Parking
83 The Specific Plan integrates a variety of office and retail goods and services uses with varying parking requirements, peak hour demands and vehicle loading needs. Flexibility in meeting these varying requirements and demands is accommodated through inclusion of on-site parking areas as part of the common area shared by tenants and occupants of the Highland Marketplace (Planning Area 1) and Village Center (Planning Area 3). Access to and use of common area shared parking shall be maintained through real property agreements applicable to all uses in the Highland Marketplace and Village Center.

In recognition of these circumstances, the requirements of Section 16.52, “Parking Regulations” of the Highland Municipal Code are not applicable unless stated otherwise. Table 5-3 sets forth the specific number of spaces to be provided in Planning Areas 1 and 3.

Table 5-3: Commercial and Mixed Use Parking Requirements Use Required Number of Spaces
Retail/Commercial/Entertainment/Office/Restaurant Mix Minimum 4.0 spaces/1,000 sf Abbreviations: sf = square feet
A. Reduced Parking Standards – To encourage development that complies with the design elements of this Specific Plan, such as including pedestrian paseos, the required off-street parking requirements for new development in the commercial and mixed use zoning districts may be reduced in conjunction with site development review and approval. Previous parking studies conducted by the builder for other similar development projects may provide a substantial basis for reduced parking standards. The reduced parking standards may be approved by the Community Development Director or his or her designee.

USE AND DEVELOPMENT STANDARDS

5.5.2. Walls and Fences
B. Valet Parking – Valet parking shall be permissible within the Highland Marketplace (Planning Area 1) and Village Center (Planning Area 3). Such valet parking shall meet the requirements set forth in Development Code Section 16.52.050 F.

C. Minimum Parking Dimension Requirements – Please see Section 5.7.3.2 for the minimum dimensions for required off-street parking and loading spaces.

A. Adjacent to the street: Architectural walls are permitted along any street provided they do not exceed six feet (6’) in height and are setback a minimum of just behind the ROW line. Walls may exceed six feet (6’) in height for noise mitigation or screening of visual impacts such as loading zones.

B. Adjacent to an interior or rear lot line: Walls and fences are discouraged between properties in order to allow pedestrian access. Proposed locations shall be reviewed and approved by the Community Development Director and shall not exceed six feet (6’) in height. Screen walls of greater height may be required when visual impacts such as loading zones must be mitigated.

C. The materials and construction of walls and fences shall otherwise comply with the requirement of the Development Code and the intent of the applicable Design Guidelines within this Specific Plan. Walls and fences shall not interfere with fire department operation. Emergency access gates shall be provided and are subject to fire department approval.

D. See Section 7.7 for additional standards.

USE AND DEVELOPMENT STANDARDS

5.6. Residential Standards
gP
Tables 5-4 through 5-7 set forth the development standards for Planning Area 2 – Residential Villages. The residential uses within Planning Area 2 allow a broad range of residential product types including single-family detached, single-family attached and multiple-family attached dwellings. Residential development within the Residential Villages and the Village Center, used exclusively for residential use, shall comply with the development standards set forth in the following tables and in Sections 5.6 and 5.7. Mixed use development (residential over commercial and live/work) in Planning Area 3 shall comply with the standards set forth in Sections 5.4, 5.6 and 5.7 of this Specific Plan.

Conceptual plotting examples are provided in Exhibits 5.3 through 5.9 to illustrate minimum setbacks and one typical layout for each residential type. These exhibits illustrate how the standards identified in Tables 5-4 through 5-7 may be applied to different residential product types. They are not intended to be mandated layouts. Permitted product types include, but are not limited to, the following:

Single-Family Detached
Single-Family Attached (townhomes, duplexes)
Multiple-Family Attached (condominiums, multiple-family dwellings) Additional product types that comply with the setbacks and standards set forth for any of the above-listed product types shall be permitted.

The following standards shall apply for all residential units within the Specific Plan area:

One-bedroom units shall be a minimum of 650 square feet Two-bedroom units shall be a minimum of 800 square feet Three-bedroom units shall be a minimum of 1,000 square feet Four-bedroom units shall be a minimum of 1,200 square feet

USE AND DEVELOPMENT STANDARDS
86 Table 5-4: Single-Family Detached
Development Standard Single-Family Detached (Front/Street Loaded)
Maximum building height 3 stories1/ 40’
Minimum Setbacks:

Front - to property line:

Porch/Patio 5’
Living space (main structure) 10’
Garage
Setbacks greater than 20’ or less than 3’ are
permitted. No setbacks between 3’ and 20’ are
permitted.

Side - to property line:

Porch on corner unit 3’
Living space/garage 3’
Living space/garage on corner lot 8’
Rear - to property line:

Garage (deep recessed or corner lot) 5’
Living space 5’ minimum - 10’ average
Living space over garage 8’ 1 3
rd story shall only be 35-50% of the total building floor area with a maximum of 500 sq. ft. per unit Exhibits 5-3 and 5-4 illustrate how the standards identified in Table 5-4 may be applied to different single-family detached product types.

Standards
A Front Setback
Porch/Patio 5' Min.

Living Space
(Main Structure) 10' Min.

B Interior Setback
Side to Side 8' Min.

Opposing Porches/
garden wall/patio 6 Min, '
C Side Street Setback 8' Min.

D Alley Setback 3' Min.

E Alley Width 26' Min.

F Garage Setback <3' or >20'
Building Height 3 Shots' /40' Max.

Notes:

1. 3rd story shall only be 35-50% of the total building floor area with a maximum of 5110 s.f. per unit
Character
Typical Character • Four single-family detached homes clustered around an interior courtyard
Garage Orientation • Into interior courtyard
Alleys • Yes
Front Door Orientation • Street Facing for homes along street • Into interior courtyard or onto greenbelts, paseos, parks for interior homes
Exhibit 5-3: Single-Family Detached Courtyard 4-8 Pack

USE AND DEVELOPMENT STANDARDS
87 –

USE AND DEVELOPMENT STANDARDS
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Standards
A Front Setback
Porch/Patio 5' Min.

Living Space
(Main Structure) 10' Min.

B Interior Setback
Side to Side 8' Min.

Opposing Porches/
garden wall/patio 6 Min. '
C Side Street Setback 8' Min.
0 Alley Setback 3' Min.

E Alley Width 26' Min.

F Garage Setback < 3' or > 20'
Building Height 3 Stroriesi / 90' Max.

Notes:

1. 3rd story shall only be 35-50% of the total building floor area with a maximum of 500 s.f. per unit
Character
Typical Character • Single-family detached homes clustered around an interior courtyard
Garage Orientation • Into interior courtyard
Alleys • Yes
Front Door Orientation • Street Facing for homes along street • into interior courtyard or onto greenbelts, paseos, parks for interior homes
Exhibit 5-4: Single-Family Detached Courtyard

USE AND DEVELOPMENT STANDARDS
89 USE AND DEVELOPMENT STANDARDS
90 [This page intentionally left blank]
iE AND DEVELOPMENT STANDARDS
91 Table 5-5: Single-Family Detached (Alley/Rear Loaded) Development Standard Single-Family Detached
(Alley/Rear Loaded)
Maximum building height 3 stories1 / 40’
Minimum Setbacks
Front – to property line:

Porch/Patio 5’
Living space 10’
Side – to property line:

Porch at corner units 3’
Living space/garage 3’
Living space/garage at corner lot 8’
Rear – from alley:

Garage face to garage face 30’
Garage face to alley 3’
Living space to living space 26’
Living space over garage – offset 2’ 1 3
rd story shall only be 35-50% of the total building floor area with a maximum of 500sq. ft. per unit Exhibit 5-5 illustrates how the standards identified in Table 5-5 may be applied to a single-family detached product type with alley/rear loading.

USE AND DEVELOPMENT STANDARDS
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Exhibit 5-5: Single-Family Detached
(Alley/Rear Loaded) USE AND DEVELOPMENT STANDARDS
Character
Typical Character • Townhornes Clustered around central courtyards • Homes face into greenbelts, paseos, parks, or courtyards • Separated by pedestrian paseos
Garage Orientation • interior alley
Alleys • Yes
Front Door Orientation • Street Facing for homes along street • Onto greenbelts, paseos, parks or courtyards for interior homes
Standards
A Front Setback 10' Min.

B Side Yard Setback 3' Min.

C Courtyard 20' Min.
0 Porch Encroachment 5' Max.

E Ailey (curb to curb) 26' Min.

F Alley (face to face) 30' Min.

Building Height 3 StoriesT/40' Max,
Notes:

1. 3rd story shall only be 35-50% of the total building floor area with a maximum of 500 s.t. per unit

RESIDENTIAL STREET
93 USE AND DEVELOPMENT STANDARDS
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USE AND DEVELOPMENT STANDARDS
95 Table 5-6: Single-Family Attached
Development Standard Single-Family Attached
Maximum building height 3 stories1 / 40’
Minimum Setbacks:

Building Separation:

Front to Front - central paseo/open space 20’
Front to Front - up to max 15% of entire building
width 12’
Side to Side 8’
Opposing porches, garden walls, balconies 6’
Front Setbacks – to back of sidewalk:

Porch/balcony/garden wall/patio 5’
Living space 10’
Side Setbacks – to back of sidewalk:

Porch/balcony/garden wall/patio 5’
Living space 10’
Rear Building Setbacks – alley
Garage face to garage face 30’
Garage face to alley 3’
Living space to living space 26’
Living space over garage – offset 2’
Minimum Private Storage Space (per unit) 100 cubic feet No Private Open Space required
1 3rd story shall only be 35-50% of the total building floor area with a maximum of 500 sq. ft. per unit Exhibits 5-6 through 5-8 illustrate how the standards identified in Table 5-6 may be applied to different single-family attached product types.

USE AND DEVELOPMENT STANDARDS
96 [This page intentionally left blank]
Character Standards
Typical Character • Townhomes Clustered around central courtyards A Front Setback 10' Min. • Homes face into greenbelts, paseos, parks, or courtyards B Courtyard 20' Min. • Separated by pedestrian paseos
C Porch Encroachment 5' Max.

Garage Orientation • Interior alley
0 Building to Building 30' Min.

Alleys • Yes
E Alley (curb to curb) 26' Min.

Front Door Orientation • Street Facing for homes along street F Alley (lace to face) 30' MM. • Onto greenbelts, paseos, parks or courtyards for interior homes Building Height 3 Stories'/40' Max.

Notes:

1. 3rd story shall only tie 35-50% of the total building floor area with a maximum of 500 si per unit
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RESIDENTIAL STREET
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Exhibit 5-6: Single-Family Attached

USE AND DEVELOPMENT STANDARDS
97 USE AND DEVELOPMENT STANDARDS
98 [This page intentionally left blank]
Character
Typical Character • Townhomes Clustered around central courtyards • Homes face into greenbelts, paseos, parks, or courtyards • Separated by pedestrian paseos
Garage Orientation • Interior alley
Alleys • Yes
Front Door Orientation • Street Facing for homes along street • Onto greenbelts, paseos, parks or courtyards for interior homes
Standards
A Front Setback 10' Min,
B Courtyard Entry 10' Min.

C Courtyard 20' Max.
0 Building to Building 30' Min,
E Alley (curb to curb) 26' Min.

F Alley (face to face) 30' Min,
Budding Height 3 Stories740' Max,
Notes:

1. 3rd story shall only be 35-50% of the total building floor area with a maximum of 500 s.f. per unit
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RESIDENTIAL STREET
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Exhibit 5-7: Single-Family Attached Greencourt

USE AND DEVELOPMENT STANDARDS
99 USE AND DEVELOPMENT STANDARDS
100
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RESIDENTIAL STREET
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Exhibit 5-8: Single-Family Attached Motorcourt

USE AND DEVELOPMENT STANDARDS
Character
Typical Character • Townhomes Clustered around central courtyards • Homes face into greenbelts, paseos, parks, or courtyards • Separated by pedestrian paseos
Garage Orientation • Interior alley
Alleys • Yes
Front Door Orientation • Street Facing for homes along street • Onto greenbelts, paseos, parks or courtyards for interior homes
Standards
A Front Setback 10' Min.

B Side (face to face) 30' Min.

C Back (face to face) 20' Min.
0 Alley (curb to curb) 26' Min.

E Alley (face to face) 30' Min.

Building Height 3 Stories'I40' Max.

Notes:

1. 3rd story shall only be 35-50% of the total building floor area with a maximum of 500 s.f. per unit
101

USE AND DEVELOPMENT STANDARDS
102
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USE AND DEVELOPMENT STANDARDS
103
Table 5-7: Multiple-Family Attached
Exhibit 5-9 illustrates examples of multiple-family attached dwelling product types.

Development Standard Multiple-Family Attached
Density Range 20-40 du/ac
Maximum building height 3 stories / 40’
Building Separation
Side to Side 15’-0”
Rear to Rear 15’-0”
Front to Rear 15’-0”
Front to Front 15’-0”
Interior Court Space 15’-0”
All Others 15’-0”
Minimum Front Yard Setback 75’
Minimum Side Yard Setback 20’
Maximum Setback Encroachment
for Architectural Projections* 5’
Minimum Rear Yard Setback Conditional
Minimum Private Storage Space (per unit) 81 cubic feet
Private Open Space Required 50 sf. minimum for ground and upper floors
Minimum Open Space Required** 40% Required setbacks
measuring more than 15’ included *Architectural projections include but are not limited to balconies, stairs, awnings, cornices, eaves, roof overhangs, towers, and stoops.
**The Village Paseo may be utilized to meet open space requirements for residential uses. ***
***Not Required for Studio Units

USE AND DEVELOPMENT STANDARDS
104
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Exhibit 5-9: Multiple-Family Attached

USE AND DEVELOPMENT STANDARDS
Standards
Front Yard Setback 75' Min
Side Yard Setback 20' Min.

Rear Yard Setback Conditional
Private Storage Space (Per Unit) 81 Cubic feet min.

Building Height 3 Stories/40' Max.
105

USE AND DEVELOPMENT STANDARDS
106
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USE AND DEVELOPMENT STANDARDS

5.6.1. Required Parking
107
Required parking for residential uses is identified in Table 5-8, Residential Parking Requirements. The required parking shall be the total of that for all uses on the site. The Community Development Director or his/her designee may allow a reduction in the total number of required parking stalls for any use, provided that the applicant provides a parking study which demonstrates that a reduction in parking is warranted and that adequate parking will be provided.

Table 5-8: Residential Parking Requirements
Residential Use Required Number of Spaces/Stalls
Accessory Dwelling Unit
/Second Unit Housing 1 Covered
Live/Work Units:

Residential Unit 2 assigned stalls (tandem or non-tandem) Commercial Retail/Office *See Table 5-3, Commercial and Mixed Use Parking Requirements **See Section 5.5.1. and 5.7.3 for additional parking standards Multiple-family Attached
units: Covered1 Uncovered Guest
Studio 1 0
1 per 5 units
1 bedroom 1.0 0.4
2 bedrooms 1.0 0.9
3 bedrooms 1.0 1.1
More than 3 bedrooms 2.0 1.0
Single-family, detached and
attached
1 assigned stall within a fully enclosed garage or parking structure, plus 0.3 stalls unassigned per dwelling unit
*See section 5.7.3 for additional parking standards
Single-family, detached 2 in fully enclosed garage
1 Minimum 25% of covered parking spaces may be provided in an enclosed garage.

USE AND DEVELOPMENT STANDARDS

5.6.2. Walls and Fences

5.7. Additional Development Standards

5.7.1. Mechanical and Security Equipment
108
A. Adjacent to the street: Architectural walls, garden walls or fences shall not exceed six feet (6’) in height in any required front yard setback and must comply with the architectural design guidelines set forth in Chapter 6.

B. No wall or fence shall exceed six feet (6’) in height in a required side or rear yards setback.

C. The materials and construction of wall and fences shall otherwise comply with the requirement of the Development Code and the intent of the applicable Design Guidelines within this Specific Plan. Wood fencing shall be prohibited. Walls and fences shall not interfere with fire department operation. Emergency access gates shall be provided and are subject to fire department approval.

D. See Section 7.7 for additional standards.

A. Air conditioners, heating, cooling and ventilating equipment and all other mechanical, lighting or electrical devices shall be screened, shielded and/or sound buffered from adjacent properties by landscape or structures, such as screen walls.

Screening should be architecturally compatible with main building.

B. Roof mounted equipment shall be screened by a parapet wall and shall not be visible from the public right-of-way.

C. Above ground utility boxes, telephone boxes, water lines, back flow preventers, cable boxes or similar structure within public view shall be screened by landscape or structures, such as screen walls. Screening should be architecturally compatible with main building. No above ground utility boxes in front setback will be allowed.

USE AND DEVELOPMENT STANDARDS

5.7.2. Trash Enclosures

5.7.3. Parking and Access Standards

5.7.3.1. Off-Street Parking Design Requirements
109
D. Commercial and residential development shall include the installation, maintenance and operation of security cameras pursuant to the applicable provisions of the Highland Municipal Code and applicable Conditions of Approval.

A. Enclosures shall be required for refuse and recycling bins and shall be screened from view from public rights-of way.

B. Enclosures shall be in accordance with City standards and be architecturally compatible with the main building.

C. Enclosures are not permitted within any required street side setback.

D. Areas for trash enclosures shall be adequate in capacity, number, and distribution to serve the development project (Development Code section 16.40.400). Location of trash enclosure shall be shown on all site plans at the time of new project submittal.

E. One (1), three (3) cubic yard trash bin per every twenty-four (24) residential units, and one (1), three (3) cubic yard recycle bin per twenty-four (24) residential units.

A. Applicability. The standards of this Section shall apply to all land uses, buildings, and structures and replaces Section 16.52, “Parking Regulations” of the Development Code, unless noted herein. These standards shall also apply to additions, enhancements, and modifications to existing structures which increase floor area. At the time a building or structure is added onto, enlarged, or modified, parking and loading spaces shall be provided for both the existing structure and uses and the modified or enlarged portions to conform to provisions of this Section. For any use not specified in this Section, the Community Development Director or his/her designee shall have the authority to determine the appropriate parking requirements

USE AND DEVELOPMENT STANDARDS
110
based upon similarities between parking generation characteristics of the proposed use with other similar uses identified in this Section.

B. General Provisions. The following general provisions shall apply to development and use of parking facilities:

1. Accessibility/Usability. All access, parking, and loading facilities shall be usable and shall be permanently maintained for access, parking, and loading for the permitted and intended use(s).

2. Lighting. All parking lots, parking structures, and loading areas shall be provided with adequate lighting to enhance security and safety. All commercial lighting shall be shielded and directed away from residential properties.

3. Landscaping for Parking Facilities.

Within all parking areas, at least ten percent (10%) of any common parking area shall be landscaped.

Landscaping shall be distributed throughout the entire parking lot. Not more than sixty percent (60%) shall be included as perimeter landscaping. A minimum of forty percent (40%) shall be distributed throughout the interior to the parking lot.

All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment, or overhang.

All landscaping shall be provided with permanent irrigation systems.

Parking lot landscaping shall include shade trees located so as to provide for shade canopies.

Tandem parking is allowed and may be counted toward the required parking for residential single-family attached or live-work residential housing types.

However, for all other housing types, tandem parking may only be counted towards requirements for guest parking.

Paving shall be required for all permanent parking, access, and loading facilities.

USE AND DEVELOPMENT STANDARDS

5.7.3.2. Minimum Dimensions for Required Off-Street Parking and Loading Spaces

5.7.3.3. Minimum Dimensions of Parking Bays and Aisles

5.7.3.4. Gating of Roadways (Private Access Gates)
A. Parking Spaces. The minimum individual parking space or stall size shall be nine feet (9’) wide by nineteen feet (19’) deep including the two foot (2’) curb overhang, if applicable.

B. Up to twenty percent (20%) of required parking spaces may be compact spaces with a minimum dimension of eight feet (8’) by sixteen (16’) feet deep.

C. Tandem Spaces. Each tandem space shall be nine feet (9’) wide by twenty-one feet (21’) deep.

D. Loading Spaces. The minimum loading space size shall be thirty-five feet (35’) long and ten feet (10’) wide, with a minimum vertical clearance of fourteen feet (14’).

E. Handicap spaces shall be of a size, number and location that comply with all State and Federal requirements. Two percent (2%) of ground floor units in addition to five percent (5%) of required guest parking is required for the total number of handicap accessible spaces on site.

The minimum dimensions for parking bays and aisles shall be subject to the requirement of Section 16.52.060.B, “Dimensions of Parking Bays and Aisles” of the Development Code.

Deviations from Section 16.52.060 may be approved by the Community Development Director or his or her designee at the time of site plan review.

All proposed permanent vehicular access gates, except gates providing access to a single residential lot, shall be subject to the requirements contained in this Section. Temporary barriers erected for emergency response, repair or special event purposes are not subject to these

USE AND DEVELOPMENT STANDARDS

5.8. Sign Standards(for more information see Section 6.5 of the Design Guidelines)

5.8.1. Freeway Pylon Signs
112
requirements. Driveways are considered to be roadways for the purpose of these gating requirements.

A. City Owned Roadways. Gating of City-owned roadways is prohibited.

B. Stacking Distance. Adequate stacking distance, turnaround areas, public safety elements and signage shall be included in the gate design and shall be approved by the City and all impacted agencies. All gates shall meet the Fire Department requirements and provide passage with unobstructed vertical clearance. A minimum stacking distance of two cars shall be provided.

C. Public Safety Access. Access shall be provided at all times for law enforcement agencies, the Fire Department, City inspection, utility and other health and safety related vehicles.

The following sign standards have been established for the purpose of maintaining the quality and aesthetics of signs throughout the Specific Plan area for the mutual benefit of all tenants and residents, and to comply with the approved Comprehensive Sign Plan for the development. Sign standards are subject to final approval by the City of Highland as part of a Comprehensive Sign Plan submittal. If a conflict is found to exist between the sign standards in this Specific Plan and the final sign standards established in the Comprehensive Sign Plan approved by the City of Highland, the latter shall prevail. Please refer to Section 6.5, Signage and Environmental Graphics Program, for additional Specific Plan signage program standards.

Located along the freeway, the pylon signs shall not exceed ninety feet (90’) in height and will be internally illuminated. One (1) of the freeway pylon signs may also include an electronic message board for on- and off-premise advertising that may be twenty-four feet tall by eighteen feet wide (24’ x 18’). Any proposal for a freeway oriented electronic message board shall be reviewed by the Planning Commission for a recommendation to City Council for their review and approval

USE AND DEVELOPMENT STANDARDS

5.8.2. East Gateway Monument Sign

5.8.3. Multi-Tenant Monument Signs

5.8.4. Pad Monument Signs

5.8.5. Tenant 'Identity Signs
113
prior to submitting of building permits. The pylon signs may include the names of tenants, with each tenant cabinet being no more than eight feet (8’) tall.

Located at the southeast corner of the Specific Plan along Greenspot Road, the monument sign shall not exceed thirty-eight feet (38’) in height and will be internally illuminated. The monument sign may include an electronic message board for on- and off-premise advertising that may be nine feet tall by fourteen feet wide (9’ x 14’). Any proposal for an electronic message board shall be reviewed by the Planning Commission for a recommendation to City Council for their review and approval prior to submitting of building permits. The monument sign may include the names of tenants, with each tenant cabinet being no more than four feet (4’) tall. The East Gateway Monument Sign is not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road.

Located along Greenspot Road, multi-tenant monument signs may be up to thirty feet (30’) tall and will be internally illuminated. Multi-tenant monument signs are not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road.

The pad monument signs will be pedestrian scale, with a maximum height of ten feet (10’). Pad monument signs are not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road.

Tenant identity signage can exhibit the logos, look and feel of the stores they represent; however signage shall also maintain consistency with the Comprehensive Sign Plan.

USE AND DEVELOPMENT STANDARDS

5.8.5.1. General Requirements

5.8.5.2. Specifications
114
A. Tenant shall submit, for approval, prior to fabrication, four (4) copies of detailed drawings indicating the location, size, layout, design, color, illumination materials and method of attachment.

B. Tenant or Tenant's representative shall obtain all permits for signs and their installation.

C. All signs shall be constructed and installed at Tenant's sole expense.

D. Tenant shall be responsible for the fulfillment of all requirements and specifications, including those of the City of Highland.

E. All signs shall be reviewed for conformance with the standards established in the Comprehensive Sign Plan. Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole right of Developer or Developer’s authorized representative.

F. Tenant shall be responsible for the installation and maintenance of Tenant’s sign. Should the Tenant’s sign require maintenance or repair, the Developer shall give the Tenant thirty (30) days written notice to effect said maintenance or repair. Should the tenant fail to do the same, the Developer may undertake repairs and the Tenant shall reimburse the Developer within ten (10) days from receipt of the Developer’s invoice.

G. Advertising devices such as attraction boards, posters, banners and flags shall not be permitted.

A. General Specifications:

1. No animated, flashing or audible signs shall be permitted.

2. All signs, including temporary signs and their installation shall comply with all City of Highland’s building and electrical codes.

3. No exposed raceways, crossovers or conduit shall be permitted. All tenant signage shall consist of individual letters and logos installed onto the building’s wall surface. Tenant signage shall not include any background color, material

USE AND DEVELOPMENT STANDARDS

5.9. Defensible Space Guidelines
115
and/or structure used to delineate tenant’s signage. The Developer shall have the sole and separate discretion in varying any provision of these specifications.

4. All cabinets, conductors, transformers and other equipment shall be concealed.

5. Temporary signs and painted lettering shall not be permitted except as approved by the City of Highland.

6. Any damage to the sign band face or roof deck resulting from Tenant’s sign installation shall be repaired at Tenant’s sole cost.

7. Upon removal of any sign by Tenant, and damage to the sign band face shall be repaired by the Tenant or by the Developer at the Tenant’s cost.

8. All signs or devices advertising an individual use, business or building shall be attached to the building at the location directed by the Developer.

In response to concerns of the Police Department and the Fire Department, this Specific Plan incorporates design elements to discourage criminal activity and facilitate the provisions of emergency services. The Specific Plan elements that address “Defensible Space” or “Crime Prevention through Environmental Design” include:

A. Landscape design that avoids dense plantings immediately adjacent to buildings that could inhibit the ability of the Fire Department to use emergency equipment and create hiding places.

B. Landscape design that focuses on creating usable spaces within outdoor areas to encourage outdoor activity.

C. Parking design that maximizes visibility and surveillability.

D. Directories located to ensure quick access and site orientation by emergency personnel.

E. Residential units oriented toward the street, paseos and/or open space areas for maximum visibility.

USE AND DEVELOPMENT STANDARDS
116
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DESIGN GUIDELINES

6. DESIGN GUIDELINES

6.1. Purpose and Intent

6.2. Commercial E Mixed-Use Design Guidelines
117
Previous chapters of the Specific Plan have addressed the Specific Plan’s land use and infrastructure plans. The purpose of this chapter is to ensure that all individual development undertaken pursuant to this Specific Plan will conform to high standards of design excellence.

The following guidelines establish a design framework that individual developers of commercial centers and residential neighborhoods will use as a guide for new construction. The guidelines encourage creativity in site planning and architectural design, and promote a cohesive community by integrating commercial areas and residential neighborhoods with open space uses.

This chapter identifies design guidelines for commercial and residential architecture, as well as for site planning, outdoor mechanical equipment, lighting and signage. They provide criteria for design that include written statements, sketches, photographic illustrations, and examples which will be used to evaluate every design proposal.

Design should clearly reflect the “place making” techniques described in this Chapter. Through careful planning, the Specific Plan area is destined to be an attractive and desirable place for its new residents to live, work and play, as well as a destination for Highland residents to shop, eat and be entertained.

The purpose of the Commercial and Mixed Use Design Guidelines is to establish planning and design parameters that will allow both design controls and design flexibility for the future development of Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center.

The following guidelines shall apply to the development of retail, entertainment, office, hotel, and other non-residential uses within Planning Areas 1 and 3. These guidelines provide design

DESIGN GUIDELINES

6.2.1. Site Planning
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118
criteria for site planning, theming, building mass and organization, architecture, circulation, screen walls and fences, retaining walls, service facilities, mechanical equipment, trash enclosures, outdoor storage, outdoor lighting, pedestrian areas, and special uses including drivethrough facilities.

Within the Specific Plan area, site design should first address the nature and function of the use and structure. Architectural design and details are critical for all structures within public view.

Landscaping, including entry features, is to be provided to highlight positive visual features, and to provide a pleasant outdoor environment. Design within the Specific Plan area should meld function and form, not one to the exclusion of the other. Consequently, each development plan submittal will be reviewed for its overall design, with emphasis on individuality and allowance for unique functional needs.

To facilitate design integrity among the structures within the Specific Plan area, the following should be incorporated into the design of commercial and mixed use developments:

Require comprehensive master planning of the proposed development to ensure integrated site-planning including logical connection to adjacent uses.

Compatibility should be promoted through appropriate location and orientation of buildings.

Placement of buildings should consider the context of the commercial area, the location of nearby residential land uses, the location of major traffic generators, and circulation routes.

Buildings should be sited so that architectural focal points can be provided at strategic locations.

Building storefronts should face pedestrian walks, public parking or adjacent buildings.

Architectural design and details are
critical for all structures within public
view.

DESIGN GUIDELINES

6.2.2. Design Theme
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119
Physical and psychological security for patrons should be enhanced through appropriate design, such as locating buildings and windows to maximize “eyes” on entryways and pedestrian pathways, and parking lots; adequate lighting should be provided throughout; and design and enhancement of landscaping should not block views of entries and pedestrian pathways.

The general design theme for Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center is established through guidelines that promote an agrarian character that creates an overall “Sense of Place”.

Planning Areas 1 and 3 contain a mixture of uses and an agrarian architectural style. These Planning Areas emphasizes the agrarian style that provides vitality and interest to the project with a simple and elegant design. Listed below are objectives that should be followed:

A building should be designed for its particular site conditions, whether abutting the Village Paseo, or fronting Greenspot Road.

Diversity can also be accomplished with a balanced mix of tenants. The size and quality of the tenants, the indoor and outdoor display concepts, and the quality of the building exteriors are all factors of design diversity.

If visible from SR210, public streets, central parking lots, primary circulation routes or adjacent buildings, side and rear building elevations should be designed with attention to the agrarian style design theme.

Creation of a unique “Sense of Place” and community should be encouraged.

Details should enhance the design or character of a building.

Windows and openings should be consistent with the architectural style of the buildings and maintain similar proportions and rhythm with those on adjacent buildings.

DESIGN GUIDELINES
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6.2.3. Building Mass and Seale

6.2.4. Articulation and Entrances
120
Structures should incorporate design details that create a warm and inviting appearance with functional elements such as courtyards, plazas, gateways, colonnades and portals. Courtyards and plazas will be designed near smaller scale commercial buildings, and not near large scale commercial buildings.

These elements help to define and organize space into smaller elements.

The design of outdoor patios (i.e. enclosures, landscaping, furnishings) should be compatible with the architectural style of the building.

The site is seen from SR210 along the west and south that is raised about twenty-five (25) feet above adjacent grade. Therefore, the buildings will be seen from different angles and heights. As a result, roof top equipment will not be able to be screened from view of SR210 due to the height of the State Route compared to the buildings in the Specific Plan area. The building forms should be treated in a three dimensional, sculptural way, with the possibility of a variety of roof forms.

In addition, roofs need to be designed with mechanical equipment in mind. Equipment should be screened from street level with raised parapets, or other equivalent solutions.

Pedestrian-scale should be provided on ground levels especially in multi-storied buildings.

Pedestrian-scaled building details, such as windows, doors and entry features will also enhance the human scale to the project.

A. Articulation. Buildings should be articulated to provide architectural interest and reduce large massing elements. Articulation of horizontal and vertical surfaces, along with fenestration and openings, color, texture and the use of varied materials, should be used to reduce the appearance of undifferentiated massing. Large smooth, unarticulated surfaces should be avoided.

DESIGN GUIDELINES

6.2.5. Materials and Colors
121
Design buildings with three-dimensional quality; building facades should be based upon a pleasing set of proportions.

Differentiate between the three traditional parts of a building: base, mid-section, and top through the use of wall articulation and/or contrasting materials and colors.

B. Building Entries. A building entry provides the opportunity to create a detailed point of arrival for pedestrian users.

Building entries should be pronounced and easily recognizable, contribute to the building’s design character, and provide climate protection.

Provide highly visible building entrances, preferably oriented to the streets and outdoor spaces; entrances may be clearly expressed with, overhangs, special materials and/or detailing to enhance the architecture.

Openings should be designed to maximize natural light into the building and to allow visibility of interiors from the outside.

Require a high degree of street level transparency, especially along sidewalks, important outdoor spaces and heavily trafficked areas; the use of reflective, opaque, and darkly tinted glass should be restricted.

Materials and colors harmonious with the agrarian style should be used in order to create visual interest. Exterior materials and color scheme should be consistent with the agrarian style architecture in Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center.

An example includes exposed concrete or stucco with stone or brick base in neutral colors such as beige, tan, and/or brown. Diversity and richness of architectural expression will be achieved with a variety of material choices that are seen in proximity to one another. Materials such as stone, wood, tile, concrete, metal and glass can be introduced in different facade treatments to ensure that a single material such as cement plaster is not dominating the palette.

Materials and colors harmonious with
the agrarian style should be used to
create visual interest.

6.2.6. Roof / Rooftop Equipment

DESIGN GUIDELINES
122
Avoid large expanses of smooth surfaces such as concrete or glass. A mixture of smooth and textured blocks for exterior building walls is encouraged.

Use materials that exhibit permanence and quality, and that unify a buildings appearance on all sides that face the public view and main parking fields; materials and colors should promote visual harmony and preserve the agrarian architectural style. Stone veneers, brick, tile, pre-cast architectural concrete, or stucco are preferred.

To maintain the agrarian appearance and to create a historic interest, building materials should be consistent with the agrarian style for each block of storefronts. Materials may be used to highlight building entrances or distinguish the building base.

Material and color change should occur at a change in the building plane, and reinforce the buildings massing concept.

Colors on all facade elements should be coordinated, including awnings and trim.

Visual roof elements should be designed consistent with the general building character.

Materials and colors should complement the architectural style.

Locate and/or screen rooftop equipment so that it is not visible from streets and publicly accessible spaces; Methods of rooftop screening should be integral to the building’s form.

When roof decks and mechanical units are visible from adjacent developments, they should be as unobtrusive as possible and painted to match the finished roof material.

Visual roof elements should be designed
consistent with the general building
character.
)ES1GN GUIDELINES

6.2.7. aimute Protection

6.2.8. Green Building Techniques
123
Given the hot summer weather, buildings should contribute towards the creation of shaded walkways using trellises, awnings, canopies, loggias, colonnades and other similar devices.

Street trees and landscaping should also provide shade during the hot summers.

Shading devices should be designed as an integral part of building facades and should be integrated into the aesthetics of the architecture.

A variety of materials with a sense of permanence should be used for shading devices, e.g. wood louvers. At the same time, less durable materials that exploit the qualities of light with their transparency, like matte finished fabrics used in awnings, may be used.

Screening devices and other elements of building design need to buffer against occasional strong winds.

Green Building is a benefit to the community and the region. It provides for resource efficiency and is an environmentally safe approach to building. Higher energy efficiency means less utility operation, and less utility operation means less air and water pollution. It also encourages conservation of water resources, preserving of the old growth forests, and recycling as much construction waste as possible. Green building techniques shall be utilized by the builder(s) and include:

Design and build commercial buildings to exceed 2005 California Title 24 standards by a minimum of five percent (5%).

Residential areas will meet Title 24 requirements and include green building and site planning techniques such as listed below in Residential Green Building Strategies.

Reduce water consumption by utilizing innovative indoor plumbing designs.

Reduce wood use by employing engineered wood systems where practicable.

Canopies provide shade from the hot summer
weather.

DESIGN GUIDELINES
Residential Green Building Strategies
Building design should exploit the use of natural light with light shelves and similar devices to minimize the dependence on artificial light.

Greenspot Village is an infill and mixed-use developments that will increase economic vitality and make the most of existing infrastructure. - will include exploring the following and implementing, where feasible and practical, for the Greenspot Village overall specific plan and consideration for the specific plan area location. The plan may also include third party verification through California Green Builder, Build It Green GreenPoint rated, National Association of Home Builders (NAHB) Guidelines, employ elements from the U.S. Green Building Council Leadership in Energy and Environmental Design (LEED) rating system, or other recognized green building strategy:

Policies and designs that make it easier for people to drive less.

Planning and design decisions that encourage neighborliness and outdoor activities.

Durable and low-maintenance materials and design strategies that help keep homes affordable year after year.

Cool site strategies that reduce the urban heat island effect.

Passive solar heating, overhangs on south windows, deciduous trees on west and south sides.

Upgraded insulation, structural insulated panels, and high performance lowenergy windows.

High efficiency heating and air conditioning equipment, and energy efficient Energy Star appliances.

Solar water heating for space heating and domestic hot water, photovoltaics for on-site electricity generation.

Reuse/recycling of construction and demolition waste.

Recycled fly ash in concrete.

DESIGN GUIDELINES

6.2.9. Lighting
125
Advanced framing techniques, engineered lumber, Forest Stewardship Council (FSC)-certified framing lumber.

Recycled-content decking, ceramic tiles, carpet and other products.

Flooring made from rapidly renewable resources such as cork, linoleum, bamboo.

Low-water landscaping and high efficiency irrigation.

Green roofs.

High efficiency faucets and showerheads with below-standard flow rates.

Water submeters to encourage conservation.

Water-efficient dishwashers and washing machines.

Noise and vibration controls.

Kitchen and bathroom fans that exhaust to the outside to remove moisture from the home.

Low- or no-VOC paints, coatings and adhesives.

Pressed-wood products with reduced formaldehyde and flooring with low VOC emissions.

Explore innovative and new technologies that enhance energy efficiency, conserve resources and reduce environmental impacts.

Light should be considered as an integral part of building design. Proper lighting design will have a positive effect on the appearance of the building and the perception of users and promote a safe and enjoyable nighttime pedestrian environment.

Lighting that is visible on the inside and outside of a building contributes to the quality of mood and can provide a sense of being inhabited and safe. Lighting can enhance and enrich the character of the entire project.

Within the Specific Plan area there will be a need for several exterior lighting types:

DESIGN GUIDELINES
Area Lighting – for public and private parking lots, alley ways, parkways, pedestrian paseos and walkways. Such lighting should be set in a manner that assures maximum lighting benefit without allowing stray light to intrude into windows of nearby residents or to create glare problems for nearby automobile traffic.

Ornamental Lighting – not intended to light large area or wall surfaces.

Ornamental lighting plays an important role in bringing visual life to streets at night. Colors, finishes and design, or ornamental lighting should be compatible with the agrarian style design characteristics of the architecture. “Hidden Source” Lighting – for certain prominent architectural features, hidden source lighting can be used to create dramatic effects, illuminating towers or other unique architectural features. Such lighting can be concealed in soffits, behind kedges or parapets, or even set into landscape areas with the light directed at the element to be highlighted.

In addition, the following “rules of thumb” should apply:

Lighting levels should be sufficient for the safety and security of vehicular and pedestrian traffic, but should not spill onto adjacent properties.

Lighting should be provided in all parking, vehicular, and pedestrian circulation, loading, and storage areas.

Lighting in parking lots should be located to assure adequate light levels and create an even level of illumination.

Exterior lighting should be architecturally integrated with the building style, materials, finishes and colors.

Building design should exploit the use of natural light with windows, skylights, light shelves and similar devices, minimizing dependence on artificial light.
•L'
t1017

DESIGN GUIDELINES

6.2.10. Access and Parking Facilities

6.2.11.Pedestrian Areas and Linkages
127
Parking lot design should include an efficient traffic movement pattern, adequate turning radii, convenient parking locations, a useful pedestrian circulation system and landscaping to enhance appearance.

Textured or colored pavement materials may be used to draw attention to pedestrian circulation paths.

Pedestrian areas should provide an environment that invites visitors, workers and residents to stores and creates an informal social area. Courtyards, patios, plazas, enhanced paving, water features, street furniture, and similar pedestrian amenities should be incorporated into pedestrian oriented building areas whenever possible.

Sidewalks and pedestrian paths should provide convenient connections between storefronts, outdoor spaces, and parking, as well as to adjacent residential uses.

It is especially important to provide clearly marked and direct pedestrian pathways that connect parking areas with sidewalks and storefronts.

Use landscaping to reinforce pedestrian connections; for instance, attractive paving and planting design may identify and highlight these connections by establishing a visual separation between vehicular and pedestrian routes.

Place street furniture and pedestrian amenities so that they do not interrupt connecting walkways and paths.

Provide side walks with street trees, pedestrian-scaled light fixtures and street furniture.

Plazas may be located throughout the Specific Plan area. A plaza is defined as mostly hardscape, outdoor public space oriented toward the pedestrian and in which cars are excluded. Its main function is to allow for a place for sitting, strolling, eating and interacting with other people.

General characteristics are as follows:

DESIGN GUIDELINES
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6.2.12. Service Facilities, Mechanical Equipment and Trash Enclosures
Plazas should include amenities such as benches, outdoor eating areas, landscaping, accent lighting, public art, shade, trash receptacles, and water fountains.

Design plazas with:

Ample seating space;
A central focal point such as public art, landscaping, or fountain; Areas in both sun and shade;
Public space framed by surrounding buildings.

A. Service areas (i.e. areas for loading/unloading, unpacking of goods, auto service, etc.) should be simple, efficient, and functional.

Support facilities for utilities, transformers, generators, mechanical equipment, loading areas, and trash enclosures should be adequately screened from view from main circulation routes, parking areas, and adjacent buildings. Screening should be of a material complementary to the structure and or landscaping and berming.

Utility equipment such as electric meters, electrical panels and similar equipment should be located either in a utility room within the building or should be enclosed within an exterior cabinet or screened from view using architecturally compatible walls or landscaping. Utility equipment can be located outside of a utility room if the utility equipment faces a service drive aisle.

Loading doors should not be located on a building facade directly facing a street.

All loading doors within public view of a public street should be screened with walls, berms or landscaping or blend in with the architecture of the building.

DESIGN GUIDELINES

6.2.13. Special Uses

6.2.13.1.Multiple Store Retailers ("Chain Retailers")
129
B. Trash bins and compactors should be stored in an approved enclosure or service yard and placed between or within buildings wherever possible.

Refuse bins should be provided in sufficient number, and placed in convenient location(s).

Landscaping should be used to screen trash enclosures. Vines planted to obscure enclosure walls can also deter graffiti. The use of chain link fencing, barbed wire or razor wire is not permitted.

Trash enclosures should be constructed with materials that are architecturally compatible with the main building.

Trash areas should not be used for storage. The premises should be kept in a neat and orderly condition at all times, and all improvements should be maintained in a condition of good repair and appearance.

Fire risers and roof access ladders shall be placed inside the building screened from public view.

Design guidelines for Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center recognize the value of brand recognition for retailers with multiple stores locations. A retailer with multiple stores typically employs a retail format that is common among locations and may include standardized signs, architecture, design, interior and exterior colors, forms, shapes, materials, and the display of standardized logos to promote and enhance the company’s image, products or services.

Multiple store retailers include those whose market areas may be the local area or regional, national, or international markets. Accordingly, each tenant that is part of a multiple location retail organization shall be permitted to construct and improve premises within the Specific Plan Multiple store retailers shall be permitted to
construct and improve premises that are
consistent with that company’s retail prototype
format.

DESIGN GUIDELINES

6.2.13.2. Themed Restaurants

6.2.13.3. Drive-Through Facilities
area that are consistent with that company’s retail prototype format, including but not limited to: standardized signs, architecture, design, interior and exterior colors, forms, shapes, and materials, and the display of standardized logos, sign text, script, color, awnings and text thereon, lighting, and landscaping and shall be subject to review by the City of Highland Planning Commission.

Design guidelines for Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center recognize the value of brand recognition for themed restaurants with multiple locations.

A themed restaurant typically utilize a restaurant format that is common among locations and may include standardized signs, architecture, design, interior and exterior colors, forms, shapes, materials, and the display of standardized logos to promote and enhance the company’s image and product.

Themed restaurants include those whose market areas may be the local area or regional, national, or international markets. Accordingly, each tenant that is part of a themed restaurant organization shall be permitted to construct and improve premises within the Specific Plan area that are consistent with that company’s restaurant prototype format, including but not limited to: standardized signs, architecture, design, interior and exterior colors, forms, shapes, and materials, and the display of standardized logos, sign text, script, color, outdoor eating areas and patios, awnings and text thereon, lighting, and landscaping and shall be subject to review by the City of Highland Planning Commission.

The siting of drive-through facilities, including ingress and egress, should be integrated to function within the circulation patterns of the surrounding commercial center and should minimize conflicts.

Themed restaurants shall be permitted
to construct and improve premises that
are consistent with that company’s
restaurant prototype format.

DESIGN GUIDELINES

6.2.13.4. Vehicle Fueling Stations
Drive-through lanes should be sited to minimize conflicts with walk-in patrons traveling from the parking lot to the building entrance.

Drive-through uses should provide similar architectural elements as other buildings.

Drive-through windows that face major circulation routes or primary views within a commercial center shall be adequately screened with landscaping.

Landscaping should be designed and located to soften the visual impact of vehicle stacking areas for drive-through windows.

Outdoor seating areas, play equipment, and perimeter fencing should have an attractive design that is compatible with the architecture of the main building.

On-site circulation and ingress/egress should be integrated to function with the circulation patterns of the surrounding commercial center.

The design of on-site circulation patterns should take into account vehicular and pedestrian circulation for all on-sites uses, i.e. fuel pumps, convenience store, car wash, etc.

Vehicle fueling station buildings should provide the same architectural quality and elements as other buildings in the commercial center and be compatible with surrounding buildings.

Accessory structures, i.e. canopies, cashier booths, car wash tunnels, should feature architectural design and detail consistent with the main building and adjacent buildings
Vehicle fueling stations that include car wash facilities in which customers exit their cars should provide an indoor or shaded waiting area.

DESIGN GUIDELINES

6.2.13.5. Large Volume Buildings
Reduce the apparent scale and uniformity of facades in order to make larger buildings seem more inviting.

Long, undifferentiated surfaces, facades, or building frontages are strongly discouraged. At least three features that add visual interest, such as arcades, decorative cornices, display windows, windows articulated with trim, and entry awnings should be used on front facades.

In situations where blank walls are necessary for structural reasons, these surfaces shal be enhanced with decorative materials, colors, trellis structures, murals or other detail elements that complement the building.

Varying rooflines and forms should be used to create interest and reduce the apparent scale of large volume buildings.

Roofline variations should be used to provide architectural style or character for large volume buildings that are limited in wall configuration due to functional constraints.

Cornice treatments, parapet wall details, overhanging eaves, and similar methods should be used to enhance the architectural character of the roof.

Color schemes should be neutral and help reduce apparent size and bulk of buildings.

DESIGN GUIDELINES

6.3. Residential Design Guidelines

6.3.1. Design Principles
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133
The goal of the following residential design guidelines is to create a community that is unique within the Inland Empire and reminiscent of Highland’s heritage. Looking back on Highland’s older established neighborhoods for inspiration, the intent of the Specific Plan is to recapture the charm and essence of these original home styles expressed in a simple manner adapted to modern functions.

These homes will demonstrate individuality, and a high quality of design and construction.

Overall compatibility throughout neighborhoods and the community will be achieved through a community wide landscape program. Natural features, such as City Creek along the northwestern boundary of Planning Area 2 – Residential Villages, may create opportunities for view corridors that overlook City Creek. Planning Area 2 may provide future access to regional trails that run parallel to City Creek.

The following guiding principles for the residential design guidelines is to create a sense of community and a sense of place that is open, safe, walkable, well maintained, has excellent connectivity, well landscaped and promotes community gathering places such as parks, recreation areas and trails.

Creating community identity/character.

Create an “open” feel through the use of open space, building setbacks, building separation, landscape, site planning and minimizing groupings of garages.

Apply sound environmental design techniques, creating a garden atmosphere.

Avoid alleyways lined by garages without windows on the street.

Create walkability through safe pedestrian pathways that are well lit and pleasantly landscaped.

Existing homes in Highland

DESIGN GUIDELINES

6.3.2. Safety
Assure easy connectivity throughout the community to retail areas, the Highland Marketplace and Village Center.

Create tree-lined shaded narrow streets.

Create a management and maintenance plan that will ensure long term sustainability of the community, maintaining structural and aesthetic integrity of the buildings and a healthy, clean and attractive landscape environment.

Provide for community gathering places, i.e. pocket parks, recreation areas, tot lots, courtyards, etc.

Create an aesthetically pleasing atmosphere through landscape and architectural design.

Safety, both perceived and real is an important goal of the Specific Plan. To achieve this, the following principles are encouraged:

Maximize residents’ ability to view public spaces.

Encourage residents’ use of community gathering spaces.

Provide appropriate lighting for streets, paths, alleys, and parks.

Encourage resident interaction and ability to watch out for each other.

Maintain a safe environment by promoting clear visual connections to sidewalks, parking lots and parks while avoiding the use of solid fences, garage lined alleyways and other barriers.

Locate open spaces and recreational areas so they are visible from nearby homes and streets.

Avoid landscaping that might create blind spots or hiding places.

Create a sense of community ownership.

DESIGN GUIDELINES

6.3.3. Architectural Style and Plan Mix

6.3.4. Architectural Style
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135
An important goal in this community is to develop varied and interesting street scenes. In order to achieve this, the following architectural style and plan requirements should be met:

In all neighborhoods provide:

Minimum of 3 plans
Minimum of 2 elevations per plan
Minimum of 2 different color schemes per plan
Minimum of 2 different architectural styles per neighborhood.

Builders will select from the palette of architectural styles explained in the following section.

The Specific Plan residential design guidelines are intended to promote visual compatibility and individuality for the neighborhood and home. The residential guidelines do not promote rigid adherence to architectural styles, but assist in the design and quality of the end product.

Achieving variety and diversity in neighborhood architecture is a key community objective. For concept and inspiration, the Specific Plan has turned to Southern California’s past. The “early California” heritage is one that embraces a lineage of architectural styles throughout California from the 1900s through the 1940s. Each style has historical precedence in southern California, and is capable of contemporary interpretation. The intent is to encourage application of detail and materials authentic to the spirit and character of the style.

Each neighborhood should utilize the architectural styles selected from the list below.

Spanish Colonial
Monterey

DESIGN GUIDELINES
Craftsman Bungalow
Folk Victorian
Colonial Revival
Each residential style is presented on the following pages in the form of an image collage and a matrix description of its main components.

DESIGN GUIDELINES
137
Spanish Colonial
Spanish Colonial style is distinguished by tile roofs, stucco walls, heavily textured wooden doors and highlighted ornamental ironwork. The architectural courtyards of the Spanish Colonial heritage include hanging pots, a flowering garden and shade trees as the foreground design elements.

Key features of this style were adapted to the southern California locale. The plans were informally organized around a courtyard with the front elevation very simply articulated and detailed. The charm of this style lies in the contrast of materials and textures.

DESIGN GUlDEUNEF
Table 6-1: Spanish Colonial Style Elements
Style Elements
Form
- Three story massing with one story elements
- Deep recessed arches
- Boxed out elements on second floor
- Varied plan forms
Roof
- Low pitch roof
- Predominantly gabled side to side roof with forward
facing hip roof element
- Unenclosed eave overhang with elaborate exposed
rafter tails
- Concrete “s” barrel tiles
- Overhangs with tight rakes and 12” eaves
Walls - Smooth or sand stucco finish
- Surface to reflect waviness or unevenness
Windows
- 9 and 12 pane windows with colonial accent rim
- Rectangular shape feature windows on front elevationsingle or ganged curve top shape

DESIGN GUIDELINES
139
Color - White and earth toned body with bright accent trim - Wood toned or dark brown trims
Details - Ornate black wrought iron accent details at walls, windows, light fixtures and gutters
- Carved wood style entry door
- Full length porch
- Black wrought iron balconies
- Decoratively shaped rafter tails are preferred over
tight eves
- Decorative tiles recessed in wall plane
- Garage door patterns complementary to style
- Old world - metal hardware

DESIGN GUIDELINES
140
Monterey
The Monterey style is a combination of the original Spanish Colonial adobe construction methods and the basic two-story New England colonial house. Prior to Monterey, all Spanish colonial houses were one story. This innovation combined with double-height roofed porches around the structure created a new style. This style introduced two-story residential construction and shingle roofs to California.

DESIGN GUIDELINES
Table 6-2: Monterey Style Elements
Style Elements
Form - Three story horizontal massing, simple form
- 2nd or 3rd story balcony across the front elevation
Roof
- Main hip roof with balcony shed roof break at 31/2 to 4 1/2 slope
- Shingle texture flat tile, barrel or “s” concrete roof tile - Extended eaves with shaped rafter tails
Walls - Smooth stucco walls with horizontal and vertical siding accents at gable ends
Windows
- Vertical window shape with multiple panes often used
in groupings
- Gothic shaped feature window at first floor
- Colonial window and trim
- Curved top feature window
- Small beveled or stained glass accent window at front elevations
DESIGN GUlDEUNEF
Color - White and light earth toned bodies
- Wood or dark brown trims, balconies
Details
- Wood framed balcony and railing
- 4” to 6” diameter round gable tile vents
- Simple wood column detail
- Shuttered windows
- Eclectic accent details
- Chimney top detailing

DESIGN GUIDELINES
143
Craftsman Bungalow
The Craftsman Bungalow style originated in California in the 1890s and is characterized by natural building materials and colors, broad overhangs with exposed rafter tails at the eaves, and porches supported by chunky square columns. In southern California, the Craftsman style evolved from bungalows that were the production home of the time.

Detailed Guidelines for Craftsman Bungalow Style Attached Products.

Each individual dwelling should be clearly expressed as a single identifiable unit through the use of pronounced roof forms, changes in building mass, pronounced entryways and feature windows, such as bay or large divided picture windows.

Each dwelling should have a front porch covered and partially enclosed by a decorative rail.

Traditional elements such as trellises, decorative chimneys and dormer windows should be incorporated into the design.

DESIGN GUlDEUNEF
Table 6-3: Craftsman Bungalow Style Elements
Style Elements
Form - Cross gabled or gable fronted three story box or rectangular like massing under main roof
Roof
- Low pitched gabled roof
- Unenclosed eave overhang with elaborate exposed
rafter tails
- Decorative ridge beams
- Overhangs at 16” to 24”
- Hip and gable roofs
- Shingle texture flat roof tile
Walls
- Horizontal siding
- Plain wood shingle siding
- Stone or Brick base
- Stucco with stone base
- Blended stucco with siding
Windows
- Ribbon windows 3 or more ganged
- Single hung window
- Mullions in upper half

DESIGN GUIDELINES
145
Style Elements
Color
- Earth tone colors (light or deep)
- Playful, dark accent
Details
- Black wrought iron or copper accents
- Entry porches with heavy square columns or posts in
stone or brick piers
- Carved wood style entry door with geometric patterns
- Arts and Crafts or Mission lighting fixtures
- Classically styled columns

DESIGN GUIDELINES
Folk Victorian
The spread of Folk Victorian was made possible by railroads expanding into smaller towns and cities. Mass-produced wood features could be transported quickly and cheaply almost anywhere. Home builders often simply added trim and ornament to traditional folk houses. The symmetrical, casual look with a more decorated appearance is typical of the Folk Victorian.

DESIGN GUIDELINES
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147
Table 6-4: Folk Victorian Style Elements
Style Elements
Form - Three story square symmetrical shape with simple gabled, cross-gabled, hipped or pyramidal roof forms
Roof
- Flat tiles or shingles
- Standard roof pitch
- Overhangs at 12” to 18” with applied cornice line
brackets
Walls
- Stucco is smooth to light sand finish
- Stucco eave details
- Lap siding applied as a full wrap or on the front, side and rear as enhancements
Windows
- Simple window designs
- Wood or stucco trim used on front elevation windows
- Shutters may be used on front elevations
DESIGN GUlDEUNEF
Color
- Wide range of earth tones or tertiary colors such as
olive
- White detailing or contrasting trims
Details - Entry covered with front porch
- Porches on the front elevation with flat, jigsaw cut
trim along roof and at square posts
- Italianate or Queen Anne inspired details
- Simple detailed doors with wood surrounds and
integrated sidelights.
- Chimneys are stucco - Brackets or spindle work on porches

DESIGN GUIDELINES
149
Colonial Revival
The Colonial Revival style is distinguished by elaborate entry statements such as a porch or portico, articulation of the roof shape with element such as a formal dormer window. Second stories with overhangs, dormers, and gabled roofs are favored, which evolved into classic elements of this traditional American style. Later, wings or smaller continuous gable forms were added to each side of the house, becoming a lasting characteristic. Wood shutters and an enhanced entry element and/or trim are the finishing details for an otherwise simple and functional form.

DESIGN GUIDELINES
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Table 6-5: Colonial Revival Style Elements
Style Elements
Form - Simple rectangular massing of one, one-and-a-half, two, or three stories stacked wall planes
Roof
- Medium pitch roofs with little or no overhang
- Dominant gable or hip roof
- Flat smooth concrete or composition tile
- Cornice at gables
- Gambrel roof
- Boxed eaves
Walls - Smooth stucco finish or horizontal lap siding
Windows
- Vertical multi-paned windows in groupings
- White vinyl wrapped aluminum frames
- Decorative round or half round windows

DESIGN GUIDELINES
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6ork
Color
- Wide range of earth tones or off-whites
- Playful / dark accents
- White or contrasting trim and details
Details
- Brick veneer accents on walls
- Chimney detailed with brick veneers
- Dormers
- Shutters on front elevations
- Entry door porches
- Columns
- Corbels

DESIGN GUIDELINES

6.3.5. Colors and Materials

6.3.6. Building Orientation
The colors and materials used within the Specific Plan’s residential neighborhoods should reflect a general theme of environmental harmony with the surrounding community, topography, and neighborhood character. The palette of architectural styles selected for the residential guidelines contributes to this goal, as each style has an historic lineage that shares this common sense approach to the use of materials and colors indigenous to the region. Color palettes that reflect traditional architectural themes are the basis for successful modern interpretations. New interpretations of these classic combinations of materials and inherent colors are encouraged as they relate to a general feeling of neighborhood unity.

A variety of natural materials and earth toned base colors provides the diversity for visual interest while unifying the buildings with their settings and creating a timeless appeal. The primary purpose of the architectural style palette selection is to avoid monotony, provide a variety of colorful schemes and promote visual diversity. To further this goal of diversity, the following criteria should be met:

Each elevation should have a minimum of three colors (For example, one body color, one trim color, and one accent color).

Individual color schemes must be appropriate to the architectural styles with a selection of accent materials, roof profiles and colors.

The “living” portions of the house should be pulled forward on the lot so that animated architecture can visually dominate the street scene. House designs should place entries, windows, front porches, covered terraces, and living areas directly facing the street or paseo on most plan variations.

DESIGN GUIDELINES

6.3.7. Massing and Plotting
153
Creating a street scene that functions well and has visual variety is a key community objective.

To provide more interesting neighborhood street scenes, variable front yard setbacks are required and variable side yard setbacks are encouraged.

The following massing and plotting criteria are intended to develop variation in appearance and a sense of individuality for each home. Projects with nearly identical buildings and streets without variation in placement and form are discouraged.

A. Vary Massing
Provide variable setbacks to different parts of the home to encourage vertical and horizontal massing breaks, in addition to alternative garage layouts and alternate plan configurations.

B. Site Design
Reduce the scale and size of each neighborhood by creating “subneighborhoods”: through the use of short street segments, short cul-de-sac streets, grade separations between housing clusters and other clustering concepts.

Plot alterative plan types and/or elevations styles on contiguous lots.

Refrain from strict compliance to minimum garage setbacks to avoid contributing to a repetitious street scene. Typically, plans should be reversed and plotted so that garages and entries are adjacent to each other to create an undulating setback. Occasionally, this pattern should be broken to avoid monotony.

C. Rear Articulation
The rear elevation of all structures that back onto either roads or public open space should incorporate varied wall planes, roof forms and orientation, and window treatments.

DESIGN GUIDELINES

6.3.8. Garage Treatments

6.3.9. Design Elements
Articulate the rear elevation and roof plane to minimize the visual impact of repetitious flat planes, similar building silhouettes and similar ridge heights.

The home and front yard, rather than the garage, should be the primary emphasis on the front elevation. House designs should place entries, windows, front porches, and living areas directly adjacent to the street on most plan variations, while recessing garages.

Minimize the impact of garages facing the street by varying garage door setback patterns and utilizing a deep recessed door, varying colors, splitting doors into two single doors and using alternative garage configurations such as corner lot garages and alley loaded garages.

Minimize driveway widths as much as possible.

The use of patio structures is encouraged. They should be integrated into the building form to add articulation to otherwise large unbroken wall masses.

Exterior stairs that are designed for access to second story living areas should be designed to be incorporated into the architectural theme of the home.

Exterior chimneys should match the style, detailing, color and materials of the home. False chimneys may be considered from concealing gas vents and should appear as consistent with other chimneys on the building.

All gutters and downspouts should be painted. Color of exposed gutters and downspouts should complement the surfaces they are attached to.

Dormer roof vents should be minimized. Ridge vents, gable end vents and soffit vents are preferred methods of providing the required ventilation.

Space should be provided in an adjacent side yard or interior portion of garage to house at least two trash/recycling containers.

DESIGN GUIDELINES

6.3.10. Attached Residential Concepts

6.3.10.1. Architectural Style

6.3.10.2. Building Orientation

6.3.10.3. Articulation of Building Forms and Elevations 155
Individual developers should select multiple styles from those illustrated in the Architectural Styles section of this Specific Plan (Section 6.3.4) for each multi-family neighborhood. If a single style is selected each building type/plan should have at least 2 substantially different building elevations. Each elevation should have at least two (2) different color schemes that are consistent with each selected architectural style.

As many units as possible should be oriented to the street or paseo to help create an active streetscape. Dwelling units not facing the street should be orient around interior open space courtyard elements.

The configuration of buildings, streets, parking, open space and landscaping must balance the needs of the pedestrian and the automobile. Parking should not dominate the experience along any required path.

Elevations must be treated with adequate articulation, materials, and color in keeping with their individual architectural styles to enhance their appearance.

Large blank expanses of wall are to be avoided.

A variety of stacked massing arrangements in keeping with the selected architectural style should be used to vary individual buildings to enhance the pedestrian scale of those spaces.

DESIGN GUIDELINES

6.3.10.4. Entries
The following suggests a number of ways to accomplish this:

Articulate the buildings to vary both vertical and horizontal planes.

Improve the articulation of the plan forms by offsetting upper floor and wall planes.

Provide enhanced trim and details at primary focal points such as building entries, doors, porches or patios to emphasize their importance.

Minimize large, blank masses through articulation of surfaces and wrapping of trim.

Design unique window treatments including shutters, awnings, etc. to provide sources of shade, articulate wall surfaces and contribute to the architectural character of the building and the neighborhood.

Use elements appropriate to the style and scale, such as false shuttered windows, decorative louvered vents and horizontal banding to further articulate and characterize the building elevation.

Entries should locate and frame the doorway and act as an interface between public and private spaces and further identifies individual unit entries. The entry design should emphasize these prime functions.

Wherever possible, site plans should orient the front door and principal access toward the public street.

Entrances should be clearly marked with architectural elements such as porches, arcades, ornamental lighting, landscaping and other elements.

Entrances from public sidewalks should be prominent, visible from the street and connected by a walkway to the sidewalk.

DESIGN GUIDELINES

6.3.10.5. Windows

6.3.10.6. Balconies

6.3.10.7. Garages and Carports
157
Typically the location of windows is determined by the practical considerations of room layout, views, and privacy. Design emphasis should be of particular concern as windows play an important role in the exterior architectural character of multi-family buildings.

Within the appropriate style requirements, group and coordinate windows with other design elements to create a composition and sense of order.

Where possible and appropriate to style, use of multi-paned windows is encouraged.

Windows should be recessed if appropriate to style.

Design unique window treatment to include shutters to provide shade and wind protection, articulate wall surfaces and enhance the chosen architectural style.

The inclusion of balconies is encouraged for both aesthetic and practical purposes. They are useful in breaking up large wall planes, offsetting floors, creating visual interest, and adding human scale to the building. They provide outdoor living areas and elevated open space.

Balconies may be covered or open. They may be either recessed into the mass of the building or serve as a projecting element.

Design balconies as an integral element of the building using details, eaves, supports, and railings in keeping with the architectural style and elements of the building.

Use the same style as the primary buildings as well as compatible materials. This will help to tie the garage or carport facilities into the overall project design while reducing their visual impact.

Avoid stretches of garages lining the street creating an alleyway “tunnel effect.”

DESIGN GUIDELINES

6.3.10.8. Parking

6.3.10.9. Community Recreation Facilities
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Garages must have a minimum of ten feet by twenty feet (10’ x 20’) clear interior dimension.

The number of continuous carport parking spaces should not exceed ten (10).

Provide landscaped breaks in the planes of garage or carports In multi-family buildings adjacent to primary streets, the focus should be street front image and pedestrian access. While accommodating vehicular and parking needs, the intent is to deemphasize the presence of the automobile.

Each project should incorporate interior-oriented parking solutions and use the following design techniques to enhance the architecture of the street scene:

Where parking areas are visible from a public street, these areas should be screened from view with landscape or architectural solution.

Distribute resident parking on site as close as possible to individual units.

Group open/guest parking for convenience.

Attached home neighborhoods may include common recreation facilities such as pools, spas, club houses, management offices, barbeques and other facilities for the community. These common recreational facilities should be key character elements for the neighborhood.

All community amenities, such as street furnishing, benches, lighting standards, trash receptacles should be consistent with selected overall architectural character for the neighborhood.

Color, massing, roof pitch and materials should be compatible with architectural style of buildings in the neighborhood.

Exhibit 6-1 provides examples of recreational amenities to be included in the Residential Villages.

Exhibit 6-i: Conceptual Recreational Amenities

DESIGN GUIDELINES
CENTRAL RECREATION AREA - COURYARD #2
COURTYARD #1 COURTYARD #3
159

DESIGN GUIDELINES
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One hundred-one to two hundred (101-200) units shall provide three (3) of the following recreation amenities or equivalent:7
Open lawn (min. 100')
Tot lot
Community multi-purpose room
Barbeque facilities
Court facilities
Jogging trails
Picnic Areas
7 For each 100 units above the first 200 units, another set of recreational amenities shall be required.

DESIGN GUIDELINES

6.4.Purking Structure Design Guidelines

6.4.1. Siting

6.4.2. Architecture
161
Parking structures within the Specific Plan area should be designed and constructed to the same standards of quality as the uses they serve and should be integrated into the overall development, making them more convenient, accessible and safe. The following guidelines should apply to the development of parking structures:

Pedestrian connections between parking structures and the uses they serve should be convenient and direct. Stairs and elevators should be tied directly to walks leading to plazas, courts or building entries.

Vehicular access to parking structures should be clearly identified and easily accessible, minimizing pedestrian and vehicular conflicts.

Parking structures within the Specific Plan area should convey a simple image of order and quality.

Horizontal and vertical articulation and architectural detail should be used to reduce the perception of massive scale.

Design, detail, building materials, and colors should be compatible with adjacent buildings.

Planted atriums may be provided to create an orientation point within large parking structures.

Within the Planning Areas, service and retail, and residential uses along the ground level of the parking structure are encouraged to break up visual mass of the structure and enrich the pedestrian experience.

DESIGN GUIDELINES

6.4.3. Pedestrian Access

6.5. Signage and Environmental Graphics Program
162
Parking structures should also be screened by berming and/or landscaping for visual relief.

Designs should include multiple points of pedestrian access into parking structures such as elevated walkways, elevators, and stairways. These elements should be designed as an integral part of the structure.

These elements should be placed on the outside of the structure to enhance personal safety through visibility.

Glass elevators and open stairwells are encouraged to provide security.

The signage and environmental graphics program for the Specific Plan is designed to be consistent with the agrarian architectural style. The elements in this program incorporate materials and history from the site and the City of Highland, as well as the surrounding region.

The intent of these elements is to educate, inform, and occasionally, entertain visitors, as they are guided through the development.

Signs within the Specific Plan area provide for tenant identification and directions utilizing colors, materials, finishes and illumination so as to complement one another and be consistent with the upscale character of the Specific Plan area. The overall character of the signage and graphics for the Specific Plan reflects the unique agrarian architecture. The applicant will submit a Comprehensive Sign Plan, which will contain examples of the types of signs the Specific Plan may allow. The location of major signs within the Specific Plan area should be as generally shown on Exhibit 6-2, Conceptual Signage Location Plan.

DESIGN GUIDELINES

6.5.1. Freeway Pylon Signs

6.5.2. East Gateway Monument Sign
163
Located along the freeway, the pylon signs shall not exceed ninety feet (90’) in height and will be internally illuminated. Prior to Comprehensive Sign Plan approval, a flag test will determine maximum height. Additionally, a signed Federal Aviation Administration (FAA) Part 77 letter will be required before review. One (1) of the freeway pylon signs may also include an electronic message board for on- and off-premise advertising that may be twenty-four feet tall by eighteen feet wide (24’ x 18’). Any proposal for a freeway oriented electronic message board shall be reviewed by the Planning Commission for a recommendation to City Council for their review and approval prior to submitting of building permits. The pylon signs may include the names of tenants, with each tenant cabinet being no more than eight feet (8’) tall. The base of each sign will have a finish that is consistent with the architectural design of the buildings. Exhibit 6-3 illustrate examples of freeway pylon signs.

DESIGN GUIDELINES

6.5.3. Multi-Tenant Monument Signs

6.5.4. Pad Monument Signs

6.5.5. Vehicular Directional Signs
164
Located along Greenspot Road, multi-tenant monument signs may be up to thirty feet (30’) tall and will be internally illuminated. Multi-tenant monument signs are not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road. The base of each sign will have a finish that is consistent with the architectural design of the buildings. Exhibit 6-5 illustrates an example of a multi-tenant monument sign.

Tenant identification will have a presence along Greenspot Road with the use of pad monument signs. The design of these monument signs will be of the same style, materials, and construction of the multi-tenant monument signs, but significantly smaller in stature. The pad monument signs will be pedestrian scale, with a maximum height of ten feet (10’). Pad monument signs are not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road. The base of each sign will have a finish that is consistent with the architectural design of the buildings. Major tenant names and/or logos will be prominently displayed, but in a manner not to visually overwhelm the overall design of the architecture and other sign types within the development. Monument signs that display gas prices for automobile service stations will be permitted within the Specific Plan. Exhibit 6-6 illustrates an example of a pad monument sign.

Located throughout the Specific Plan area, but primarily at major vehicular intersections on-site, these signs guide visitors in automobiles to various uses in the Specific Plan area such as to major tenants. They serve the dual function of directing the flow of traffic and identifying key locations. Exhibit 6-7 illustrates an example of a vehicular directional sign.

DESIGN GUIDELINES

6.5.6. Pedestrian Directional Signs

6.5.7. Pedestrian Directory Signs

6.5.8. Pageantry Signs
165
This sign type is used to direct pedestrian traffic and slow-moving vehicles traveling on the site.

For the motorist, this street sign type is used to guide drivers to specific parking areas: valet, passenger loading, etc. For pedestrians, this sign type is used to provide guidance on sidewalks to specific areas, an added guest comfort. Pedestrian blade signs can also direct guests to restrooms, security, elevators, information booths, etc. Located at key passage locations, the pedestrian directional signs may be wall and/or pole mounted. They also serve to reinforce the brand image. Exhibit 6-8 illustrates examples of Pedestrian Directional Signage.

Pedestrian directories are placed in the Highland Marketplace (Planning Area 1) and Village Center (Planning Area 3) to provide orientation within the site and provide space for postings of upcoming events, advertisements, and promotions. Directories reflect the overall character of the design. They may be internally illuminated for easy night visibility. Exhibit 6-9 illustrates examples of Pedestrian Directory Signs.

Site Pageantry consists of fabric or metal banners that are attached to light poles or building facades throughout the Specific Plan area. They are part of themed graphics for the Specific Plan area and may include the Specific Plan name and/or logo, holiday or special event greeting, and are not intended for display of tenant graphics. Site Pageantry shall also include large “lifestyle images” displayed on the building walls promoting uses in the retail shopping areas as well as off-premise items. Such images will be architecturally integrated into the building design. Site Pageantry may be concentrated along the main retail streets of the Specific Plan area and at major entrances. Exhibit 6-10 illustrates examples of Site Pageantry.

DESIGN GUIDELINES

6.5.9. Regulatory Signs

6.5.10. interpretive/Exploratory Signs
166
This type of signage is in the form of traditional street signs but is created solely for this usage in the Specific Plan area. They may be freestanding or mounted on a light pole, or mounted on building walls adjacent to streets or sidewalks. Other regulatory signage includes but is not limited to stop signs, speed limits, parking lot signs, etc. Exhibit 6-11 illustrates examples of Regulatory Signage.

This unique Specific Plan presents opportunities to create graphic elements that are more like public art than signage. This type of signage is intended to be used along the Village Paseo, which is located within Planning Area 2. These include bronze elements added to buildings, pavers, site markers, historic designation points, and other two- and three-dimensional graphic elements that enhance the identity and help to make this Specific Plan area a unique urban environment. This type of signage will further educate and inform the public, and can serve the nearby schools and residents.

Some of these types of signs may include:

Informational placards that contain factual/historical/educational information pertaining to the history of the region – the Serrano/San Manuel Band of Indians, the Spaniards, the Mormon settlers, the railroad, native wildlife, orange groves, packing houses, lumber/brick yards, etc. This type of sign may be placed throughout the Specific Plan area, and along the trail. Signs may be internally/back illuminated so that they glow;
Special plaques or bronze engravings/reliefs, that may be mounted to the walls of buildings;
Bronze or tile medallions in the pavement with the orange slice motif;

DESIGN GUIDELINES

6.5.11. Tenant Identity Signs
167
Cast concrete inset into the paving or in benches/seating areas, with tracks of native animals;
Brass letters embedded into paving or walls, with sayings or quotes relating to the history of the area.

Exhibit 6-12 illustrates examples of Interpretive/Exploratory Signage.

Tenant identity signage can exhibit the logos, look and feel of the stores they represent; however signage shall also maintain consistency with the Comprehensive Sign Plan. Sign formats for tenant signs may be applied in the following fashion depending on location and storefront design:

Fascia signs;
Blade signs;
Lettering and graphics on valances or awnings;
Signage applied to the glass show windows, storefronts and entrances; Tile mosaic signs;
Wall-mounted plaques; and
Signage applied to canopies.

Acceptable sign types include:

Dimensional metal, acrylic, painted metal, flexface material or other material with a permanent appearance; indirectly lit;
Reverse channel letters with halo illumination, with opaque face and sides and non-reflective background;
Incised letters cut into or cast out of an opaque material and indirectly lit; Sculptured, iconographic elements contextual to the storefront design; Internally illuminated channel letters or logo;
Painted wooden or metal signs in the appropriate historical style;

DESIGN GUIDELINES
168
Gilded wooden signs;
Wooden signs with plant-on letters/logos; and
Neon signs are permitted for eating establishments and other types of tenants after review by the Community Development Director or his/her designee.

In general, all tenant signage must be proportionate to the storefront and building design as well as the urban nature of the street. Each tenant is allowed primary building fascia signage for each elevation facing the common area with additional blade, show window, wall plaques, floor, awning, and canopy signs in accordance with the Comprehensive Sign Plan for the Specific Plan.

Exhibit 6-13 illustrates examples of Tenant Identity Signage.

DESIGN GUIDELINES

6.5.12. Gateway Signs
169
Gateway signs become civic landmarks. Located along Greenspot Road, Boulder Avenue, and major thoroughfares within the Specific Plan, the gateway signs are large, monumental, urbanscale signs oriented toward moving vehicles. Gateway signs are not required to be setback from the ROW and may have a maximum five feet (5’) encroachment into the ROW along Greenspot Road and Boulder Avenue. Individual dimensional letters and logo identify the Specific Plan.

The letters and logos may be no larger than forty-eight inches (48”) tall, may be internally or externally illuminated and may be wall-mounted plaques, on masonry pylons, or “neighborhood markers”. Exhibit 6-14 illustrates examples of gateway signs.

Option A1 and A2 - Brick with concrete cap
Brick has been used as site markers for centuries. The sample shown is agrarian in styling. The brick monument may be between nine and twelve feet (9’-12’) tall, approximately four feet (4’) wide and four feet (4’) deep; Option B1 and B2 – Brick and stone with concrete cap
The stone monument relates to the natural boulders of the site. Stones have been used as site markers for centuries. The sample shown is agrarian in styling.

The monument consisting of a stone base and brick may be between nine and twelve feet (9’-12’) tall, approximately five feet (5’) wide and five feet (5’) deep; Alternatively, this monument sign may have an artful mixture of stone and brick, with a cast bronze plaque.

DESIGN GUIDELINES

6.5.12.1. District Identification Option
170
Options C1 and C2 – Brick and stone with concrete cap
The stone monument may be between nine and twelve feet (9’-12’) tall, approximately five feet (5’) wide and five feet (5’) deep; Alternately, this monument sign may have an artful mixture of stone and brick with a cast bronze plaque.

Gateway signs located along Greenspot Road, Boulder Avenue, and major thoroughfares within the Specific Plan are provided an option to integrate district identification to the gateway signs.

Exhibit 6-14 illustrates examples of identification signage options.

Vertical Option
Identification signage to be provided vertically and may include raised, cut out letters on a contrasting back panel.

Lettering may be provided in front and back of the back panel.

Back panel material may be metal, Plexiglas, or other solid material.

Identification signage may be externally illuminated.

Vertical Inlay Option
Identification signage to be provided as a vertical inlay on the monument and may include raised, cut out letters on a contrasting back panel.

Back panel material may be metal, Plexiglas, or other solid material.

Identification signage may be internally or externally illuminated.

Horizontal Option
Identification signage to be provided horizontally and may include raised, cut out letters on a contrasting back panel.

Lettering may be provided in front and back of the back panel.

DESIGN GUIDELINES

6.5.13. Non-Approved Signoge
*
*
171
Back panel material may be metal, Plexiglas, or other solid material.

Raised letters and back panel to be placed on top of a steel “I” beam or other strong horizontal element.

Identification signage may not extend more than ten feet (10’) horizontally from its base.

Identification signage may be externally illuminated.

Animated components, flashing lights, rotating or flashing signs except for a reader board/pylon sign;
Illuminated sign boxes;
Signs which emit sound or odor;
Signs with exposed raceways, conduit, junction boxes, or transformers; and Paper, cardboard, or Styrofoam signs.

Kinetic signs with historic features may be acceptable upon review.

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172
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5th ST.

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Planning Area 2
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Exhibit 6-2: Conceptual Signage Location Plan

DESIGN GUIDELINES
A 6.5.1 Freeway Pylon Signs Planning Area Boundary

6.5.2 East Gateway Monument Sign Specific Plan Area

6.5.3 Multi-Tenant Monument Signs As needed signs or where needed

6.5.4 Monument Pad Signs 6.5.5 Vehicular Directional Signs

6.5.8 Pageantry 6.5.6 Pedestrian Directional Signs

6.5.10 Interpretive/Exploratory Signs 6.5.7 Pedestrian Directory Signs

6.5.11 Tenant Identity Signs 6.5.9 Regulatory Signs

6.5.12 Gateway Signs
173

DESIGN GUIDELINES
174
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27.-°.ELECTRONIC 11r

DISPLAY

TENANT SIGN

TENANT SIGN
'MAW SIGN

TENANT SIGN

MAW SIN

TRW SIGN
ary-o'
Exhibit 6-3: Freeway Pylon
Sign DESIGN GUIDELINES
175
Note: - The City of Highland logo or name is to be placed in a visible location on the sign. - Major tenant may combine panels.

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176
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ELECTRONIC

DISPLAY
177

TENANT SIGN

TENANT SIGN
Exhibit 6-4: East Gateway Monument Sign

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DESIGN GUIDELINES
178
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179

TENANT SIGN

TENANT SIGN
Exhibit 6-5: Multi-Tenant Monument Sign

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Exhibit 6-6: Pad Monument Sign

DESIGN GUIDELINES
TENANT
SIGN
181

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TENANT
ill TENANT
10 TENANT
Ow TENANT

A TENANT
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6 -0"
Exhibit 6-7: Vehicular Directional Sign

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183

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MAIN STREET
Exhibit 6-8: Pedestrian Directional Signs

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185
s

DESIGN GUIDELINES
186
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Exhibit 6-9: Pedestrian Directory Signs

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187

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Exhibit 6-10: Pageantry Signs

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.
189

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190
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Exhibit 6-11: Regulatory Signs

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191

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192
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Exhibit 6-12: interpretive/Exploratory Signs

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193
This type of sign is intended for use along the Village Paseo.

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194
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Exhibit 6-13: Tenant Identity Sign Examples

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195

DESIGN GUIDELINES
196
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Optional District Identification

CONTRASTING BACK PANNEL

CUT OUT RAISED LETTERS
Option Al & A2
Front Elevation
Vertical Option
Side Elevation

CONTRASTING BACK PANNEL

CUT OUT RAISED LEITERS
Option Bl & B2
Front Elevation
Vertical In-lay Option
s•,a.

SUPPORT CABLE
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Option Cl & C2 Front Elevation
Horizontal Option
Side Elevation

CUT OUT RAISED LEI I HIS

CONTRASTING BACK PANNEL

SOLID BEAM
Exhibit 6-14: Gateway Sign Examples

DESIGN GUIDELINES
197

DESIGN GUIDELINES
198
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LANDSCAPE GUIDELINES

7. LANDSCAPE GUIDELINES

7.1. Overall Landscape Concept

7.1.1. Pedestrian Orientation
199
The landscape character and theme for the Specific Plan is built upon the heritage of Highland, and harkens back to classic communities of Southern California. A common landscape theme will provide continuity between the varied uses within the community as well as extending compatibility with the surrounding area and the City of Highland. Elements such as traditional tree-lined streets, Village Paseo, and parking areas tie the development together and provide reference to Highland’s historic past. These elements enable the Specific Plan to create a welcoming and comfortable outdoor space.8
The Specific Plan is planned around major elements of the overall landscape theme that add life and richness to the outdoor experience and create an environment that make the past seem idyllic. These elements include safe passages, gathering places, comfortable environments, cooling groves of trees, seating, and strolling paths. All these elements are considered paramount in this Specific Plan. The landscape fabric in this urban environment, with its streets and thoroughfares, has been conceived primarily as a place for people along with consideration for vehicular access.

A community’s streets can become one of its primary social and public spaces. Sidewalks will be a comfortable width with adequate separation from vehicular traffic. Well placed intuitive signage and visual cues will make crossing streets and parking areas safe and easy. In addition, well planned streets will serve as a parking reservoir for the community. Narrow travel lanes 8 Please refer to the adopted Greenspot Road Landscape Plans for additional specific information.

LANDSCAPE GUIDELINES

7.1.2. Landscape Principles and Goals
■
200
will slow traffic and make crossing streets safer for pedestrians. Quality street furniture, sidewalk cafes, small courtyards, etc. will create memorable spaces for residents, guests, shoppers and workers. Parked cars will provide an additional buffer from traffic. Street trees, shrubs, and flowers will add color, shade, canopy, and create an atmosphere where people can meet, shop, eat, and pass the time in comfort.

During the development of the Master Landscape Concept for the Specific Plan, primary consideration was given to the following goals and objectives:

Create “Green Areas” and enhance important civic spots which are easily accessible to the Village Paseo.

Buffer the residential development from the retail by the Village Paseo.

Create a pedestrian link between the residential and retail areas, which will provide easy access to many passive and active recreation opportunities.

Establish a common theme along both sides of residential streets to create a comfortable neighborhood feel. Separate pedestrians from vehicular traffic with landscaped parkways and large full canopy trees for summer cooling and aesthetic appeal.

Orient and design buildings which face the street with careful attention to set backs and landscape treatment to create a positive and seamless interaction between private use and public space.

Ensure residential neighborhoods and retail districts are pedestrian friendly by employing the following principles:

Use traffic-calming strategies to slow speeds and make streets safer.

LANDSCAPE GUIDELINES
■
■
■
■
■
■
■

7.1.3. Application of Sustainable Design Practices
201
Make sidewalks, walkways, and all pedestrian areas convenient, attractive, comfortable, and safe by maintaining critical sight lines.

Provide shade trees for comfort and aesthetic appeal.

Create separation between pedestrian and vehicular use areas.

Provide alternative transportation modes through-out:

Incorporate walking, bicycling, and use of public transit.

Provide adequate wayfinding, bicycle storage, and convenient access to public transportation.

Integrate, unify, and enhance existing neighborhoods within the Specific Plan area by providing similar design concepts at points of arrival and through development of a consistent street scene.

Ensure that parking is adequate and convenient
Wrap structured parking with retail, residential space and/or softening landscape.

Create parking areas that are pedestrian friendly, safe, and aesthetically pleasing.

To the extent consistent with other design considerations, landscape design shall minimize resource consumption. Materials and furnishings shall be selected to provide high quality over a long life span. They shall also use minimal energy in their

LANDSCAPE GUIDELINES

7.2.0pen Space Concept

7.3. Commercial Landscape Concept
202
manufacture and/or transport to the site. Items that have a high recycled material content shall be encouraged. Use of items with non-renewable material content shall be minimized.

Appropriate utilization of plants and consideration of passive solar orientation significantly decreases the energy needs of buildings. To the extent possible deciduous trees shall be sited to shade south and west facing elevations in summer to help reduce cooling requirements. In winter these trees will allow sun to penetrate and provide warmth, minimizing heating requirements.

The east/west orientation of the Village Paseo in the Specific Plan provides pedestrian passage through the community, as well as passive recreation in the form of shady spaces and peaceful settings. An interpretive trail with displays that describe native features and local history may also be implemented. Carefully designed open spaces may provide BBQ/picnic areas, gardens, overlooks, passive seating areas, exercise opportunities and a safe connection to the Village Paseo in addition to providing a connection between retail and residential developments. The Village Paseo will also serve as a functional drainage course designed to accommodate local storm water flows and as a bio-swale to cleanse the water prior to leaving the site.

The consistent use of landscaping throughout the Specific Plan provides a unifying look to the project and enhances the area’s unique character. Landscape for the commercial areas in Planning Area 1 shall enhance the pedestrian environment and circulation patterns adding spatial organization in the parking areas. Parking lots and service areas shall be screened from view with landscaping, planting or screen walls. Building entries, plazas, and other pedestrian zones

LANDSCAPE GUIDELINES

7.4.Residential Landscape Concept
203
shall be articulated and enhanced with more refined textures and colors in the hardscape and planting areas. Accent trees shall be used to identify project entries and key focal points.

The design for all entry monuments, signage, site furnishing and fixtures will work together to provide a unique signature for the overall community character of the Specific Plan.

Refer to Section 7.12 for Plant Palette.

The Specific Plan residential communities in Planning Areas 2 and 3 are defined by neighborhood entry landscape treatments and traditional streetscape planting. The street trees in each residential neighborhood shall consist of a dominant tree species to provide a sense of identity and continuity between neighborhoods.

The Village Paseo is contained within Planning Area 2 and includes direct links to all Planning Areas of the Specific Plan. Owner shall maintain all improvements within and related to the Village Paseo. Entries to the Village Paseo will occur at key locations, primarily at the end of a street. This amenity provides links to possible future regional trails in other neighborhoods within the Specific Plan area. Exhibit 7-1 presents a conceptual landscape plan for Planning Area 2, while Exhibits 7-2 and 7-3 present a more detailed view of the recreation areas and the Village Paseo entry point. Additionally, Exhibits 7-4 and 7-5 provide conceptual images of conceptual landscape amenities and plant life that may be included in the Planning Area.

LANDSCAPE GUIDELINES
204
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Exhibit 7-i: Residential Villages Conceptual
Landscape Plan LANDSCAPE GUIDELINES

LANDSCAPE GUIDELINES
206
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Exhibit 7-2: Conceptual Landscape Plan: Recreation
Areas LANDSCAPE GUIDELINES
RECREATION AREA - COURTYARD 3 (WEST) CENTRAL RECREATION AREA - COURTYARD 2 RECREATION AREA - COURTYARD 1(EAST) 207

LANDSCAPE GUIDELINES
208
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Exhibit 7-3: Conceptual Landscape Plan:

Paseo and Entry Point LANDSCAPE GUIDELINES

EWING AUTOMATIC VERCIKAR
GATES EACH Slog

LANDSCAPE GUIDELINES
210
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PLAY AREAS & PARKS

PASEO TRAILS & BIOSWALE
Exhibit 7-4: Conceptual Landscape Amenities

LANDSCAPE GUIDELINES

MAIN ENTRY & STREETSCAPE

LANDSCAPE GUIDELINES
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Exhibit 7-5: Conceptual Landscape Plan:

Residential Villages Plant Palette LANDSCAPE GUIDELINES

SHRUBS & GROUNDCOVER
213
Exhibit 7-5: Conceptual Landscape Plan: Residential Villages Plant Palette

LANDSCAPE GUIDELINES
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LANDSCAPE GUIDELINES

7.5. Edge Treatments

7.6.Parking Lot Landscaping
215
Landscape edge treatments, whether they are between residential uses or adjacent to roadways or commercial uses in Planning Areas, will be employed to provide a transition between adjacent uses. These edge treatments will provide a buffer between adjacent uses and incorporate a system of pedestrian walkways.

The specific requirements for each Planning Area define the extent, type, and manner of edge treatments. For example, edge treatment between residential and commercial uses or public streets may emphasize landscaping which screens, reduces noise, or limits access for privacy, while treatments along Greenspot Road require the installation of landscaping which both enhances the appearance and view corridors into commercial Planning Areas while screening undesirable views.

Refer to Section 7.12 for Plant Palette.

The following standards shall be applied to parking lot landscaping in all commercial, and attached housing Planning Areas.

Parking shall be screened from adjacent public plazas, streets and driveways with a combination of earth berms and landscape or with a three foot (3’) high landscape hedge.

Parking lots shall be softened and glare reduced by planting trees in planter diamonds at a rate of one (1) tree for every five (5) parking stalls.

LANDSCAPE GUIDELINES

7.7. Community Walls and Fences
Parking areas shall be designed in a manner which links the building to the street sidewalk system. This can be accomplished by using design features such as walkways with enhanced paving, and/or landscape treatments.

All parking areas shall be located behind required streetscape lines.

All storage and refuse structures shall be screened from view by a six foot (6’) high wall or landscaping.

A minimum ten percent (10%) of the total parking area shall be landscaped.

Planter areas shall have a minimum width of four feet (4’), bounded on the outside by a concrete curb or its equivalent having a minimum height of six inches (6”).

End parking spaces shall be provided with a minimum five foot (5’) wide island. Within parking areas, and unless “diamond planters” are used, planters shall have a minimum length equal to the longest abutting parking stall and sufficient room to accommodate tree growth. Diamond planters shall have a minimum dimension of five feet by five feet (5’ x 5’) interior clear area.

Commercial loading docks that are visible from the SR210 freeway, a public street, or the main parking area of the commercial center shall be screened from view using an eight foot (8’) wall that is compatible with the architecture, materials, and color of the main building. The wall shall be visually softened through the use of landscaping.

Walls and fences shall be designed as an integral component and extension of the building and the surrounding landscape. Periphery walls may be incorporated into adjacent structure and

LANDSCAPE GUIDELINES
217
extended into the landscape. Long walls shall be offset and/or broken occasionally with theme pilasters to avoid visual monotony. Walls along the perimeter of residential areas that border on the open space may be designed to allow views of the open space from private yards. (see Exhibit 7-6: Perimeter Fence and Wall Plan)
Prohibited wall and fencing materials include barbed wire, wire, electronically charged fences, corrugated metal, chain link and grapestake.

Front yard walls or fencing that are visible from the street shall be constructed of materials that are designed and colors selected to be compatible with the adjacent architecture.

Walls and fences shall be designed to preserve open space views. Tubular steel or glass shall be used where views are present. The design and construction shall match the neighborhood style.

Walls of consistent material and color shall be compatible with the adjacent architecture while tying in with the overall community character.

Vinyl fencing may be used between residential lots.

When a wall is used for privacy, it shall vary in alignment and height to provide diversity and interest.

LANDSCAPE GUIDELINES
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LANDSCAPE GUIDELINES

7.8. Paving

7.9. Site Furniture

7.10. Planting Design
21 Paved areas throughout the Specific Plan shall be designed as an integral component of the surrounding architecture. Decorative paving material is encouraged in high visibility and high use areas, and at key vehicular entry drives. Decorative paving materials include colored and textured concrete or interlocking pavers.

Site furniture, such as benches, waste receptacles, drinking fountains, tree grates, planters and architectural lighting shall be provided, as appropriate within the Planning Areas to provide scale and conveniences for the pedestrians. These features shall be located in key areas along pedestrian pathways or paseos. The design of street furniture shall reflect the style and characteristic of the building architecture.

The Specific Plan will respond to the need for sustainable design and implementation. In particular, these guidelines focus on selection of climate-appropriate plant materials that minimize water consumption and other inputs. This will contribute to the resource conservation efforts of the development, while still providing a verdant landscape that embraces the context of Highland and California history.

The plant palette is developed to ensure compatibility and continuity from parcel to parcel, and project to project. At the same time, it is sufficiently broad and flexible enough to permit individuality and design creativity. A more focused plant palette will ensure harmony between the private and public open spaces, and connections between them. All landscape areas within setbacks or any part of a builder parcel is subject to conformance with the selected plant palette.

Site furniture, such as benches, shall be located in
key areas along pedestrian pathways or paseos.

LANDSCAPE GUIDELINES

7.10.1.Planting Design Goals
Plantings shall be grouped into ‘Hydrozones’, where plants of similar water use requirements and microclimate growing conditions will flourish. High water use plants such as turf and annual color plantings shall be minimized in total use, but incorporated into key areas for accent and specific use. Ornamental turf areas will be minimized because of their high water and chemical requirements.

Shrub plantings shall be spaced to fill in one hundred percent (100%) of planting areas within three (3) years after planting. Groundcovers shall be planted at an appropriate density to provide uniform visual coverage and prevent erosion in all growing seasons. All groundcover plantings shall be spaced to fill in eighty percent (80%) of planting areas within one (1) year after planting.

Careful attention to ‘blending’ or transitioning of planting design between new development and existing neighboring landscapes is strongly encouraged. ‘One-of-each-kind’ shrub planting is strongly discouraged as a design style.

Larger masses of foliage or blossoms of a single plant species are more consistent with growth patterns found in the natural landscapes.

Natural forms of trees and shrubs are preferred to trimmed or sculpted forms.

All plant materials shall be selected and sited to allow sufficient room for easy growth to their ultimate size without obstructing vehicular circulation, or pedestrian circulation. Plants shall be spaced to ensure that no more than onethird (1/3) of the plant’s mature canopy (spread) will overlap into another plant’s canopy.

Project entry statements shall be designed with landscaping and architectural treatments that project a high quality image for the mixed-use development.

Private common open space, which may be located within each Planning Area, shall be devoted to passive open space uses.

Detailed landscaping programs for Planning Areas and roadways shall be prepared by a qualified Landscape Architect for review by the City of Highland

LANDSCAPE GUIDELINES
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■
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■

7.10.2. Visual Access
3 Planning Commission. The landscape improvement plans for each Planning Area shall be approved by the Planning Commission.

Landscaping within commercial and mixed use Planning Areas shall encompass a minimum ten percent (10%) of the square footage of the Planning Area.

Required parking lot landscaping and landscaping within required setbacks areas shall count toward this requirement.

The landscape improvement plan for each Planning Area shall include, as a minimum the following:

Final grading plan of Planning Area drawn to scale
Irrigation plans of all landscaping areas within each Planning Area. All irrigation plans shall be drawn to scale and certified by a landscape architect.

A landscape plan of the Planning Area that specifies landscape planting to include locations, type, size, quantity and installation methods.

A hardscape plan with location and finishes.

Fence and wall treatments plans.

At the time of recordation of any tentative subdivision which contains private paseos or open space areas, the subdivision shall have those common areas conveyed to the master property owners association or appropriate public maintenance agency who shall then be responsible for upkeep and maintenance.

Plants shall be selected and installed to maintain an open surveillance zone between three feet (3’) and fifteen feet (15’) above finish grade, as well as providing open view corridors into public spaces where site conditions permit.

LANDSCAPE GUIDELINES

7.10.3. Screening and Buffering

7.11.Plant Material
224
Consideration shall be given to adjacent properties both in placement and selection of plant materials. Adjacent owner’s views shall not be blocked by the addition of new plantings or the growth of new plantings at maturity.

Landscape shall not obstruct the sightlines of motorists or pedestrians, especially at pedestrian crosswalks.

In addition to architectural treatments, plant materials that are properly selected and maintained, soften or filter unattractive views. Parking or storage areas, refuse collection, equipment, utilities, or loading areas visible from the public street, alley, or pedestrian areas shall be screened with appropriate plant material. Landscape screening shall not substitute for good architectural design.

Development shall include appropriate landscaping to maximize privacy between residences, while maintaining an open street scene that provides continuity within the neighborhood.

Landscape shall include appropriate planting to screen or soften any undesirable light pollution or views from off-site.

Landscape design shall take into consideration the future impact that new plantings may have in obscuring views from existing adjacent and distant dwellings.

Plant materials shall be selected for their adaptability to site conditions such as water requirements, soils, sun, shade, wind, etc. and for resistance to insects and disease (see Plant Palette, section 7.12).

Invasive plant material that is identified by the California Invasive Plant Council shall not be planted within the Specific Plan.

LANDSCAPE GUIDELINES

7.11.1. Trees

7.11.2.Shrubs
*
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■
25 Irrigation shall be required to establish new plants, however appropriate plant material shall be selected so that the majority of the site landscape will survive with minimal inputs of water fertilizers, pesticides, herbicides, and fossil fuels to power mowers, blowers, and other mechanical landscape maintenance tools.

Where new construction adjoins existing developed areas, larger initial plant material may be needed to blend with more established landscape areas. In cases where the adjacent landscape is more than five (5) years old, larger and / or more closely spaced plant material shall be required.

Trees planted within the setback area shall be 15 gallon box minimum and planted between street trees. Trees planted elsewhere within the Planning Area shall be 24” box minimum.

Trees with invasive roots shall not be planted within or adjacent to the public right-of-way.

Shrubs shall be five-gallon minimum size. One-gallon size plant materials will only be allowed as small closely spaced accent or border plantings.

Shrub masses shall be planted a minimum of eighteen inches (18”) on center or a maximum of thirty-six inches (36”) on center, depending on species, with triangular spacing.

The quantity of plants shall be based on spacing that enables adjacent plants to touch at the end of twelve (12) months of growth.

Shrub massing areas shall include proportionate plantings as follows:

Fifteen-gallon: 10 to 30%
Five-gallon: 70 to 90%

LANDSCAPE GUIDELINES

7.11.3. Groundcover

7.11.4.Turf

7.12. Plant Palette
226
Singular larger shrub accents may be used where appropriate (min 15-gallon size).

Groundcovers planted from one-gallon containers shall be planted between twelve inches (12”) on center and twenty-four inches (24”) on center using triangular spacing.

Groundcover planted from flats shall be planted at eight inches (8”) on center.

Use half this on center spacing for the row adjacent to hardscape.

The quantity of plants shall be based on a spacing that enables plants to touch at the end of twelve (12) months of growth.

Annuals are not permitted within the setback planting area.

All turf areas shall be sodded. Seeding and other alternative methods are not acceptable.

HERITAGE TREES
The following trees may be used as heritage, accent, or theme trees in locations such as view points or other areas of special interest for the project:

Quercus agrifolia Coast Live Oak
Quercus lobata Valley Oak
Quercus suber Cork Oak
Schinus molle California Pepper
Platanus racemosa California Sycamore
Coast Live Oak

LANDSCAPE GUIDELINES
7 GREENSPOT ROAD: The following plant palette and Exhibits 7-7, 7-8, and 7-9 reflect conceptual roadway landscapes in the City of Highland Greenspot Road Landscape Master Plan.

Palms:

Phoenix dactylifera Date Palm
Washingtonia filifera California Fan Palm
Washingtonia robusta Mexican Fan Palm
Trees:

Koelreuteria bipinnata Chinese Flame-Tree
Lagerstroemia indica Prunus
cerasifera ‘Krauter vesuvius’
Crape Myrtle Purpleleaf Plum
Pyrus calleryana ‘Redspire’ Callery Pear
Podocarpus gracilior Fern Pine
Quercus agrifolia Coast Live Oak
Platanus racemosa Chinese Pistache
Shrubs:

Abelia g. ‘Edward Goucher’ Glossy Abelia
Callistemon v. ‘Little John’ Dwarf Bottlebrush
Cistus purpureus Orchid Rock Rose
Dietes Vegeta Fortnight Lily
Feijoa sellowiana Pineapple Guava
Lavandula angustifolia ‘Hidcote’ Pink English
Lavendar
Ligstrum japonica ‘Texanum’ Texas Privet
Liriope m. ‘Silvery Sunproof’ Variegated Big Lily
Turf
California Fan Palm
Crape Myrtle

LANDSCAPE GUIDELINES
Hemerocallis hybrids Daylily
Phormium tenax Hybrid New Zealand
Flax
Rhaphiolepis indica India Hawthorn
Photania fraseri Photinia
Rosmarinus o. ‘Majorica Pink’ n.c.n. (upright
Rosemary)
Rosa species Groundcover Rose
Salvia gregii ‘Flame’ Furman’s Red
Autumn Sage
Turf:

Marathon II Turf type tall fescue

-VERTICAL STREET TREE

FLOWERING ACCENT/

STREET TREE
26'-to SO'4.

MEDIAN
25-O"

STREET TREE
FLOWERING Arr-FNT/

STREET TREE
RW
Exhibit 7-7 Conceptual Roadway
Landscape Plan: Greenspot Road LANDSCAPE GUIDELINES
29 :

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]

VERTICAL STREET
TREE

FLOWERING ACCENT/

STREET TREE

COMMERCIAL

BUILDING

COMMERCIAL

BUILDING
12'•3" 'IL

LANDSCAPE
MEDIAN
1V-0" 15.-0"

25.-0"
Exhibit 7-8 Conceptual Landscape Plan: Major Entry

LANDSCAPE GUIDELINES
:

Note: This illustration for a major entry is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]
BoWni.onWPFlffifF
Exhibit 7-9 Conceptual Landscape Plan: Minor Entry

LANDSCAPE GUIDELINES
33 :

Note: This illustration for a minor entry is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]

LANDSCAPE GUIDELINES
35 BOULDER AVENUE: The conceptual roadway landscape for Boulder Avenue is illustrated in Exhibit 7-10.

Street tree:

Lagerstroemia indica Crape Myrtle
Backdrop tree:

Pyrus kawakamii Evergreen Pear
WEBSTER STREET: The conceptual roadway landscape for Webster Street is illustrated in Exhibit 7-11.

Parkway Tree:

Lagerstroemia indica Crape Myrtle
Backdrop tree:

Pinus eldarica Afghan Pine
Tristania conferta Brisbane Box
Evergreen Pear

LANDSCAPE GUIDELINES
236
[This page intentionally left blank]
1S WDE Dn. PAULT:PUFIPCEE
IBAI L /SCE ACC:US ROAD
MEDIA 52E EACKOFialtw
CFI sTREEr TREE KR
APPROVED SCE Y1 L5T

MECUM SSE FLOWERING

CANOPY STREET TREE PER

APPROVED SCE TREE UST

MASONRY SCREEN WALL

VINES ON SNEER WALL
LOA SPREAD Ne

LIOUNDMO SWIM

SCE POWER POLE
9 RAL OPEN FENCE
FAMED,
SCE
isr4r ito
MEDIUM SZE atraanoumx —
scseei TREE PER APPROVED N,

SCE MEE L ST
osvaineory SCREEN WALL
LARGE BACKGROUND Si-flUE
MEOW FOREGROuND SI-MB -
TS WDE WANDERING ELG ipiuLt PuNPOM

TRNLFSCEACCESS ROAC
SzE PLC.A.ER NG CANOPY STREET

TREE PER APPROVE D SCE THEE L ST

MUL-MRPOSE I
'MAI
16-0
1t. 164'
SCE R 0.W

EMEHENT
$ sm. OPEN PENCE
LOW SPREADING NIOUNONG 8-14.335
Exhibit 7-10 Conceptual Roadway
Landscape Plan: Boulder Avenue LANDSCAPE Ca1J1DELiNES
37 :

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]
Exhibit 7-U Conceptual Roadway
Landscape Plan: Webster Street LANDSCAPE GUIDELINES

LNG ACCENT

TREES IN PANCIYAY

SCEWALK

S DEWALX

PLANT NG AREA
ROWE R rrI3 ACCENT

TREES N PARKWAY
RW FNS
39 :

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]

LANDSCAPE GUIDELINES
CALHOUN STREET: The conceptual roadway landscape for Calhoun Street (interim condition) is illustrated in Exhibits 7-12 and Calhoun Street at buildout is illustrated in Exhibit 7-13. Street tree:

Lagerstroemia indica Crape Myrtle
Pyrus kawakamii Evergreen Pear
Backdrop tree:

Eucalyptus citriodora Lemon Scented Gum
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Fraxinus angustifolia ‘Raywood’ Raywood Ash
Lemon Scented Gum

LANDSCAPE GUIDELINES
242
[This page intentionally left blank]
Exhibit 7-12 Conceptual Roadway Landscape
Plan: Calhoun Street (Interim Condition) LANDSCAPE GUIDELINES FLOWER.NO AOGENT TREES

TURF ORLON

SHILISS IN PAIININAY
4,4
se.7
St-ir
FLOWERING ACCENT 11FEES
TURF OR LOW Si FUSS

N PARKWAY
All IM
243
:

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
244
[This page intentionally left blank]
Exhibit 7-13: Conceptual Roadway
Landscape Plan: Calhoun Street LANDSCAPE GUIDELINES

FLOWERING ACCENT TREES

TURF OR LOW

SHRUBS IN PARKWAY

FLOWERING ACCENT TREES

TURF OR IOW SHRUBS

IN PARKWAY
TIT•TY R.O.W.
245 Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
246
[This page intentionally left blank]

LANDSCAPE GUIDELINES
247
EUCALYPTUS AVENUE: The conceptual roadway landscape for Eucalyptus Avenue is illustrated in Exhibit 7-14.

Street tree *:

Koelreuteria bipinnata Chinese Flame Tree
Zelkova serrata Sawleaf Zelkova
MAIN STREET PROMENADE: The conceptual roadway landscape for the Promenade is illustrated in Exhibit 7-15.

Street tree *:

Platanus acerifolia ‘Bloodgood’ London Plane Tree
Pyrus kawakamii Evergreen Pear
Koelrueteria bipinnata Chinese Flame Tree
Cinnamomum camphora Camphor Tree
Specimen Accent:

Platanus racemosa California Sycamore
Quercus species Oak Tree
* One street tree shall be selected per street
Chinese Flame Tree
London Plane Tree

LANDSCAPE GUIDELINES

CITY CREEK EDGE
Eucalyptus citriodora Lemon-Scented Gum
Magnolia grandiflora ‘D.D. Blanchard’ Magnolia
Pinus pinea Italian Stone Pine
Pinus eldarica Afghan Pine
Platanus acerifolia London Plane Tree
Quercus spp. Oak Tree
Platanus racemosa California Sycamore
Schinus molle California Pepper
Magnolia
CANcpi•
PARKWAY AT 3,5' 1:14.
rtilf OR LO•Y -

SHRUBS PI PARKWAY
2247
FW

CANOPY TREES IN
PARKWAY AT 35 0 C
TUFF OR 1.014 SHRUM

N PARKWAY
Exhibit 7-14 Conceptual Roadway
Landscape Plan: Eucalyptus Street LANDSCAPE GUIDELINES
249
:

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
250
[This page intentionally left blank]
Exhibit 7-15 Conceptual Roadway Landscape
Plan: Promenade LANDSCAPE GUIDELINES

VERT/FAL EVERGREEN

TREES TO SCREEN THE

BUILDINGS LORYNGAREA

ENHANCED MING

ALIENATING SECTIONS

OF BRIE KANO RAVERS

THAT LINK THE SIOEWALR

AYH THE BUILDINGS

ARONFTECINFRAL STYLE

NALUNR DAMN
NrreAcx
le
,AN:LLEL PLIX/G el.11.13f.

FARION3

OGTOOOR PATIO SEATING

NODES FOR CAFES
Oh1ENAGE ELEVATION

FORMAL GROUPING OF

VERT/CAL FLOWERING

ACCENT TREES

STAKED STONE SEAWALL

FORMAL GROWING OF VERTICAL

FLONGRNIG ACCENT TREES WITH

LOW MOUNDING SHWAS
- CRAFTSMAN STYLE BENCHES WITHIN
PLANT1NGAREAS
Potential Promenade Locations
:

Note: This illustration for placement of roadway landscaping is conceptual in nature.

LANDSCAPE GUIDELINES
[This page intentionally left blank]

LANDSCAPE GUIDELINES
253
SPECIFIC PLAN AREA:

Trees:

Parking Lot / Drive Aisle:

Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Pistacia chinensis Chinese Pistache
Platanus acerifolia ‘Bloodgood’ London Plane Tree
Rhus lancea African Sumac
Zelkova serrata Sawleaf Zelkova
Plaza Accent:

Cercis occidentalis Western Redbud
Olea europaea ‘Wilsoni’ Fruitless Olive
Platanus acerifolia ‘Bloodgood’ London Plane Tree
Schinus molle California Pepper
California Pepper Tree
Chinese Pistache

LANDSCAPE GUIDELINES
Vertical Accent:

Cupressus sempervirens Italian Cypress
Juniperus chinensis ‘Spartan’ Juniper
Phoenix dactylifera Date Palm
Pinus eldarica Afghan Pine
Washingtonia robusta ‘Hybrid’ Hybrid Mexican Fan Palm
Evergreen Accent:

Cedrus deodara Deodar Cedar
Cupressus sempervirens Italian Cypress
Magnolia grandiflora ‘D.D. Blanchard’ Magnolia
Flowering Accent:

Cercis occidentalis Western Redbud
Chitalpa tashkentensis No Common Name
Jacaranda mimosifolia Jacaranda
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora ‘D.D. Blanchard’ Magnolia
Pyrus kawakamii Evergreen Pear
Tipuana Tipu Tipu Tipu
Perimeter Screen / Background:

Cedrus deodara Deodar Cedar
Cinnamomum camphora Camphor Tree
Fraxinus angustifolia ‘Raywood’ Raywood Ash
Laurus nobilis ‘Saratoga’ Grecian Laurel
Ligustrum lucidum Glossy Privet
Pinus eldarica Afghan Pine
Podocarpus Species Conifer
Jacaranda
Tipu Tipu
Note: Flowering Accent Trees shall be planted so that the canopy, at maturity, shall not overhang or be adjacent to the public right-of-way.

LANDSCAPE GUIDELINES
255
Heritage Trees:

Quercus agrifolia Coast Live Oak
Quercus lobata Valley Oak
Quercus suber Cork Oak
Schinus molle California Pepper
Platanus racemosa California Sycamore
Shrubs:

Accent:

Agave gemniflora Twin-flowered Agave
Aloe arborescens Tree Aloe
Anigozanthos manglesii Kangaroo Paw
Arbutus unedo ‘compacta’ Compact Strawberry Bush
Cordyline australis No Common Name
Echium fastuosum Pride of Madera
Helictotrichon sempervirens Blue Oat Grass
Hemerocallis ‘Dwarf Yellow’ Daylily
Lavandula angustifolia English Lavender
Dietes bicolor Fortnight Lily
Nandina domestica Dwarf Bamboo
Pennisetum setaceum ‘Cupreum’ Fountain Grass
Phormium tenax New Zealand Flax
Ribes speciosum Flowering Gooseberry
Rosmarinus o. ‘Tuscan Blue’ Rosemary
Salvia clevelandii Cleveland Sage
Westringia fruticosa ‘Wynabbie
Gem’
Coast Rosemary
Yucca spp. Yucca
Daylily
Kangaroo Paw

LANDSCAPE GUIDELINES
256
Foreground Massing:

Anigozanthos manglesii Kangaroo Paw
Buxus m. japonica Japanese Boxwood
Cistus hybridus White Rockrose
Dietes bicolor Fortnight Lily
Hemerocallis ‘Dwarf Yellow’ Daylily
Lavandula angustifolia English Lavender
Myrtus communis ‘compacta’ Dwarf Myrtle
Nandina domestica Dwarf Bamboo
Pennisetum setaceum Fountain Grass
Phormium tenax New Zealand Flax
Pittosporum tobira ‘Variegata’ Variegated Tobira
Rhaphiolepis indica India Hawthorn
Rhamnus californica Coffeeberry
Ribes speciosum Flowering Gooseberry
Rosmarinus officialis ‘Prostratus’ Prostrate Rosemary
Salvia greggii Autumn Sage
Westringia fruticosa ‘Wynabbie
Gem’
Coast Rosemary
Xylosma congestum Shiny Xylosma
Evergreen Grasses & Perennials for Foreground Massing:

Anigozanthus spp. Kangaroo Paw
Carex tumulicola Berkeley Sedge
Dietes ’Bicolor’ Fortnight Lily
Festuca glauca & cvrs Blue Fescue
Helictotrichon sempervirens Blue Oat Grass
Iris ‘Pacific Coast Hybrids’ Hybrid iris
Kniphofia uvaria & cvrs Red Hot Poker
New Zealand Flax
Fortnight Lily

LANDSCAPE GUIDELINES
257
Leymus arenarius & cvrs Blue Lyme Grass
Libertia peregrinans Orange Libertia
Liriope muscari & cvrs Lily Turf
Nassella pulchra Purple Needle Grass
Pennisetum setaceum ‘Cupreum’ Fountain Grass
Phormium spp. New Zealand Flax
Nephrolepis cordifolia Sword Fern
Mid to Background Massing/ Screen:

Agave gemniflora Twin-flowered Agave
Aloe arborescens Tree Aloe
Arbutus unedo ‘compacta’ Compact Strawberry Bush
Carpenteria californica & cvrs Bush Anemone
Cercocarpus betuloides Western Mtn. Mahogany
Cistus hybridus White Rockrose
Cotoneaster lacteus Parney Cotoneaster
Dodonea viscosa Hop Seed Bush
Dodonea viscosa ‘Purpurea’ Purple Hop Seed Bush
Elaeagnus pungens Silverberry
Feijoa sellowiana Pineapple Guava
Fremontodendron californicum California Flannel Bush
Heteromeles arbutifolia Toyon
Ilex vomitoria Yaupan
Leucophyllum frutescens ‘Green
Cloud’
Texas Ranger
Ligustrum japonicum ‘Texanum’ Wax Leaf Privet
Myrtus communis Common Myrtle
Myrtus communis ‘Compacta’ Dwarf Myrtle
Pennisetum setaceum Fountain Grass
Wax Leaf Privet
Flowering Gooseberry

LANDSCAPE GUIDELINES
Phormium tenax New Zealand Flax
Prunus ilicifolia Hollyleaf Cherry
Rhamnus californica Coffeeberry
Rhaphiolepis indica Indian Hawthorne
Rhammus californica Coffeeberry
Rhus integrifolia Lemonade Berry
Rhus ovata Sugar Bush
Ribes speciosum Flowering Gooseberry
Ribes viburnifolium Evergreen Currant
Pittosporum tobira ‘Variegata’ Variegated Tobira
Rosmarinus o. ‘Tuscan Blue’ Rosemary
Salvia clevelandii Cleveland Sage
Xylosma congestum Xylosma
Yucca spp. Yucca
Ground Covers:

Acacia redolens No Common Name
Arctostaphyllos edmundsii Carmel Sur Manzanita
Baccharis pilularis Coyote Brush
Ceanothus ‘Centennial’ Centennial Ceanothus
Dimondia margaretae Silver Carpet
Fragaria chiloensis Ornamental Strawberry
Hernaria glabra Green Carpet
Isotoma fluviatilis Blue Star Creeper
Lonicera japonica ‘Halliana’ Japanese Honeysuckle
Ophiopogon japonicus & cvrs Mondo Grass
Pratia angulata No Common Name
Rose ‘Flower Carpet Var. Noatraum’ Pink Rose
Rosmarinus o. ‘Irene’ Trailing Rosemary
Coyote Brush
Ornamental Strawberry

LANDSCAPE GUIDELINES

7.13. General Landscape Provisions
259
Vines & Espaliers:

Bougainvillea glabra Bougainvillea
Campsis grandiflora Chinese Trumpet Creeper
Clytostoma callistegioides Violet Trumpet Vine
Ficus pumila Creeping Fig
Jasminum mesnyi Primrose Jasmine
Jasminum polyanthum Pink Jasmine
Parthenocissus tricuspidata & cvrs Boston Ivy
Trachelospermum jasminoides Star Jasmine
Vitis californica ‘Rojer’s Red’ California Wild Grape
Turf:

Sod Turf Marathon II Hybrid Dwarf
Tall Fescue
Mulch shall be used in all shrub areas as a means for water conservation and weed control only. Areas of mulch with no planting are prohibited.

Gravel and/or stone mulch are generally not allowed. Decorative gravel will be reviewed on a case by case basis.

Mulch shall be shredded bark or pebble bark (maximum size allowable is one inch).

Root barriers shall be utilized to protect hardscape areas from damage due to root intrusion. Linear barrier of continuous panels (80 mil. thickness) shall be used whenever a tree is within ten feet (10’) of hardscape.

Soils Agronomy Report with recommendations for backfill and general soil preparation shall be provided to the landscape architect.

Percolation tests shall be performed and subsurface drainage sumps provided for all trees if percolation rate is poor.

Bougainvillea

LANDSCAPE GUIDELINES

7.14. Irrigation Systems
260
Compliance with State of California “Water Efficient Landscape Ordinance” AB325 is required.

The plant palette for the Specific Plan has been developed to include drought tolerant plantings with low to medium water use requirements. Plants shall be grouped by hydrozone to allow for effective water application. The irrigation system shall be designed to meet the following:

The system shall be designed for reclaimed water conversion at a future date.

Design of the system shall conform to the regulations for the construction of reclaimed water irrigation systems within the City of Highland.

Design, installation, and equipment shall conform to the highest industry standards. Rain delay devices to shut down system during rainy periods, as well as high flow detection equipment to eliminate water waste in case of a broken line shall be employed.

Irrigation systems shall be controlled with automatic irrigation controllers and be installed to maximize ease of operation programming, flexibility, and maintenance.

Irrigation systems shall be installed in a manner that minimizes opportunities for vandalism. All controllers, pumps and associated equipment shall be screened from view with planting and/or landscape walls.

Landscape planting areas shall be adequately irrigated with separate valves provided to irrigate lawn independent from other plantings and shrubs according to hydrozones.

Irrigation systems shall be programmed to operate between the hours of 9:00 pm and 6:00 am unless otherwise directed by the City of Highland Engineer.

A sufficient number of sprinkler heads shall be used and carefully located to provide even water distribution and to avoid over spray on to sidewalks, roadways, buildings, etc.

IMPLEMENTATION PLAN

8. IMPLEMENTATION PLAN

8.1. Phasing

8.2. Financing and Fees
261
The purpose of this section is to define the implementation measure necessary to carry out the Specific Plan.

Phasing of the Specific Plan meets the following objectives:

The orderly build out of the mixed use project based upon market and economic conditions;
The provision of adequate infrastructure and public facilities concurrent with development of each phase; and
The protection of public health safety and welfare.

The Specific Plan area may be developed in a single or multiple phases to reflect changing market conditions. It is anticipated that commercial construction (Planning Area 1 – Highland Marketplace) will begin in 2014 and buildout of the Specific Plan area is anticipated in 2020 for Scenario 1 or 2018 for Scenario 2.

California Government Code Section 65451 sets forth the basic content of specific plans and one of the requirements is to include information relating to project financing and fees. Various techniques are available for financing the infrastructure and project components. Since certain elements of the infrastructure and project will be for use by the general public, public financing may be appropriate for these elements. All applicable development impact fees and all other related administration fees shall be collected in accordance with current City policy and procedure in affect at the time of permit issuance. Project financing techniques may include, but are not limited, to the following:

IMPLEMENTATION PLAN

8.2.1. Development Agreement

8.2.2. Special Assessment Districts
In 1979, California enacted legislation authorizing local government to enter into binding agreements with respect to development project approvals. This legislation was mainly intended to alleviate longstanding problems of uncertainties in the multilevel government approval process for complex and long-term development projects. The intent was to assure a developer that once a project was started, it is permitted to be completed as approved, regardless of any intervening changes in local ordinances, regulations, or the makeup of the local governing body.

A development agreement addresses various aspects of planning and development, including provisions of park land, trails, open space, credits, infrastructure, public service financing, water facility development, subdivision mapping, vesting of rights, development by right, approval of subsequent applications and other matters. A development agreement for Greenspot Village and Marketplace Specific Plan will be adopted concurrently with the Specific Plan and will be attached as an appendix (Appendix C) under separate cover.

Special Assessment Districts, such as those created under the Improvement Act of 1911, or the Municipal Improvement Act of 1913, and funded pursuant to the Improvement Bond Act of 1915, provide a method for long term financing of public infrastructure and facilities. The assessment district includes the area where the real property owners will benefit from the provision of the planned facilities. A lien based upon a formula for allocating benefit among the properties within the assessment district is placed against each parcel of property within the district. The public entity establishing the benefit assessment district issues and sells the bonds to finance the upfront costs of constructing the improvements. The bonds are then repaid over their term from assessments levied against the properties in the district in addition to the property taxes due.

The assessments are collected with the property taxes on an annual basis and used to redeem the bonds that have been recorded as a lien against each property in the district.

IMPLEMENTATION PLAN

8.2.3. Mello-Roos Community Facilities District

8.2.4. Community Services District

8.2.5. Landscaping and Lighting Districts

8.2.6. Debt Financing
263
Mello-Roos Community Facilities Districts are similar to assessment districts, but provide more flexibility to finance a wider range of infrastructure, through the issuance of tax-exempt bonds.

The bonds are secured by a lien against the properties included in the district, with these properties being obligated to pay a special tax. The proceeds are then used to repay the bonds.

The public entity is again the issuer of the bonds and must approve the costs included within the taxing district.

A Community Services District can be used within a specific area to finance services and facilities associated with such items as traffic and circulation, street lighting, law enforcement, fire protection, and facility maintenance. They offer the opportunity to ensure the payment obligation rests with the area utilizing the infrastructure improvements.

The Landscaping and Lighting Act of 1972 provides for the creation of assessment districts to finance the cost of installing and/or maintaining landscaping, lighting facilities, and ornamental structures. Like a benefit assessment district, properties within the district are assessed a share of the costs to the district on the basis of the benefit provided to the real property. The Street and Drainage Maintenance District Benefit Assessment Act of 1982 will be used for maintenance of street and drainage improvements.

Statutory authority empowers public entities to issue a variety of securities/bonds to incur debt.

The proceeds can be used for any public improvement for which the City would otherwise be authorized to spend City funds, where that expenditure is greater than the amount generally available from the annual tax levy. Examples include General Obligation Bonds, Revenue Bonds

IMPLEMENTATION PLAN

8.2.7. Utility Districts
and Tax Allocation Bonds, amongst others. Use of this option will generally be limited to those improvements with a citywide benefit, where the desire is to install the improvement in advance of the City having the available cash for payment
Utility districts, such as those that supply potable water, electricity, sewer, solid waste disposal, and communication facilities, are empowered to create their own bonded indebtedness, based upon the ability to earn revenues from operations. In addition, bonds may be issued for the raising of money for capital improvement projects, within strict guidelines. Arrangements with existing utility districts may be made that utilize their funding methods, or the project developer may petition to create its own special district if feasible and appropriate (such as for the on-site sewer treatment plant). In this event, the availability of the bonding right of the created utility may be pursued.

In addition, many utility companies charge Development Impact fees, which are payable at the time of initial hook-up to the utility, and constitute a one time charge by the utility for the provision of services to the user. The utility then uses these funds to expand, enlarge, maintain or modernize its facilities and service lines. Establishment of such fees is expected once the scope of the infrastructure improvements is precisely known.

IMPLEMENTATION PLAN

8.3. Project Maintenance

8.3.1. Roadways

8.3.2. Open Space and Drainage Facilities
265
Each of the roadways shown in Exhibit 3-1, Circulation Plan, shall be dedicated to the City of Highland for maintenance. Traffic signals installed as part of the Specific Plan shall also be dedicated to the City for maintenance.

Roadways within residential neighborhoods shall be approved as part of the tract maps for individual neighborhoods and dedicated to the City or may be maintained as private streets.

Where private streets are approved, they will be maintained by a private homeowners association or other similar mechanism set up for that purpose. In addition, if private streets are approved, the neighborhoods may be gated, provided that maintenance of gated facilities is provided by a homeowners association or other mechanism set up for that purpose. These and other details will be included in the Development Agreement between the City of Highland and the applicant.

Onsite roadways and access within non-residential planning areas (Planning Area 1 – Highland Marketplace and Planning Area 3 – Village Center) may be dedicated and maintained by City or may remain private.

Maintenance of the Village Paseo and project trails may be by the City of Highland, a landscape/drainage maintenance district, or Homeowners Association or Property Owners’ Association to be formed, covering the Specific Plan. In the absence of such a district, maintenance of the open space areas will be maintained by the City of Highland.

IMPLEMENTATION PLAN

8.3.3. Water Facilities

8.3.4. Sewer Facilities
Maintenance of storm drains within public streets, including outlets into open space areas shall be the responsibility of the City of Highland.

Maintenance of water facilities up to service meters for individual uses shall be the responsibility of the local purveyor, East Valley Water District (EVWD). Where such water lines are not located within a public street, appropriate easements to the appropriate purveyor shall be granted.

Maintenance of sewer facilities up to service laterals for individual uses shall be the responsibility of the EVWD. Where such sewer lines are not located within a public street, appropriate easements to the EVWD shall be granted.

ADMINISTRATION

9. ADMINISTRATION

9.1. General Provisions

9.1.1. Applicability

9.1.2. Administration

9.1.3. Interpretation
267
The development standards contained herein provide specific standards for land use development within the Specific Plan area. The Specific Plan supersedes the otherwise applicable Development Code regulations. Whenever the provisions and development standards contained herein conflict with those contained in the Development Code the provisions of the Specific Plan shall take precedence. Where the Specific Plan is silent, the Development Code shall apply.

The Specific Plan serves as the implementation tool for the General Plan as well as the zoning for the project site. The Specific Plan addresses general provisions, permitted uses, development standards and design guidelines.

Development within the Specific Plan area is implemented through the approval of parcel and tentative and/or tract maps. The administrative process described below provides mechanisms for review and approval of development projects within the Specific Plan area consistent with the Specific Plan objectives.

Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan is resolved by the Community Development Director or his/her designee in a manner consistent with the goals, policies, purposes and intent established in this Specific Plan.

ADMINISTRATION

9.1.4. Implementation

9.2. Specific Plan Revisions

9.2.1. Minor Modifications
All development proposals within the Specific Plan area are subject to the implementation procedures established herein.

Revisions to the Specific Plan may be requested by the applicant or by the City at any time pursuant to Section 65453(a) of the Government Code, or if applicable as outlined in accordance with an adopted Development Agreement. Revisions are processed pursuant to the provisions of the Government Code and the Development Code. In the event the proposed revisions require supplemental environmental analysis, pursuant to the California Environmental Quality Act (CEQA), the applicant is responsible for preparing the necessary CEQA documentation.

Changes to, or revisions of the land use plan, design guidelines, and development standards, subsequent to adoption of this Specific Plan and/or changes to development plans previously approved pursuant to the Site Plan Review process that generally conform to the goals, policies, purposes, and intents, established herein and are not detrimental to the public health, safety, convenience, or welfare may be determined by the Community Development Director as Minor Modifications consistent with the procedures set forth below.

In no case, shall minor modifications result in an increase in density, increase in height, reduction in setback, or change of use in a manner that is inconsistent with the intent of the Specific Plan.

The following constitute Minor Modifications to the Specific Plan. Minor Modifications are subject to review and approval by the City of Highland Community Development Director (CDD), Planning Commission (PC), and do not require amendments to the Specific Plan. The following are examples of minor modifications and the required level of review in parenthesis.

ADMINISTRATION

9.2.2. Major Modifications

9.2.3. Appeals
(CDD) Change in utility and/or public service provider; (CDD) Minor changes to text or maps intended to clarify Specific Plan information, provided such changes do not add density or modify the development policies or standards of the Specific Plan; (CDD) Minor changes necessary to accommodate proposed tenant improvements provided that the total building area of the commercial components is not increased;
(DRB) Changes to landscape materials, wall materials, entry design, streetscape design which are consistent with the conceptual design set forth in the design guidelines contained with the Specific Plan;
(DRB) Changes to the design guidelines which are intended to be conceptual in nature only, and are intended to be flexible in implementation; (PC) Development of Planning Areas 2 and 3 at a higher residential unit cap, provided the total number of dwelling units within the Specific Plan area does not exceed the maximum 800 dwelling units, unless otherwise restricted in an adopted Development Agreement;
Other modifications of a similar nature to those listed above as determined by the Community Development Director.

Major modifications constitute increases in density, increases in height, reduction in setback, or changes of use in a manner that is inconsistent with the intent of the Specific Plan. Major modifications require a Specific Plan amendment.

All appeals pertaining to this Specific Plan shall be made to the Planning Commission. Decisions of the Planning Commission are final unless appealed to the City Council. The applicant or any

ADMINISTRATION

9.2.4. Land Divisions

9.2.5. Maps

9.3. Permits

9.4. General Plan Consistency
other entity shall have the right to appeal by filing an application on forms provided by the City of Highland.

Applications for, as well as processing and approval of proposed divisions of land within the Specific Plan shall comply with the provisions of the California Subdivision Map Act and the subdivision ordinance of the City of Highland.

Approval of maps may occur with or subsequent to the adoption of the Specific Plan creating parcels for development. This includes the approval of parcel map(s), lot line adjustments and/or other minor subdivision actions.

Review and approval for new construction or improvements to existing development is addressed in the Development Plans section of this Specific Plan (Section 5.4).

California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific Plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan (See Appendix A). The Specific Plan has been prepared in conformance with the goals and policies of the City of Highland General Plan.

APPENDIX A
APPENDIX A: GENERAL PLAN CONSISTENCY
Land Use Element
This section outlines the goals and policies that are consistent between the Specific Plan and the City of Highland General Plan Elements. While this section provides a general overview of compatibility with each element a more detailed analysis and discussion of issues can be found in the associated Environmental Impact Report. Approval of the Specific Plan is based on the findings that this project furthered the goals and policies of the updated General Plan of the City of Highland adopted in March 2006. These goals and policies are as follows:

Goal 2.1 Create opportunities for a diverse population to interact, exchange ideas, and establish and realize common goals as a unified community.

Policies
Actively plan and promote development of the Town Center, Golden Triangle, and other designated mixed-use areas.

Ensure that the Town Center and Golden Triangle promote safe and convenient pedestrian environments for residents, employees and visitors through implementation of Land Use and Community Design Element policies and guidelines and Development Code standards.

Retain and provide a hierarchy of community social gathering places, including the Town Center, park lands, a community center, and plaza areas within new commercial, office, and industrial complexes.

Encourage future development to provide functional public spaces that foster social interaction.

Goal 2.2 Preserve and enhance the quality and character of Highland’s existing residential neighborhoods
Policies
Maintain the integrity of existing residential neighborhoods by preventing through traffic wherever possible, prohibiting encroachment by incompatible uses, and providing appropriate buffers between residential and non-residential uses, as well as between single- and multiple-family areas.

Ensure that all new development is designed in a manner that preserves the quality of life in existing neighborhoods.

Goal 2.3 Provide a variety of urban, suburban and rural housing opportunities, which are adequate to meet the City’s share of regional housing needs.

Policies
Provide a broad range of, and encourage innovation in, housing types that incorporate high quality design and construction.

Maintain residential areas that provide for and protect rural lifestyles, and protect natural resources and hillsides in the rural areas of the City.

Continue the innovative use of land resources and development of a variety of housing types and sizes within the City by using the Planned Development designation.

Require the preparation of a specific plan, planned unit development, conditional use permit, or similar mechanism for residential development within areas designated as Planned Development.

Require that Planned Development projects provide a greater level of community amenities and cohesiveness, achieve superior design and create a more desirable living environment than could be achieved through conventional subdivision design requirements.

Goal 2.4 Provide lands for retail and service commercial uses in sufficient quantity to meet the needs of Highland residents.

Policies
Maximize sales tax generating uses through the strategic location of commercial areas, particularly at freeway interchanges, at major intersections, and within the Town Center and Golden Triangle (see also Town Center, Golden Triangle, and Victoria Avenue Corridor Community Policy Areas).

APPENDIX A
273
Consistent with maintaining an image of the City of Highland as a quality residential community, reserve vacant lands at heavily traveled locations that are not appropriate for residential use for commercial, office, mixed-use or other nonresidential uses.

Prevent future strip commercial development by encouraging lot consolidation within commercially designated areas and by limiting commercial designations to areas of sufficient size to accommodate larger scale, quality development.

Establish minimum increments for the design of commercial development, permitting individual commercial lots to be developed while ensuring that the benefits of large scale, high quality developments are realized.

Require that development within areas designated Planned Commercial be through use of a specific plan pursuant to Government Code Section 65450, a planned unit development, conditional use permit or similar mechanism.

Ensure that uses and development intensities within Planned Commercial areas provide appropriate transitions to adjacent land uses and are consistent with the provisions of the Highland General Plan.

Goal 2.5 Promote a mix of attractive employment-generating areas with a mix of uses that provide a sound and diversified economic base and that are compatible with the community’s overall residential character.

Goal 2.6 Maintain an organized pattern of land uses that minimize conflicts between adjacent land uses.

Policies
Promote compatible development through adherence to Community Design Element policies and guidelines.

Require new or expanded uses to provide mitigation or buffers including greenbelts or landscaping, between dissimilar uses or existing uses where potential adverse impacts could occur.

Require landscape and/or open space buffers to maintain a natural edge for proposed private development directly adjacent to natural, public open space areas.

Goal 2.12 Create a signature, mixed-use master planned community that integrates commercial, office, and residential uses in a unique environmental setting.

Policies
Require commercial designs within this area to relate to adjacent major roadways and the freeway.

Concentrate office and big box retail uses along 5th Street (Greenspot Road).

Provide adequate transitions and/or buffers between residential and nonresidential uses within the area.

Require residential development to provide adequate amenities such as common open space and recreation areas.

Require commercial development to provide functional public spaces and/or plazas for shoppers and visitors.

Land use intensity will be determined upon the adoption of a specific plan, planned unit development, conditional use permit, or similar mechanism.

Ensure quality design through adherence to the Community Design Element policies and applicable Development Code standards.

Orient uses along City Creek to take advantage of views of and connections to open space and recreational amenities.

Goal 1 A supple of housing suitable to meet the diverse needs of the present and future residents to support a healthy economic development in the City.

Objective 1.1 Development of an adequate supply of housing to meet the existing and future housing in Highland.

APPENDIX A
Circulation Element
275
Goal 8.2 Facilitate the development of housing suitable for the diverse needs of current and future Highland residents.

Policies
Ensure new residential projects are adequately served by park and recreation, libraries, transportation, public safety, and other public services and facilities.

Encourage the development of a range of housing types in targeted areas of the City, such as inventoried vacant residential sites, Planned Development districts, Mixed Use districts, Transit Oriented Development opportunities, and special Policy Areas identified in the Land Use Element
Encourage the use of innovative site development and allow the use of construction materials and techniques that reduce the cost of housing and its impact on the environment.

Goal 8.4 Assist in the provision of adequate and affordable housing for all Highland residents.

Goal 8.5 Facilitate the development of a broad range of housing types to meet the special needs of Highland residents.

Goal 3.4 Provide a safe circulation system
Policies
Require new development to provide pedestrian paths and linkages through projects, locating linkages to avoid conflict with motorized traffic.

Design access onto major arterial streets in an orderly and controlled manner.

Encourage and improve pedestrian connections from residential neighborhoods to retail activity centers, employment centers, schools, parks, open space areas and community centers.

APPENDIX A
Conservation and Open Space Element
When feasible, walkways should include pedestrian amenities such as shade trees and/or plantings, trash bins, benches, and shelters.

Goal 3.7 Protect and encourage bicycle travel.

Policies
Develop a system of continuous and convenient bicycle routes to places of employment, shopping centers, schools, and other high activity areas with potential for increases bicycle use.

Assure that local bicycle routes will complement regional systems and be compatible with routes of neighboring municipalities
Provide linkages between bicycle routes and other trails, such as the Santa Ana River Trail within the City as appropriate.

Goal 3.9 Ensure adequate parking is made available to City residents, visitors and businesses.

Policies
Locate new development and their access points in such a way that traffic is not encouraged to utilize local residential streets and alleys for access to the development and its parking.

Develop strategies for shared parking opportunities in mixed-use and multipleuse development.

Encourage the use of well-designed, aesthetically-enhanced parking structures as an alternative to large, expansive surface parking lots in retail and employment centers.

Goal 5.2 Achieve orderly transition from agricultural uses to low-density residential/equestrian uses.

Policies
Preserve visual reminders of the City’s agricultural heritage in park design, buffer zones, public use areas and landscape plans.

APPENDIX A
Public Health and Safety Element
277
Goal 5.4 Continue to preserve and enhance the water quality and natural habitat of its waterways.

Reevaluate the effect of engineered practices and specifications relative to storm channel design to avoid their appearance as “concrete ditches.” Goal 5.10 Maintain a high-quality system of parks that meets the needs of all segments of the community.

Policies
Require that new specific plans and planned unit development (PUDs) incorporate sufficient park and recreation facilities along with natural open space areas, where appropriate to serve the needs of future residents.

Connect newly developed parks, wherever practical, to the existing and future bicycle and recreational trail system.

Develop recreational opportunities within the Greenspot area.

Goal 5.12 Develop and maintain trail and bikeway connections to recreational facilities, schools, existing transportation routes, natural features and regional trail systems.

Policies
Provide trail connections between and/or along the major city and surrounding regional facilities, sites, and features indicated on the Multi-Use Trails Master Plan.

Provide bicycle and pedestrian trails along major home-to-work, home-toschool, and other travel routes, where appropriate.

Goal 6.7 Reduce risk to people and property by limiting the type and intensity of development within identified aircraft potential zones and ensure adequate public notification of aircraft activities to residents in overflight areas.

Policies
Evaluate the compatibility of airport uses, activities, and operations with all new development in proximity to the San Bernardino International Airport prior to approval and protect sensitive uses such as residences, schools, hospitals and libraries from overflight areas.

Economic Development Element
Goal 9.1 Maintain a balance of land uses that generate consistent and sufficient revenue for public services now and in the future.

Policies
Provide an appropriate mix of retail development in focused commercial centers along commercial corridors.

Promote a mix of housing types and range of prices as necessary to provide a diverse labor force.

Goal 9.2 Consolidate and revitalize commercial development that provides attractive and convenient shopping, service and professional uses, and entertainment opportunities for its residents.

Goal 10.2 Create attractive and visually unified major arterial corridors through specialized streetscape and landscape improvement plans.

Policies
Incorporate unifying and consistent streetscapes elements-landscaped parkways and medians, regularly spaced trees, street lighting, and street furniture-for the City’s major arterial corridors.

Goal 10.4 Encourage mixed use and multi-use development that is attractively designed, convenient, and contains that desired mix of retail, office and residential uses.

Policies
Encourage design flexibility in mixed/multi-use development by allowing both a vertical and/or horizontal mix of uses.

APPENDIX A
279
Locate mixed/multi-use development in areas of high visibility and accessibility.

Segregate residential parking from commercial and office parking.

Provide each residential use with its own private space (such as balconies, patios, terraces, or upper level private gardens and plazas) along with larger communal spaces such as lobbies, central gardens or courtyards and convenient connections to the street and retail uses.

Where a vertical mix of uses occurs, site retail or office uses on the ground floor, with residential and/or office uses above. Also, encourage architectural detailing that differentiates each use.

Locate commercial/retail uses near the sidewalk to provide high visibility from the street.

Minimize the visual impact of surface parking by providing berms, landscape buffering, and/or locating parking lots to the rear or side of buildings or below buildings.

In multi-use development, locate retail and commercial development close to street for higher visibility and residential uses behind for convenience and privacy.

Goal 10.5 Encourage the development of attractive, vibrant and convenient commercial centers through careful application of design policies and development standards.

Policies
Design highly visible entrances to retail activity centers through accent landscaping and lighting, enhanced intersection features, monument signs, and other design amenities.

Design commercial centers with a unifying design theme, but add visual interest through rich architectural detailing, varied massing and rooflines, and accent lighting and landscaping.

Locate buildings and building frontages close to the street and street corners with parking behind or to the side of the buildings. Where this is not possible or practical, ensure that street-facing parking is shielded through landscaping or berms.

Provide ample landscaping for internal parking areas using landscaped bays and overstory shade trees.

Clearly delineate pedestrian routes from parking areas to retail uses to allow easy and safe pedestrian movement.

Encourage pedestrian-scale features such as shaded sitting areas, fountains, arcades, canopies and/or awnings, customized signage, and strategically located secondary entrances.

Provide people-gathering places and amenities such as miniplazas, courtyards, benches, outdoor eating areas, specialized landscaping, accent lighting, public art, shade, trash receptacles, and water fountains.

Link newly developed retail activity centers, where practical, to surrounding residential or office uses through clear and safe pedestrian and bicycle connections.

Encourage internal access between adjacent properties in order to minimize curb cuts along major thoroughfares.

Provide walls when necessary for security and/or privacy from adjoining residential uses. When walls are necessary, pedestrian breaks should be provided for access to commercial uses.

Encourage creative wall design to avoid a blank appearance and utilize landscape buffers as an alternative to walls to facilitate pedestrian linkages to commercial areas.

Goal 10.6 Maintain and enhance single-family neighborhoods with attractive streetscape, compatible architecture and a high quality of life.

Policies
Incorporate landscaped parkways, consistently spaced street trees, continuous sidewalks and pedestrian-scale streetlights, wherever possible.

APPENDIX A
2a
Require new and infill development to be of compatible scale, materials, and massing relative to existing development.

Encourage a variety of architectural styles, massing, floor plans, façade treatments and elevations to create visual interest along the street.

Encourage street facing architecture by placing entries and porches at the front of the residence and connecting them to the sidewalk by a pathway.

Encourage a blend of compatible architectural styles that contain rich façade detailing, varied rooflines and quality materials incorporated on all four sides of the residence.

Site garages back from the street and minimize street frontage devoted to driveways and vehicular access.

Consider small lot developments with rear allies that position the garage and driveway to the back of the site to avoid garage dominated streetscapes.

Maintain, improve and/or develop parkways with canopy street trees, providing shade, beauty and a unifying element to residential streets.

Where desirable, encourage traffic-calming measures such as the actual or visual narrowing of streets through widened parkways, canopy trees, and neck down curbs at intersections.

In areas of small lot development, incorporate design features that connect it with adjoining areas such as consistent setbacks, building height and pedestrian connections.

Establish design and development standards for entire single-family developments from the start – remain consistent with enforcing requirements and standards
Goal 10.10 Guide the development of a variety of attractive, engaging and convenient public spaces, including plazas, pedestrian areas and recreational open space.

Policies
Design plazas with:

Ample seating space;
A central focal point or amenity of interest such as public art or fountain; Proximity to and visibility to and from the street;
Combinations of sun and shade;
All age groups in mind; and
Public space framed by surrounding buildings.

Locate plazas in areas of high visibility such as near streets or along sidewalks or pedestrian paths.

In areas of heavy pedestrian use, provide wide sidewalks that allow room for window shopping, pedestrian passage, outdoor dining and landscape buffers.

Incorporate civic, regional or vernacular design elements such as historical markers and educational exhibits, where appropriate.

Incorporate pedestrian scaled, distinctive lighting fixtures in community facilities and other public places with occasional or frequent evening use.

Design recreational amenities and parks with all age groups in mind and incorporate architectural and landscape elements consistent with City or regional design themes.

Incorporate small sitting areas and/or shaded courtyards close to shopping areas but buffered from parking and traffic impacts.

Adopt standards for civic and mini-plazas containing seating, tree, and amenity requirements.

Goal 10.11 Promote attractive, appropriately scaled and well-coordinated signs.

Policies
For commercial centers along arterial corridors, encourage monument signs that are clearly visible, identify key uses and reflect the design theme of the development.

Within commercial centers, use complementary, yet distinctive, sign styles.

APPENDIX A
283
Within commercial centers, encourage high quality signage, including wall signs, raised letter signs, projecting double-faced signs, and customized logos, which complement the architecture of the building or center of which it is a part.

Goal 10.13 Appropriately buffer the boundaries between differing land uses and provide transitions where necessary.

Policies
Link newly developed commercial centers, where practical, to adjoining residential uses.

Encourage transitions that define boundaries but that also preserve a sense of openness and connectivity. For example, perimeter subdivision walls can contain occasional breaks to provide access to open space and adjoining areas.

Reconsider subdivision design to reduce or eliminate perimeter block walls to allow more houses and structure.
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APPENDIX B
APPENDIX B: DEFINITIONS
285
The following definitions are not included in Chapter 16.06 of the Highland Municipal Code and shall apply to the Specific Plan.

DEFINITIONS – A
Administrative, Business and Professional Offices: An establishment which provides services such as property and business administration, employment agencies, travel agencies, legal services, consultant services, engineering services, architectural services, planning services, financial planning services, accounting services, and other similar services.

Alcohol Beverage Sales, Off-Premises: An establishment which, as an accessory use, sells alcohol for consumption off-premises.

Ambulance Services: An emergency medical and/or ambulance transportation establishment, that may include call centers and fleet yards.

Animal Keeping, Domestic Animal: The keeping of any animal normally domesticated in the United States, including but not limited to, dogs or cats.

Athletic Fields: An open space or field established for non-professional recreational activities such as youth sports and adult recreational leagues, along with ancillary minor facilities and uses.

Auditoriums, Conference Halls, Convention Centers, Theatres: A room, hall, building(s), tent, or other enclosure, or portion thereof, enclosed on two (2) or more sides to accommodate meeting halls, convention centers, theatres, auditoriums, and arenas, where the capacity for public gathering or assembly does not exceed 1,500 people.

Auditoriums, Conference Halls, Convention Centers, Theatres, exceeding 1,500 capacity: A room, hall, building(s), tent, or other enclosure, or portion thereof, enclosed on two (2) or more sides to accommodate meeting halls, convention centers, theatres, auditoriums, and arenas, where the capacity for public gatherings or assembly exceeds 1,500 people.

Audio-Visual and Video Production Services: An establishment primarily engaged in radio, television or recorded audio-visual materials.

DEFINITIONS – B
Banks, Brokerage Office, Credit Union, Loan Agencies: An establishment providing financial services to individuals, firms, or other entities. Includes banks, savings and loan institutions, loan and lending activities, and similar services. Not to include bail bonds offices.

Bed and Breakfast Inns: A dwelling unit which provides lodging and meals for temporary overnight occupants, and in which there are no more than five (5) guest rooms. The use must be managed and operated solely by the owner of the property. Meals are not restricted to breakfast only, but no cooking facilities are allowed in the guest rooms. A guest may not stay in the dwelling for more than 14 days in any calendar year.

Body Art: An establishment which engages in the practice of physical body adornment using, but not limited to, the following techniques: body piercing, tattooing, cosmetic tattooing, branding, and scarification. This definition does not include practices that are considered medical procedures by the State Board of Medical Examiners, nor include piercing of the noncartilaginous earlobe with pre-sterilized single-use stud-and-clasp ear-piercing systems.

Body Piercing: Perforation of the skin for the express intention of insertion of any object, including but not limited to, jewelry, however, the piercing of ears as defined under “Body Art” is excluded.

Branding: The process whereby heat is intentionally applied to human flesh such that it burns the skin and forms a permanent scar. This includes, but is not limited to, hot metal, electric current, and chemicals.

APPENDIX B
287
Scarification: A form of body modification that involves cutting into the skin and “aggravating” the wound to produce scarring in a particular design or pattern.

Building: Any structure having a roof supported by columns or walls built for shelter or enclosure of persons, animals, or property of any kind.

Building Materials Sales Yards: An establishment selling building materials, including lumber, where most display and sales activities occur indoors. Outdoor storage of building materials may be permitted subject to appropriate screening.

DEFINITIONS – C
California Environmental Quality Act (CEQA): A State law requiring State and local agencies to regulate activities with consideration for environmental protection. If a proposed activity has the potential for a significant adverse environmental impact, an Environmental Impact Report (EIR) must be prepared and certified as to its adequacy before taking action on the proposed project.

Car Washes: An establishment that is an accessory use to a vehicle fueling station, which offers services related to the washing, waxing and/or polishing of motor vehicles. Such use may include interior cleaning of vehicles such as vacuuming.

Caretaker/Manager Dwelling Unit/Residence: A dwelling unit intended for use by a person or family whose primary function is to safeguard the property.

Catering Services: An establishment that prepares and delivers food for consumption off the premises, for example, for banquets or luncheons. A catering establishment may contain kitchen facilities and may also provide dining supplies such as place settings, tablecloths, and beverage dispensers.

Certificate of Occupancy: A document issued by the Building and Safety Department affirming that a building meets all applicable codes and regulations.

Check Cashing and Money Order Services: A primary establishment, other than a bank, credit union or other similar financial institution that cashes, sells and/or processes checks, money orders, electronic money transfers and other financial documents for a fee.

Child Care Centers. A day care facility, other than a family day care home, including infant centers, preschools, and extended day care facilities. Such a facility provides care to children in need of personal services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis.

Clinics (Medical and Dental): A place used for the care, diagnosis and treatment of sick, ailing, infirm and injured persons and those who are in need of medical or surgical attention, but who are not provided with board or room, nor kept overnight on the premises. Includes holistic medical facilities and acupuncture.

Clubs and Organizations, Meeting Halls: A nonprofit association of persons who are bona-fide members, paying regular dues, and are organized for some common purpose, but not including a group organized solely or primarily to render a service customarily carried on as a commercial enterprise. Facilities typically include meeting halls for club/organization members.

Cluster Developments: Development in which the intensity of development allowed on a parcel of land is clustered within a limited area of the parcel so that at least 60% of the property can be preserved for open space purposes.

APPENDIX B
289
Colleges/Universities: A junior college, college, university or professional school granting associate arts degrees, certificates, undergraduate and graduate degrees and requiring for admission at least a high school diploma or equivalent general academic training. (SLO) Colocated Telecommunications Facilities: See “Telecommunications Facilities.” Commercial Recreation: Any use or development, either public or private, providing amusement, pleasure or sport, diversion, exercise, or other resource affording relaxation and enjoyment which is operated primarily for financial gain. Typical uses may include health and fitness centers, batting cages, skating rinks, paintball, bowling alleys, pool halls, arcades, and miniature golf courses.

Commercial Vehicle: A commercial motor vehicle with a declared gross vehicle weight (GVW) or combined gross vehicle weight (CGW) of 10,001 lbs. or more, that includes semi-trailers, boat trailers, utility trailers, horse trailers, taxi cabs, limousines, and passenger shuttles.

Community Park: Land with public access intended to provide recreation opportunities beyond those supplied by neighborhood parks. Community parks are larger in scale than neighborhood parks but smaller than regional parks.

Concealed Telecommunications Facilities: See “Telecommunications Facilities.” Convenience Stores: An establishment selling a limited range of food, beverage, drug goods, hardware, house goods, auto products, that often includes ready-to-consume food and beverage products for consumption off the premises.

Corner Lot: See “Lot, or Parcel.”
Cottage Industries: A small-scale, home-based business primarily engaged in the onsite production of goods by hand manufacturing which involves only the use of hand tools, domestic mechanical equipment or a single kiln, and the incidental direct sale to consumers of only those goods produced onsite. Cottage industries are conducted primarily by the residents of the property manufacturing artistic, handicraft and other craft items. Also refer to “Cottage Food” regulations for food items prepared and sold within a residential neighborhood for further restrictions. These are separately regulated by the State, County and City of Highland.

Covenants, Conditions, and Restrictions (CC&Rs): A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.

DEFINITIONS – D
dBA: The “A-weighted” scale for measuring sound in decibels; weighs or reduces the effects of low and high frequencies in order to simulate human hearing. Every increase of 10 dBA doubles the perceived loudness though the noise is actually 10 times more intense.

Dedication: The turning over by an owner or developer of private land for public use, and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used. Dedications for roads, parks, school sites, or other public uses often are made conditions of approval of a development.

Density Range: The number of permanent residential dwelling units per gross acre of land.

Dine-in Restaurant: See “Restaurant.”
Disguised Telecommunications Facilities: See “Telecommunications Facilities.”

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291
Disposal Service Operations: An area for the storage and maintenance of vehicles and equipment used in the collection, transportation, and removal of garbage and rubbish, not including storage or dumping of garbage or rubbish.

Drinking Establishments: An establishment serving alcoholic beverages for onsite consumption, not as part of a larger restaurant. Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May include entertainment (e.g. live music and/or dancing) as an accessory use. May also include beer brewing as part of a microbrewery, and other beverage tasting facilities.

Drug Stores/ Pharmacies: An establishment where the primary business is the filling of medical prescriptions and the sale of drugs, medical devices and supplies and nonprescription medicines, but where non-medical products may also be sold.

Dry Cleaning and Laundry Services: An establishment that caters to the cleaning service needs of the general public, to include dry cleaners and laundromats. Large-scale and commercial dry cleaning and laundry service facilities are excluded.

Dwelling Unit: A room or group of rooms (including sleeping, eating, cooking, and sanitation facilities, but not more than one (1) kitchen, that constitutes an independent housekeeping unit, occupied or intended for occupancy by one (1) household on a long-term basis.

DEFINITIONS – E
Easement: Usually the right to use property owned by another for specific purposes or to gain access to another property. For example, utility companies often have easements on private property of individuals to be able to install and maintain utility facilities.

Easement, Conservation: A tool for acquiring open space with less than full-fee purchase, whereby a public agency acquires only certain specific rights from the land owner. These may be positive rights (providing the public with the opportunity to hunt, fish, hike, or ride over the land) or they may be restrictive rights (limiting the uses to which the land owner may devote the land to in the future).

Eating Establishments: An establishment where food is prepared and served to the general public on the retail level. Some types of establishments included within the term “Eating Establishment” are restaurants, bakeries, delicatessens, dessert stores, doughnut shops, juice bars, pastry shops, tea houses, cafes, cafeterias, coffee houses, coffee shops, dinner houses, drivein or drive-through restaurants, fast food service establishments, pancake and waffle houses, and sandwich shops.

Environmental Impact Report (EIR): A report required pursuant to the California Environmental Quality Act which assesses all the environmental characteristics of an area, determines what effects or impacts will result if the area is altered or disturbed by a proposed action, and identifies alternatives or other measures to avoid or reduce those impacts.

Equipment Rental Services (Indoors Only): An establishment that offers tools, implements, or other articles to individuals or businesses on a temporary basis for a specified fee.

DEFINITIONS - F
Fast Food/Drive-through Restaurant: See “Restaurant.”
Feasible: Capable of being accomplished in a successful manner within a reasonable time taking into account economic, environmental, social, and technological factors.

APPENDIX B
293
Feed and Grain Stores: An establishment that specializes in providing food and nutrients for agricultural purposes.

Fishing and Recreational Lakes: A confined body of standing fresh water containing more than 500,000 gallons of water and covering more than one (1) acre of surface area to provide recreational water activities, that may include fishing, boating, swimming and other similar activities. This does not include reservoirs, duck clubs, bodies of water contained within golf courses, and water storage used only for agricultural or domestic purposes.

Flea Market: A market, usually held outdoors, where used goods and antiques are sold.

Floor Area Ratio (FAR): A term utilized to measure the allowable building intensity of nonresidential structures on a site, calculated by dividing the gross floor area by the total net acres of the site. For example, on a site with 40,000 square feet of net land area, a Floor Area Ratio (FAR) of 1.0 will allow a maximum of 40,000 square feet of gross floor area to be built, whereas a FAR of

1.5 allows 60,000 square feet of gross floor area, and a FAR of 0.5 allows 20,000 square feet of gross floor area. Compliance of non-residential projects covering multiple parcels with FAR building intensity restrictions may be calculated on an overall project basis rather than on individual parcels within the project; in such situations, the City of Highland may require reciprocal use agreements, parcel mergers, or specification of property owner rights and responsibilities through Covenants, Conditions, and Restrictions or other recorded documents.

Fortune Telling, Spiritualism, Palm Reading: An establishment engaged in the telling of fortunes and forecasting of futures by means of the occult, psychic power, faculty, force, clairvoyance, clairaudience, cartomancy, numerology, hypnosis. phrenology, spirits, tea leaves or other such reading, mediumship, seership, augury, astrology, palmistry, necromancy, mindreading, telepathy, or other craft, art, science, cards, talisman, charm, potion, magnetism, magnetized article or substance, cunning or foresight. crystal gazing, mysteries or magic of any kind or nature, when such is performed in exchange for payment.

Fuel Modification Area: An area of land where native or ornamental vegetation has been modified in order to reduce the amount of combustible material that is in proximity to man-made structures through cutting, trimming and preening, and/or partially or totally replaced with drought tolerant, fire-retardant plants.

DEFINITIONS - G
General Commercial Services: An establishment providing general services to the public, including computer repair shops, tanning salons, carpet/rug/drapery cleaners, locksmith shops, plumbing shops, and similar services that are commercial in nature.

General Retail and Specialized Retail: An establishment, including a department store, variety store, discount store, or general store, etc., engaged in retail sales of new and used merchandise, including dry goods, apparel and accessories, small wares, sporting goods and equipment, bicycles and mopeds, musical instruments, arts and accessories, office supplies, books, stationery, jewelry, hobby materials, toys and games, cameras and photographic supplies, gifts, novelties and souvenirs, luggage and leather goods, fabrics and sewing supplies, florists and houseplant stores, artists supplies, tobacco shops, video rental, orthopedic supplies, party supply and rentals, religious goods, handcrafted items (stores for which may include space for crafting operations when such area is subordinate to retail sales), and other miscellaneous retail shopping goods.

Golf Courses and Associated Facilities: A public or private golf course and/or country club, and accessory facilities and uses including clubhouses with bar and restaurant, locker and shower facilities, driving ranges, pro-shops for onsite sales of golfing equipment, and golf cart storage and sales facilities.

APPENDIX B
Grade, Finished: The final elevation of the ground level after development.

Grocery Stores/Markets: An establishment primarily engaged in selling food for home preparation and consumption, and may include butcher shops with no slaughtering.

Gross Floor Area: The gross floor area of a single-story building consists of its square footage as measured from the interior face of external walls, but not including any space where the floor-toceiling height is less than six (6) feet and not including courtyard spaces without ceilings that are open and unobstructed to the sky. The gross floor area of a multi-story building consists of the sum off the horizontal areas of the several floors of a building measured from the interior face of exterior walls, but not including any space where the floor-to-ceiling height is less than six (6) feet, and not including any stairwells, shafts, or courtyard spaces. The floor area of a building, or portion thereof, not provided with surrounding exterior walls is the usable area under the horizontal projection of the roof or floor above. For the purposes of floor area calculation, a shaft is defined as “an interior space, enclosed by walls or construction, extending through one (1) or more stories or basements that connects openings in successive floors, or floors and roof, to accommodate elevators, dumbwaiters, mechanical equipment, or similar devices, or to transmit light or ventilation air.”
Government Facilities: Any building, structure or other facility operated by a legally constituted Federal, State or local government authority providing services to the general population, including post offices, fire stations, police stations, courts, etc.

DEFINITIONS - H
Habitable Structure: A structure that is designed or used for living, sleeping, eating, or cooking.

Hair/Nail Salons, Day Spas: An establishment which provides health and beauty services and products, including hair cuts and styling, manicures, pedicures, body treatments, aromatherapy, massage (as an accessory service), and baths.

Hardscape: Hardscape refers to non-planted areas that are usually treated with a surfacing material such as concrete, asphaltic concrete, pavers, etc.

Hazardous Waste: Any solid, liquid, or gaseous substance which, because of its quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment if released into the workplace or environment. The term includes, but is not limited to, hazardous substances and hazardous material. Hazardous waste is subject to special handling, shipping, storage, and disposal requirements.

Height, Building or Structure: The vertical distance from finished grade to the highest point of a building or structure.

Home Improvement/Goods/Supplies/Appliances: An establishment engaged in providing retail sale, rental, service or repair and installation of home improvement products including building materials, paint and wallpaper, carpeting and floor covering, mattresses, decorating supplies, heating, air conditioning, electrical, plumbing, and mechanical equipment, roofing, yard and garden supplies, home appliances, and similar home improvement products.

Home Occupation: A business activity conducted as a secondary and ancillary use in the resident’s dwelling unit.

Homeowner’s Association (HOA): An association of owners of a particular residential development conducted in a manner incidental to residential occupancy. HOAs collect fees levy

APPENDIX B
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fines and assessments from homeowners, maintain the common areas of the development, and enforce the association’s governing documents that may include detailed rules regarding construction and maintenance of individual homes and adopted Covenants, Conditions, and Restrictions (CC&Rs).

Hospitals and Hospices: A facility licensed by the State Department of Public Health for the provision of clinical, temporary or emergency services of a medical, obstetrical or surgical nature to human patients, including overnight care of patients, and/or the provision of palliative care for life-threatening and terminal illnesses.

Hotels, Motels, Lodges: A facility with guest rooms and/or suites, designed as temporary lodging, with or without meals, in which there are six (6) or more guest rooms, and in which no provision is made for cooking in any individual room or suite.

DEFINITIONS – I
Infrastructure: Public services and facilities, such as sewage-disposal systems, water-supply systems, other utility systems, and roads.

Interior Lot: See “Lot, or Parcel.”
Interpretive Center: A public or private center designed to serve an educational and/or informational purpose relating to resource conservation.

DEFINITIONS – J

DEFINITIONS - K
Kitchen: Any room in a building or dwelling unit which is used for the cooking or preparation of food.

DEFINITIONS - L
Laboratories, Medical and Dental: Any facility engaging in medical or dental tests, research procedures, preparation of chemicals, x-rays, etc. Doctor’s and dentists offices serving patients onsite are excluded.

Libraries, Museums: A public or quasi-public facility generally of a non-commercial nature, to include libraries, museums, cultural institutions, art exhibitions, planetariums, aquariums, botanical gardens, and arboretums.

Light Manufacturing: See “Manufacturing.”
Linen Supply Services: An establishment engaged in the laundering and dry cleaning of linens for commercial, industrial, and other similar operations, but not intended for the general public.

LPG Station/Services: An establishment engaged in the sale of liquefied petroleum gasoline (LPG), which consists of gases such as propane and/or butane, used especially as fuel.

Loading Space: An off-street space or berth for the temporary parking of a commercial vehicle while loading or unloading cargo, products, merchandise or materials from vehicles.

Lot, or Parcel: A recorded lot or parcel of real property lawfully created as required by the Subdivision Map Act and Highland City Ordinances. Types of lots include the following:

Corner Lot: A lot located at the intersection of two (2) or more streets, bounded on two (2) or more sides by street lines.

Flag Lot: A lot having access from the building site to a public street by means of private right-of-way strip that is owned in fee or by means of an access easement.

Gore-shaped Lot: A triangular or tapered shaped lot.

Interior Lot: A lot abutting only one (1) street.

APPENDIX B
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Substandard Lot: A parcel of land that has less than the minimum area or minimum dimensions required by the zone in which the lot is located.

Through Lot: A lot with frontage on two (2) generally parallel streets.

Lot Line, or Property Line: Any recorded boundary of a lot.

Liquor Store: An establishment selling an assortment of distilled, fermented, brewed or similarly prepared beverages that contain amounts of alcohol sufficient to cause the sale of the beverage to be regulated by the State of California, and where the sale of such beverages is the predominant product sold in such facility, whether such finding is determined by total annual retail sales or square footage of the facility dedicated to the storage and/or display of such merchandise.

Live/Work Development: A development that provides for a live/work environment with ground floor office/retail/commercial in the same building as a single-family attached or multifamily attached dwelling unit. The ground floor office/retail/commercial area may be used as a separate dwelling unit.

DEFINITIONS - M
Mail, Cargo, Packing Services: An establishment primarily engaged in private postal services including shipping and mailing, mailbox rental, courier, delivery, and messenger services, and the sale of office, mailing, and moving supplies.

Mail, Cargo, Packing Services with Distribution Center: An establishment primarily engaged in private postal delivery and processing services with bulk mail, air cargo, and freight distribution centers.

Major Event: A temporary indoor event designed to accommodate more than 2,000 people.

Major Events held outdoors are considered “Outdoor Special Events Venues.” Mixed Use: Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.

Manufactured home: A structure, transportable in one (1) or more sections, built on a permanent chassis and designed for use as a single-family dwelling unit and which is connected to all available permanent utilities, and is tied down to either a permanent foundation on a lot owned or leased by the homeowner, or is set on piers with wheels removed and skirted, in a manufactured home park. Same as a mobilehome.

Manufactured Home Parks: Any area or tract of land where two (2) or more mobilehome spaces are rented or leased or held out for rent or lease to accommodate mobilehomes.

Mobile Recycling Unit: A licensed vehicle used for the collection of recyclable materials. A mobile unit may also include trailers, bins, boxes, or other storage containers which are transported by vehicle.

Movers and Full-Service Storage: A facility which provides packing, loading, moving, delivery, and unpacking services. May also include short-term storage spaces.

Multiple-Family Attached Dwelling: A building containing two or more dwelling units and typically three stories in height. Examples of multiple-family attached dwellings include condominiums and multiple-family dwellings.

APPENDIX B
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Multi-Purpose Recreational Trails: A trail intended to connect residential areas with regional parks, scenic corridors, schools, parks, the national forest, and other major open spaces, and designed and improved for non-motorized riding, hiking, and equestrian purposes.

DEFINITIONS – N
Neighborhood Park: Land intended to serve the recreation needs of people living or working within a one-half (1/2) mile radius of the park.

Newsstands: An establishment where newspapers and magazines are displayed and sold outdoors.

Nightclubs: Any discotheque, cocktail lounge, or similar establishment which provides live entertainment (music and/or dancing, comedy, etc.) as a primary use, in conjunction with alcoholic beverage sales.

Non-Habitable Structure: A structure that may not be utilized for living, sleeping, eating, or cooking.

Non-Residential: Any use which does not include a dwelling unit as the primary use, including, but not limited to, commercial, industrial, educational, institutional, public, recreational, and agricultural uses.

DEFINITIONS - O
Other Telecommunications Facilities: See “Telecommunications Facilities.” Open Space: Any parcel or area of land or water that is essentially unimproved and devoted to an open space use for the purposes of the preservation of natural resources, the managed production of resources, outdoor recreation, and/or public health and safety.

Open Space, Common: Land and facilities set aside for all residents and/or owners of a development project.

Optician Service and Optical Goods: An ophthalmologist, optometrist, or optician providing eye-care services as well as the production and adjustment of optical aids and related accessories.

Ordinance: A law or regulation set forth and adopted by a governmental authority, usually a City or County.

Outdoor Special Event Venues: An outdoor facility for spectator-oriented sports, and/or other public assembly facility for outdoor theater, concerts and events, weddings, which may include amphitheaters, arenas, drag strips, fairgrounds, field houses, motorcycle racing facilities, race tracks, stadiums and coliseums, and facilities for other sports that are considered commercial.

Outdoor Storage: The keeping, in an unenclosed area, of material, goods, merchandise, equipment, and motorized vehicles and vessels, and other similar items not defined as rubbish.

DEFINITIONS - P
Parking Lots and Parking Structures/Garages: An area or structure, closed or unenclosed, for the parking of motor vehicles plus those additional areas required to provide site ingress and egress to and from said area.

Park and Ride Facility: An area or structure, closed or unenclosed, at a terminal of a bus or rail line where commuters park their vehicle and ride public transportation for the remainder of their commute.

Parking, Shared: A public or private parking lot and/or parking structure/garage used jointly by two (2) or more uses.

APPENDIX B
Parking Space, Compact: A reduced parking space, 8.5 feet wide and 16 feet long when perpendicular to a driveway or aisle, compared with the traditional 9 feet wide by 18 feet long.

Pet Grooming: An establishment providing personal care of small domestic animals such as dogs, cats, parrots, canaries and other song and decorative birds, hamsters and similar animals, but specifically excluding dangerous animals or dangerous or poisonous or constricting reptiles.

Pocket park: A small neighborhood park of approximately one (1) acre or less.

Printing and Publishing: An establishment offering printing services by letterpress, lithography, gravure, screen, offset, or electrostatic (xerographic) copying, and other "quick printing" services, including establishments serving the printing trade such as bookbinding, typesetting, engraving, photoengraving and electrotyping. This use also includes establishments that publish newspapers, books and periodicals; and establishments manufacturing business forms and binding devices.

Private Community Association Facilities: Includes private recreation facilities commonly associated with residential development projects, including, but not limited to, golf courses, tennis courts, swimming pools, community recreation buildings, mini-parks, tot lots, and community trails.

Produce Stand, Permanent: An open structure for the retail sale of agricultural products (except hay, feed, and grain sales), located on the site or in the area where the products being sold were grown.

Public Landfills: A publicly owned and/or operated area of land, or a portion of a waste management facility, at which solid waste is discharged in or on land for disposal and includes containment and ancillary features for precipitation and drainage control (i.e., compaction and cover) and for monitoring. It does not include surface impoundment, waste pile, land treatment unit, injection well, or soil amendments.

Public and Quasi-public Facilities: An institutional, academic, governmental and/or community service use either owned publicly or operated by non-profit organizations.

Public Utility: A fixed-base structure or facility required for the provision of public utilities.

May include any of the following facilities: electrical substations and switching stations, natural gas regulating and distribution facilities, public water system wells, treatment plants and storage, telephone switching facilities, wastewater treatment plants, settling ponds and disposal fields. Excludes telecommunications facilities.

Public Parks, Playgrounds and Associated Structures: Open space land whose primary purpose is recreation. Includes neighborhood, community, and regional parks.

DEFINITIONS – Q
DEFINITIONS – R
Recording Studios and Recording Services: An establishment providing for the practice and recording of music and/or speech, where improvements or special treatment to the interior space prevents transmission of sound outside that establishment.

Recreation, Active: A type of recreation or activity that requires the use of organized play areas including, but not limited to, softball, baseball, football and soccer fields, tennis and basketball courts and various forms of children's play equipment.

Recreation, Passive: A type of recreation or activity that does not require the use of organized play areas.

APPENDIX B
Recreation Center/Facilities: A facility which provides recreational opportunities, such as gymnasiums, swimming pools, tennis courts, basketball courts, etc.

Recreational Equipment: Equipment used for sports, exercise, leisure, and recreation, which may include basketball hoops, slides, swings, jungle gyms, volleyball nets, grills, portable barbeques, firepits, and outdoor heaters.

Recreational Vehicle: A motor home, travel trailer, truck camper or camping trailer, with or without motive power, designed for human habitation for recreational, emergency or other occupancy.

Recreational Vehicle (RV), Trailer, Boat Storage: An area where spaces are rented out for the storage of recreational vehicles, trailers, and boats, that not include the storage of wrecked or abandoned vehicles/vessels.

Recyclable Materials: Any reusable material which is acceptable for reprocessing and redemption including, but not limited to, glass, metal, paper, and plastic, and other reusable items. Recyclable material does not include hazardous waste or other refuse.

Recycling Collection Facilities: A facility or machine which accepts recyclable material by donation, redemption, or purchase, and where the use of power-driven machinery is limited to that which is necessary for the temporary storage, efficient transfer, and securing of materials.

Recycling Processing Facilities: A facility which collects and processes acceptable recyclable materials by donation, redemption, or purchase. Processing means the preparation or transformation of recyclable materials for efficient shipment to an end user by, but not limited to, such means as baling, compacting, crushing, shredding, and sorting.

Refuse: Waste generated by residential and non-residential uses.

Regional Park: A park typically 150 to 500 acres in size focusing on activities and natural features not included in most other types of parks and often based on a specific scenic or recreational opportunity.

Rehabilitation Centers, Outpatient: A facility that provides short-term and outpatient treatment and rehabilitation services for persons recovering from illness or injury who do not require continued hospitalization.

Religious Institutions: A religious organization facility operated for worship or promotion of religious activities, including churches, synagogues, mosques, religious Sunday-type schools and monasteries, convents, or other religious residential retreats. Other establishments maintained by religious organizations, such as full-time educational institutions, hospitals and other potentially related operations (such as a recreational camp) are classified according to their respective activities.

Research and Development, including Testing Laboratories: An establishment which engages in scientific research, and/or the design, development and testing of computer software, and electrical, electronic, magnetic, optical and mechanical components in advance of product manufacturing, not associated with a manufacturing facility on the same site. Includes chemical and biotechnology research and development.

Residential Accessory Structures: Any structure that is customarily part of a residence, and clearly incidental and secondary to a residence, and that does not change the character of the residential use. Residential accessory structures include garages, carports, storage buildings, workshops, hobby shops, greenhouses, cabanas, art or music studios, children’s playhouses or

APPENDIX B
playground equipment, patio covers, gazebos, arbors, pergolas, pavilions, fireplaces, firepits, barbeques, water features, and other similar structures.

Residential Model Home: A temporary sales office in a residential development used to illustrate the design of the units to potential home-buyers during market and sale of the units.

Restaurant: An establishment where food and drink are prepared, served, and consumed primarily within the principle building.

Dine-in Restaurant: Includes restaurants with or without a bar or lounge area which provides food delivered to tables or dining counters, and only incidental carry-out service.

Fast-food/Drive-through Restaurant: Includes delicatessens, drive-ins, etc. which provide quickly or previously prepared food to a service counter, whereby the patron carries the food out or to an indoor or outdoor seating area.

Take-out Restaurant: Provides quickly or previously prepared food to a service counter, whereby the patron carries the food off-premises for consumption.

Right-of-Way: A strip of land occupied or intended to be occupied by either a street, sidewalk, crosswalk, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, and/or other special use.

Rooming Houses, including Boarding, Fraternity or Sorority Houses: A residential building where lodging and meals are provided for compensation for six (6) but not more than 15 persons, not including rest homes.

DEFINITIONS - S
Sanitary Sewer: A system of subterranean conduits that carries refuse liquids or waste matter to a plant where the sewage is treated, as contrasted with storm drainage systems (that carry surface water) and septic tanks or leach fields (that hold refuse liquids and waste matter onsite). See “Septic System.” Scenic Highway: A highway designated by the State of California or County of San Bernardino in order to preserve and protect scenic highway corridors from change which would diminish the aesthetic value of lands adjacent to the highways.

Schools, Business and Professional, Vocational, Art, Sports and Traffic: A school offering specialized business, professional, and vocational courses. May also include music schools, language schools, driver education schools, ballet and other dance studios, and gymnastics and other sports academies.

Schools, Public/Private (K-12): A pre-school day-care center, elementary and/or secondary school serving grades Kindergarten through 12, including denominational and sectarian. Military academies for youth are also included.

Septic System: A system designed to decompose solid waste through the activities of a variety of bacteria, consisting of a buried concrete septic tank that holds the solid waste from a home's plumbing waste drains, and a leach field, that distributes the waste water to the ground where it disperses through the soil or evaporates.

Second Units: A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. Also referred to as granny flats, guest houses, pool houses, and casitas.

Seniors, Senior Citizens: Persons age 62 and older.

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Sexually Oriented Business: An establishment that requires a sexually oriented business permit pursuant to City of Highland Development Code Chapter 16.72 (Sex Oriented Business Regulations).

Sidewalk: A right-of-way designed for the use by pedestrians and not intended for use by motor vehicles of any kind. A sidewalk may be located within or without a street right-of-way, at grade, or grade separated from vehicular traffic.

Sign: An onsite communication device using words or symbols, illuminated or non-illuminated, which is visible from any public place or located on private property and exposed to the public and which directs attention to a product, service, place, activity, person, institution, business or solicitation. A sign shall include framework, background material, structural support, and other attachments or related parts.

Single-Family Dwellings: A building or structure, including a manufactured home, mobilehome, and/or modular home containing one kitchen and used to house not more than one (1) family, including domestic employees.

Single-Family Dwellings, Attached: Single-family attached means a dwelling unit that is structurally connected with at least one other such dwelling unit and typically two or three stories in height. Each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more common fire resistant walls. Examples of single-family attached dwellings include townhomes and duplexes.

Single-Family Dwellings, Detached: A dwelling unit occupied or intended for occupancy by only one (1) household that is structurally independent from any other such dwelling unit or structure intended for residential or other use.

Social Services: A public or quasi-public establishment providing social services and rehabilitation services, adoption and pregnancy counseling services, counseling/psychological services, welfare offices, job counseling and training centers, or vocational rehabilitation agencies, learning and disability services, and/or emergency shelters. Includes organizations soliciting funds to be used directly for these and related services. Also includes establishments engaged in community improvement and neighborhood development.

Solar Systems, Passive and Active: A system using a mechanical device, such as a pump or a fan, and energy in addition to solar energy to transport a conductive medium (air or water) between a solar collector and the interior of a building for the purpose of heating or cooling. Also includes a system that uses direct heat transfer from thermal mass to distribute collected heat.

Solid Waste Transfer Stations: A facility utilized to receive solid wastes, temporarily store, separate, convert, or otherwise process the materials in solid waste, or to transfer the solid waste directly from smaller to larger vehicles for transport, and those facilities utilized for transformation. Transfer and processing operations do not include such activities as the recycling of “separated for reuse material” within a solid waste facility if there is a defined physical barrier to separate recycling activities from the solid waste activities, recycling center activities, and those activities occurring at facilities handling compostable materials.

Special Occasion Facility: An outdoor facility, in conjunction with a dwelling unit or winery, which may include a structure or building, which is used on special occasions for public assembly for a specific period of time in return for compensation. Special occasions may include, but are not limited to, weddings, concerts, parties, spectator-oriented events, or other celebrations.

Stables, Riding Academies: A stable for horses which are let, hired, used or boarded on a commercial basis and for compensation and/or a school for instruction in horse riding, for hiring of horses for pleasure riding, or hosting of horse exhibitions.

APPENDIX B
Structure: Anything constructed or erected that requires location on the ground (excluding antennas, swimming pools, fences, and walls used as fences).

Substandard Lot: See “Lot, or Parcel.”

DEFINITIONS - T
Tailor Shops, Shoe Repair Shops: An establishment which engages in the repair of clothing, linens, and shoes, but does not manufacture items.

Taxicab, Shuttles, and Limousine Services: An establishment providing rental transportation services offsite, which may include a call center, and the onsite maintenance and service for the vehicles operated.

Telecommunication Facilities: A public, commercial or private electromagnetic and photoelectrical transmission, broadcast, repeater and receiving station and equipment, including cellular telephone and personal communications services (PCS) facilities, enhanced specialized mobile radio facilities, commercial earth stations for satellite-based communications, data network communications facilities, radio and television broadcast facilities, including ham radio facilities, telephone and telegraph microwave facilities, including antennas, microwave dishes or horns, structures or towers to support receiving and/or transmitting devices, accessory development and structures, and the land on which they are situated.

Concealed: A telecommunications facility that is designed or located in such a way that the facility is not visible or readily recognizable as telecommunications equipment. Also referred to as stealth design.

Colocated: A telecommunications facility site where a structure contains antennas for more than one (1) telecommunications service or service providers.

Disguised: A telecommunications facility that is designed or located in such a way that the facility may be recognizable as telecommunications equipment, but is minimally visually intrusive.

Other: A telecommunications facility that does not qualify as concealed, colocated, or disguised.

Temporary Event: An event held either indoors or outdoors for no longer than four (4) consecutive days, which may include music festivals, stage or theatrical shows, sports events, fairs, carnivals, rodeos, automobile shows, sales or races; off-road vehicle sales, shows or races; animal sales, shows or races; heavy equipment auctions and tent revival meetings.

Temporary Exterior Display: A display that is commonly associated with any significant event for the household, and erected on a temporary basis including, but not limited to, birthdays, weddings, or any other party decorations.

Temporary Uses: A use established for a specific period of time, with the intent to discontinue the use at the end of the designated time period.

Theme Parks/ Family Entertainment Centers: An outdoor facility, which may include structures and buildings, where there are various devices for entertainment, including rides, booths for the conduct of games or sale of items, and buildings for shows and entertainment.

Through Lot: See “Lot, or Parcel.”
Tire Recapping: A business involved in the retreading, recapping or rebuilding of tires using previously processed rubber or synthetic products.

APPENDIX B
Tot Lot: An improved and equipped play area for small children usually up to elementary school age.

Tourist Information Centers: A building or portion thereof designed to provide information to visitors on events, public transport, tourist attractions, and other general information to the public.

Transit Stations: A passenger station and/or terminal for vehicular and rail mass transit systems. Also terminal facilities providing maintenance and service for the vehicles operated in the transit system. Includes buses, taxis, railway, subway, etc.

Truck Stops: An establishment primarily engaged in the sale of diesel fuel and gasoline to commercial trucks in transit. Such establishments may also include vehicle services incidental to fuel sales including mechanical repair, lubrication, oil change and tune-up, as well as accessory towing services and accessory trailer rental, but does not include the storage of wrecked or abandoned vehicles. May also include driver services such as a small convenience store, restaurant or coffee shop, showers and lockers.

DEFINITIONS - U
Uniform Building Code (UBC): A national, standard building code that sets forth minimum standards for construction.

Utilities: A water, gas, electricity, or sewer facility and accompanying office and maintenance yard.

Utility Corridors: A right-of-way or easement for utility lines on either publicly or privately owned property.

DEFINITIONS - V
Vehicle Fueling Stations: An establishment primarily engaged in the sale of gasoline, which may also provide automated car washes and the sale of automotive products incidental to gasoline sales. Does not include the retail sale of gasoline as a subordinate service to food and beverage retail sales when limited to not more than two (2) pumps.

Vehicle Fueling Stations with Alcohol Sales: A vehicle fueling station with ancillary wine and beer sales in conjunction with an onsite market.

Vehicle Service and Parts: An establishment engaged in repair, alteration, restoration, towing, painting, smogging, cleaning or finishing of automobiles, trucks, recreational vehicles, boats and other vehicles as a primary use, including the sale of vehicle parts and accessories. May also include rental of cars, trucks or trailers; leasing of cars and trucks. Does not include: automobile parking, repair shops subordinate to and maintained by a vehicle dealership, or automobile wrecking yards.

Vehicle/Vessel Sales and Rental: An establishment engaged in the display and sale and/or rental of new and used automobiles, trucks, recreational vehicles (RVs), boats, and other similar vehicles and vessels. Includes mobilehome display lots and vehicle repair shops subordinate to and maintained by a vehicle dealership.

Veterinary Office: An establishment providing for the medical treatment of common household pets with no provisions made for boarding, outside runs or kennels; except that overnight care incidental to medical treatment and short-term boarding is permitted.

DEFINITIONS - W
Wineries: An agricultural facility practicing viticulture, including the crushing, fermenting, and processing of grapes into wine.

APPENDIX B
315

DEFINITIONS - X

DEFINITIONS - Y

DEFINITIONS - Z
Zero Lot Line Development: A single-family detached unit distinguished by the location of one (1) exterior wall on a side property line.

Zoning Classification: A specifically delineated area or district within which uniform regulations and requirements govern the use, placement, spacing, and size of land and buildings. /
/
Attachment 2:

Draft Planning Commission Minutes
from July 5, 2022 Hearing
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PLANNING COMMISSION REGULAR MEETING MINUTES
July 5, 2022 — 6: 00 P. M.

CALL TO ORDER
The regular meeting of the Planning Commission of the City of Highland was called to order at 6: 00 p. m. by Chair Hamerly at the Donahue Council Chambers, 27215 Base Line, Highland, California.

Present:

Absent:

Chair Randall Hamerly
Commissioner Edward Amaya
Commissioner Jarrod Miller
Commissioner Jessica Sutorus
Vice Chair Chandra Thomas
Staff Present: Kim Stater, Assistant Community Development Director Ash Syed, Associate Planner
Matt Bennett, Assistant Public Works Director
Matt Wirz, Building Official
Scott Rice, City Landscape Architect
Camille Goritz, Administrative Assistant III
The Pledge of Allegiance was led by Chair Hamerly.

COMMUNITY INPUT ( ITEMS NOT ON THE AGENDA)
None

CONSENT CALENDAR

1. Minutes from the May 3, 2022 Regular Meeting.

A MOTION was made by Commissioner Miller, seconded by Commissioner Amaya, to approve the minutes as amended. Motion carried, 4- 0- 1, with Vice Chair Thomas being absent.

PUBLIC HEARING

2. Specific Plan Revision ( SPR 22- 001) proposing an amendment to the Greenspot Village Marketplace Specific Plan ( SPR 06- 001) to increase the total dwelling unit count from 800 dwelling units to 946 dwelling units and Design Review Application ( DRA 22- 004) proposing the construction of 546 multi -family residential units, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards on a vacant site. ( APN: 1201- 341- 30) Associate Planner Syed presented the staff report.

Commissioner Amaya asked are these units going to be a for rent complex? Associate Planner Syed stated correct.

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Commissioner Amaya asked what is the difference between a garden flat and a townhome?
Associate Planner Syed stated it' s mostly within the floor plans, but on the exterior the buildings look slightly different. Townhomes, for example, are like single family attached living with an attached garage with direct access and the garden flats are traditional apartment living and cars are parked at a different location.

Commissioner Miller stated under Public Resources Code Section 2166, it lists some allowances and substantial changes that are proposed in the project on page 8. There was an environmental document that was developed to support the original Specific Plan SP) and now we are looking to change that specific plan, but we don' t want to go and revise the environmental impact report, correct?
Associate Planner Syed stated correct.

Commissioner Miller asked why do we have to increase 700 to the 846 units? Why do we need to allow this change to occur?
Associate Planner Syed stated there' s a unit cap in the specific plan of 800 and there is a range for PA area 2 and right now in the entire specific plan at 800, we already have 400 that are approved. Approving those 400 would only get us to a density of 18 or 17 dwellings per unit, which is below what the density called for the specific plan, so we have to raise that unit cap to meet that density requirement to at least 20.

Commissioner Miller asked what if the Planning Commission didn' t allow this change to occur? How would that impact this project?
Associate Planner Syed stated the design itself is contingent upon a Specific Plan Revision ( SPR). They would have to apply for a project that isn't consistent with the SP in some way.

Commissioner Miller asked is it the city' s standpoint that the changes that are being proposed based on these new density numbers that none of those changes warrant an update to the Environmental Impact Report ( EIR)?
Assistant Community Development Director Stater stated it is an offsetting impact, so overall, in the SP PA 1, 2, 3 it shows the unit count and the commercial square footage.

When this plan was adopted in 2014 it had ranges because the city and the developer didn' t know exactly what was going to develop first, what the footprint was going to look like, and so it was allowed to have some flexibility. The 546 number that you see was something that we' ve seen in the plan for a long time and what happened between 2014 and now is PA 3 number had a range from 100 to 300. When TREH Partners came in and did the Specific Plan Amendment, they were allowed to amend that and come down, increase the residential footprint of their ownership and that took part of PA 2, which wasn' t originally planned for residential. The project overall and the SP, the whole 104 acres, the impacts analyzed appropriately to cover this type of change which is the 800 to the 946 and we determined was a reduced square footage in the commercial portion from the TREH Partners portion. We also looked at the cumulative traffic, and overall, for the 104 acres was a reduction.

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Chair Hamerly stated the biologic and noise study supplemental reports that are going to be submitted, wouldn' t those typically be available for public hearing consumption? Assistant Community Development Director Stater stated there was a supplemental 2019 report and when the first EIR was adopted in 2014 it was the opinion of staff and our consultants that there were not any kangaroo rats on this site. Come to find out that circumstance was not correct, so in 2019 that was updated, and the site was surveyed adjacent to this property in kangaroo rats were found. When that supplemental EIR was certified, there was a mitigation measure that says in the future when development is proposed, there needs to be a presence absence survey conducted on any future development site. If they do come upon some kangaroo rats, then there' s they' ll start consultation with the appropriate agencies and that will be that we worked out between those agencies.

Chair Hamerly stated regarding the parking issue, there is a lot of units, so it' s reasonable to assume that there' s going to be a few guests visiting those residents, so it potentially reduces the availability of guest parking by 109 spaces. It would be reasonable to assume that it covered or enclosed parking space would be the exclusive use of a specific residence.

Associate Planner Syed stated if you look at the what's considered covered spaces, there' s 267 garaged spaces, which would be private locked and dedicated to a specific unit, but the other ones that are covered are carports. If the management team wanted to assign a certain number of carports that are technically openly accessible to anybody, they could be dedicated guest parking as well so.

Chair Hamerly asked the 372 would not necessarily be dedicated to a specific unit, they could be open to guest spaces?
Associate Planner Syed stated correct. Some of them will be dedicated to a specific unit and some would be reserved for guest parking.

Jonas Bronk, Applicant gave a presentation on Alliance Development Services and the project that is being proposed.

Commissioner Miller stated regarding the drainage patterns on the side, it looks like historically this land is drained west to City Creek and running along the site' s western boundary is going to be the TREH Partners property. Is the plan to drain through TREH Partners or are you going to alter the existing drainage patterns? Mark Bertone Civil Engineer stated in 2014 the City of Highland widened Greenspot Road, and with that was a regional storm drain system which provided 3 laterals stepping up to the north. First one was stubbed in roughly at the TREH Partners entry that has a capacity of 50 CFS moving east at the Chevron Gas Station intersection. That lateral has a capacity of 100 CFS and then continuing down to Calhoun Road, that lateral has capacity of 50 CFS. We' ve looked at this a couple different ways and the best option for us is to extend the Chevron Gas Station lateral 100 CFS northerly up to our southern track boundary. It would be about 26 acres of retail on PA 1, and 80- 90 CFS coming off PA 2 and some of those two is going to be roughly somewhere between 160 and 170 CFS.

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Chair Hamerly stated the primary point of access is coming in from Greenspot Road up through the heart of the project there's a gap in there between the REXCO development and where the southern boundary of your project is. How much of that infrastructure is your project going to be responsible for building out to maintain access and it just roadway, or does it include any landscape features?
Jonas Bronk stated it is it is roadway, and there' s a median in there, but yes that is a part of our project.

Christina Jenkerson Ali, Public Speaker stated I have been a resident of a City of Highland over 30 years now. As a resident of Calhoun Road and Eucalyptus Avenue, our family has lived here for many years and have been aware of the proposed project throughout its many different forms. This latest revision gives us cause for concern and opportunity for the developer and the city to address those concerns. Firstly, we would we were only made aware of this latest revision in a mailed notice received by us on July 1, 2022 we have reviewed this revision and note several changes in PA 2 to that directly or indirectly affects our properties as well as of our neighbors. In the previous plan, approved by the City Council, the area closest to our properties was depicted as a parking and other less intense uses of our property lines. The new revisions indicate 3 story residential rental units that will be adjacent to our side yard areas, so our concerns are outlined as follows.

I provided a copy for you all and would also like a written response to my questions. She listed the concerns to the Planning Commission and asked for answers following her questions provided.

Chair Hamerly asked Mrs. Ali to use the pointer to point to specifically where their property is on this map.

Assistant Community Development Director Stater stated that the letter Mrs. Ali provided are at the back table at the entry for those in the public that wish to have a copy.

Associate Planner Syed stated regarding the top left of the development, it specifies that 6- foot-tall tubular steel fencing is proposed along the perimeter of the site. There' s going to be vines and such to make it a little bit decorative for added privacy. Were your concerns excessive lights shining onto your property?
Christina Jenkerson Ali is using the pointer to show the property line of her house and stated it is not the lights, it' s the privacy of the home.

Associate Planner Syed stated in our Highland Municipal Code ( HMC) it states zero -foot candles at the property line for residential development. So, there should be zero light shining onto your property. Also, your property is included to the SP, your property was already there before the SP was established, but it is included.

Linda Schubert, Public Speaker asked what is adjoining her property is that just wire or is that block?
Associate Planner Syed stated it is tubular steel.

Linda Schubert what' s the green square at the end of Calhoun Road? PC Minutes 4 of 12 July 5, 2022
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Associate Planner Syed stated it is landscaping.

Linda Schubert asked if it will be a play yard?
Associate Planner Syed stated it will be a patch of grass. Will you please clarify question number 4 on the letter?
Christina Jenkerson Ali stated you answered that question, it was specifically if we are not a part of SP, but you answered we are a part of the plan.

Assistant Community Development Director Stater stated regarding question number 7, and this properties in the Redlands Unified School District, they are exceptional in their future facilities planning. They talked to us every single year and they have a list of all our proposed projects, approved projects, how many units, when they' re online or they under construction. This project has been on their catalog of future projects for a long time, but we do update them every year on where the proposed construction time starts.

Assistant Public Works Director Matt Bennett stated I will answer question 5 and 6. There are indications that Eucalyptus and Calhoun will be widened with the future improvements.

If it' s a residential single family residential, it' s potentially going to be obligated for that individual property to develop. A future annexation to Calhoun to Eucalyptus is not likely.

As far as the question of who will pay for and reimburse the property loss, fence and driveways, that is dependent on whether it' s an individual single- family redeveloping, or if a developer is coming in and purchasing those properties and making those Improvements, so that would be the compensation. Some of the homes are still on septic, and East Valley Water District ( EVWD) and it possible to have sewer provided just south of Calhoun that might be readily available for future connection.

Associate Planner Syed regarding landscape there will be denser plants and trees to shield that view into your backyard.

Jonas Bronk stated I think we can find a good way to screen those backyards is not too complicated. In terms of the properties is in the SP area, but no, nothing that we' re doing is a part of this project that would affect your properties. We are not doing the street widening of Calhoun. There will be putting up with the wall, we won' t be taking down your fences if they're on your side of the property line, we' ll leave them there. If there' s trees that are on our side of the property line that we can accommodate, we don't like cutting down trees, we' ll keep everything that we can, and we will put in a block wall if the Planning Commission allows it up to six feet and you know some screening elements there as well. What we are talking about today does not affect your properties.

Bahah Ali, Public Speaker stated I grew up in City of Highland since second grade. I want you each one of you just think of yourself as me right here and the rest of us are here. A wrought iron fence looking into our residence with a three- story building, I can no longer even sunbathe if I wanted to. Hypothetically, I can' t even do any single thing that I want to do because I' ve always got eyes on me, someone is always invading my privacy. I' ve been there for a very long time throughout the chicken coop era. I would love Highland to keep moving forward and I see it moving forward, I' m really grateful for that. We were known for our sleepy town forever, which is good and bad in the same sense. I' m on Eucalyptus, you have got three stories literally a stone' s throw away, which is initially my backyard. I ask you guys a 6- foot wall install. I' m glad that they' re putting really big trees, but last I recall PC Minutes 5 of 12 July 5, 2022
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trees do shed. I want to know what kind of trees you' re putting out if you' re putting synthetic trees, great. The second thing we' re growing vines on iron fences, and we' re trying to conserve water. What I want to see is I want to work with developer and the city. My last question to you is these are apartments and overheard saying we might sell off to a second party or third party. That sounds more like we're going to build something, and if we don' t build a revenue, we're going to walk away from it and give it to whomever who' s to say in the future decision become government Section 8 housing. We don't know that we don't know what the future holds and we' re only relying on what today' s economy is doing. That' s one of our main concerns, if we got apartments constantly around us, this constant rotation of residents coming in and out, so I ask is for privacy. If we could do something about that and respecting all of us as a little community, I would greatly appreciate it and thank you all.

Salman Ali, Public Speaker stated if we' re including a site SP, and are saying there' s 20 units per acre. Now I' m on about 1/ 2 acre, does that mean I can put up 10 apartments at that point?
Chair Hamerly stated yes, that is what it means.

Salman Ali asked pointed at the site plan and asked if those apartments on the eastern side were two or three stories?
Associate Planner Syed stated the townhomes are three stories.

Salman Ali stated I would like to see is I go back to a carport and give us that buffer and brick wall to give us a little bit of privacy. If we can turn that back into a parking carport and move those buildings back further. It is a small family community, technically there are seven houses, however there are three families that own them.

Chair Hamerly stated we are now going to go over site plan, site layout, and site features.

Since the western access to the site has been modified, will we be seeing a modified site plan at any point coming back through that shows how that' s connecting? Or will we see that when the commercial component develops?
Jonas Bronk stated we can provide that as part of the package for the City Council hearing or prior if you prefer.

Chair Hamerly stated on the northern property boundary the separation between the small units that are kind of on the central property line to the east of Calhoun, is that a 25- foot set back along there? It looks like it is about 1/ 2 an inch on our plan.

Jonas Bronk stated 20 feet.

Chair Hamerly asked are those all carport structures along the northern property line? Jonas Bronk yes, there is a graphic representation that' s slightly different for the carports.

First, the freestanding garages, there is about 20 garages and I do believe they are along that location.

Chair Hamerly asked are those enclosed garages there?
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Jonas Bronk stated correct.

Chair Hamerly asked I know for the city it is usually a standard requirement that the perimeter is a masonry wall. Was there a specific reason that it was abandoned for this project?
Associate Planner Syed stated in the specific plan, it does give an option to use either. wrought iron fencing or a block wall. They just chose tubular steel.

Chair Hamerly stated I know on the on the TREH Partners project at the northern extremity we required that they went to an 8-foot-high wall just for extra security because it was a vulnerable area right next to the wash.

Jonas Bronk stated we were looking at page 220. The specific plan that highlights different types of walls.

Chair Hamerly stated the perimeter theme wall was really a frontage along Boulder and that is why they went with the stone veneer with the cap and the pilasters. So, that would be a feature wall against the landscape properties that is going up against it. What is the preference of the Commission to go with the solid wall or wrought iron? Commissioner Miller, Amaya, and Sutorus stated solid wall.

Chair Hamerly stated ok in the staff report where there' s a discussion of the percentage of landscape which was referencing 40% as being the compliance measure of those being met.

Associate Planner Syed stated yes. They met the 40% with the paseo.

Chair Hamerly stated regarding planning Conditions of Approval item 12, it not showing it as being open space. If we have 20 to 25 feet, there is a walkway that goes through there, could it be counted towards landscape areas since that' s one of the areas where we' re asking for additional screening along the northern boundary? Jonas Bronk stated we did not call it as an open space, but it is a landscape area.

City Landscape Architect Scott Rice stated regarding that landscape area on the south end of existing Calhoun. It has been referred to as grass a few times, and on the landscape plan it has a light green hatch and that hatch represents a mixture of shrubs, ground cover and trees and just a general landscape. There is a separate shade for the grass areas and there are grass areas shown within the plan. It is not intended to be an open long space.

Chair Hamerly asked if the Fire Department has signed off on not having hammer heads or any three points at the end of some of those? It looks like they are pushing the envelope, but the length of dead end.

Assistant Public Works Director Matt Bennett stated regarding Condition number 15 that we discuss with the Fire Department there was a provided hammer head for fire truck turn around and then there was a gate provided for Edison 24- hour access. We conditioned it PC Minutes 7of12 July 5, 2022
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after discussing with the Fire Department that this emergency egress or ingress for fire access is a convenient location.

Mark Bertone stated if you look at the red lines that run down those fire alleys, the intent was to demonstrate that you can get 150-foot hose poles from a fire truck that is parked in the shaded alleyways. They would not be driving a truck down there, so from either direction or pulling 150 feet, which is their standard.

Chair Hamerly stated I wanted to make sure that fire had signed off on all the extended length alleys through there. Now, lets go through elevations and color boards.

Commissioner Sutorus stated it was mentioned that it was going to be shingles. Was that because earlier you said the solar was just on the carports and is the solar intended to be on the rooftops as well?
Serafin Maranan, Architect it is our intent to have the photovoltaic panels on top of the carports. In the Monterrey design guidelines, that is one of the acceptable roof material choices.

Chair Hamerly stated I think that the end facades, the fact that there' s minimal openings, is respectful of the neighbors, so I think they will appreciate that, but on the south facing ones, I think it' s really important to make those as attractive as the longer facades if you can achieve that. You had mentioned two styles, one was the Mediterranean, and what was the second?
Serafin Maranan stated Spanish Colonial.

Chair Hamerly asked if that is the one with the decorative styles on it? Serafin Maranan stated that is correct.

Chair Hamerly stated I did not see any of the decorative tiles called out at the pedestrian level where the main entries are, some of the arched openings. I did not see it called out on the colored elevations. I saw it was connecting the second and third floor windows.

Serafin Maranan stated we did not call it out, but if you were to look at for example, A20, those arches at the ground floor would tiles surround over the arches. Which is important for us because we want to make sure that if we were to do some decorative tile work, it is something that is more visible, and it does draw everyone' s attention. Regarding the shutters the pattern that we were trying to create was that whenever it is a cantilevered gabled element we would have the shutters at the second floor, but if they are laid back and are at the same plane as the garage doors, they would be at the 3rd story.

Chair Hamerly stated at the left hand of the facade that is shown on Al 0, the pop out that has the gable, so there are shutters on the second level, but then you have the recessed element and there are not shutters at all on that one.

Serafin Maranan stated regarding garage elevations the idea was that whenever we have a gabled element that is cantilevered over the majority of the plane, our shutters would be at the second floor.

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Chair Hamerly stated ok, so, that is why there' s no shutters on that entire end element where there' s four windows.

Serafin Maranan stated correct.

Chair Hamerly stated regarding the clubhouse elevation on A26 I am reading the round top opening that is right of the tower, is that the main door that's going into the clubhouse? Serafin Maranan stated yes.

Chair Hamerly stated within that style of architecture, if it is referencing the townhome architectural style, would it be appropriate to incorporate some of the accent tiles into that feature since it' s the main door?
Serafin Maranan stated yes, we can look at that since its our main entry.

Chair Hamerly stated regarding the roofing materials and there were multiple references in the staff report to S style tiles. I for one completely missed the fact that all the notes in the plan said composite shake or shingle. Given the style of the architecture, it seems like the S style, or a mission style tile would be a more appropriate way to go.

Serafin Maranan stated on the Monterey style as an example, one of the roof elements that we recommended would be the shingle flat tile. I am looking at the design guidelines now, and in the Spanish colonial, which is one of our architectural types, it did state that the roof would be just the S barrel tile.

Chair Hamerly stated if you wanted to break it up, use the same color, however, use a different profile and go with the flat terracotta or clay tile, which is appropriate the Monterey style.

All 4 Planning Commissioners voted unanimously on clay tiles.

Chair Hamerly stated regarding the landscape plans, in the modified Conditions of Approval they are calling for additional tree cover along the northern boundary and it was represented about 5 feet between the north face of the garage and the property line. Are you anticipating that is where the additional plant material cover would go or are you going to be putting more trees into the gaps between the garage and carport structures? Dan Delle, Landscape Architect stated we can put them in the gap behind all those carports, I think that would be the best option.

Chair Hamerly asked do you have any recommendations? Not sure if we should use the existing plant palette is appropriate. Most of them look like you know low -profile trees.

Dan Delle stated the Afghan pine would be a good option on that north edge, so you get that vertical height.

Chair Hamerly stated overall, I thought the landscaping on the on the plan was a strong concept.

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Commissioner Miller stated for the dog park, it is called out as synthetic turf with washdown system. Can you speak to the washdown system and what that consists of it? Dan Delle stated synthetic turf we find is the best surface. This is because of the use which is bark, mulch, or anything kind of gets muddy. Those types of things the washdown system that we use is kind of belts and suspenders, so the number one thing is drainage on the synthetic turf, so it has a high flow base to it and the backing of the turf is mesh as opposed to like the flat with the holes. The wash down system is an overhead spray system which has a fertilizer injector that you have put in sanitizer, and it will be run every night to keep that down and maintenance will hose it down periodically, about twice a month.

Chair Hamerly asked by the clubhouse, are there any layering of the landscape elements in there where there is going to be hedges or any mounding or any perennials? Dan Delle stated the concept is we have the Swan Hill Olives lining the Parkway that comes all the way around and then going to the backside. The Swan Hills is going to be smaller than the oaks.

Chair Hamerly stated regarding the Conditions of Approval, we had the wall and the language on the tenant verification. It looked like the areas of concern were on the northeast side because the carports and garages are going to kind of have a natural barrier right there. I did not see any elevation exhibits on the garages, but I' m assuming that there' s no windows given their proximity to the property line would be on the backside of the garage. That is going to give us some natural screening in addition to the trees.

Linda Schubert stated they will still be able to see into our backyard. I am on the west side of Calhoun. I really do not want people hopping the fence because we do have a transient problem out there, and I think that's why an 8-foot fence would work better so they are not coming into my yard.

Assistant Community Development Director Stater stated the whole northerly perimeter, split face block, 6 or 8 feet?
All 4 Planning Commissioners voted unanimously on an 8-foot wall.

Kim Buckey Applicant stated if we may request to have a zero set back there so the garage is effectively the wall and then in between you have the wall, right? So, you have garage, wall, garage if there is an in- between space, so the garage is acting both as the use the garage and the wall.

Chair Hamerly stated except that one of the conditions we were asking for additional tree cover just to screen and buffer the structures that were on that north property line so, we are kind of painting ourselves into a corner here with multiple directives.

City Landscape Architect Scott Rice stated let me offer some clarification on the condition.

Where the garage would be the zero set back, the garage would be a single -story element or as long as it is a single -story element the additional space away from the taller buildings would provide a little bit more of that buffer. Where there is the residential buildings that are multiple stories closer to the north property line is where the additional trees would be.

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The buffer would be the distance from the zero -set back side of the garage buildings across the drive isle until you were to the taller building.

Jonas Bronk stated how about a continuous 6-foot block wall with a landscaping screening on our side of the wall that goes higher than six feet? Chair Hamerly stated that works. We have Condition number 28 which is the solid wall north perimeter, and that is continuous.

Associate Planner Syed stated the 6- foot solid block wall shall be installed along northern perimeter of the site.

Chair Hamerly stated correct.

Assistant Community Development Director Stater stated we have added condition for the crime free multifamily housing, it was not there so we will add that as well as Condition number 29.

Chair Hamerly stated we are amending Condition number 27. We had the entry statements at Calhoun and Boulder, but the signage goes with that so instead of solely by the City' s Landscape Architect, the signage is coming back, and those entry statements are being revised. That would come back to the Planning Commission.

Chair Hamerly closed the public hearing.

RECOMMENDATION: Staff recommends the Planning Commission adopt Resolution No. 2022- 013, recommending the City Council:
1) Make a finding under Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 that there are no substantial changes or new information of
considerable importance that would require the preparation of a subsequent Environmental Impact Report and further finding that the project is exempt from further environmental review under Government Code Section 65457;
2) Adopt Ordinance No. , to amend the Greenspot Village & Marketplace Specific Plan ( SPR 22- 001)
3) Adopt City Council Resolution No. 2022- to approve
Design Review Application ( DRA 22- 004), subject to the modified Conditions of Approval Number 27, 28, and 29 and Findings of Fact. Motion carried, 4- 0- 1, with Vice Chair Thomas being absent.

RESOLUTION NO. 2022 - 013
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL 1) ADOPT AN ORDINANCE APPROVING SPECIFIC PLAN REVISION ( SPR 22- 001) TO INCREASE THE TOTAL

DWELLING UNIT COUNT WITHIN THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN FROM 800 DWELLING UNITS TO 946 DWELLING UNITS, 2) ADOPT A RESOLUTION TO APPROVE DESIGN REVIEW APPLICATION ( DRA 22- 004) TO CONSTRUCT 546 MULTIFAMILY RESIDENTIAL UNITS, A 7, 500 SQUARE FOOT LEASING OFFICE, TWO ( 2) RECREATION AREAS, AND OUTDOOR COURTYARDS ON A VACANT 25 ACRE SITE, AND 3) MAKE A DETERMINATION THAT THE ADOPTION OF THE ORDINANCE IS EXEMPT FROM FURTHER CEQA REVIEW UNDER CEQA GUIDELINES SECTION 15162, PUBLIC RESOURCES CODE SECTION 21666 AND GOVERNMENT CODE SECTION 65457

ANNOUNCEMENTS
Administrative Assistant Goritz announced that there will be a meeting scheduled on July 19, 2022.

ADJOURN
There being no further business, Chair Hamerly declared the meeting adjourned at 8: 35 p. m.

Submitted by: Approved by:

Camille Goritz, Administrative Assistant III Randall Hamerly, Chair Community Development Department Planning Commission
PC Minutes 12 of 12 July 5, 2022
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Attachment 3:

Planning Commission
Resolution No. 2022 - 013
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RESOLUTION NO. 2022 - 013

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL 1) ADOPT AN ORDINANCE APPROVING SPECIFIC PLAN REVISION ( SPR 22- 001) TO INCREASE THE TOTAL

THAT THE ADOPTION OF THE ORDINANCE IS EXEMPT FROM FURTHER CEQA REVIEW UNDER CEQA GUIDELINES SECTION 15162, PUBLIC RESOURCES CODE SECTION 21666 AND GOVERNMENT CODE SECTION 65457
ASSESSOR' S PARCEL NUMBERS: 1201- 341- 30
APPLICANT: ALLIANCE RESIDENTIAL CALIFORNIA
A. RECITALS

1. On March 17, 2022, the Applicant submitted applications for a Specific Plan Revision ( SPR 22- 001) and Design Review Application ( DRA 22- 004) to increase the total dwelling unit count within the Greenspot Village & Marketplace Specific Plan from 800 dwelling units to 946 dwelling units and construct 546 multi -family residential units, a 7, 500 square foot leasing office, two ( 2) recreation areas, and outdoor courtyards on vacant area of approximately 25 acres on the north side of Greenspot Road between the SR 210 and Boulder Avenue. Assessor' s Parcel Number( s): 1201- 341- 29 & 1201- 341- 33

2. This 25 acre residential development was anticipated in the Environmental Impact Report ( ENV 09- 003) and Supplemental Environmental Impact Report 19- 002) prepared for the Greenspot Village & Marketplace Specific Plan Certified by the City of Highland City Council on June 11, 2013 & June 25, 2019 respectively. This project shall thus comply with the Mitigation Monitoring and Reporting Programs ( MMRP) adopted concurrently with ENV 09- 003 and ENV 19- 002. No further action is required.

3. On June 24, 2022, the City gave public notice by advertising in the SB Sun, a newspaper of general circulation within the City of Highland, and by mailing notices to property owners within 300- feet of the project site, of the holding of a public hearing at which the Subject Applications would be considered.

4. On July 5, 2022, the Planning Commission of the City of Highland conducted a duly noticed public hearing on the Subject Applications at which time interested persons had an opportunity to provide comments in support of, or in opposition to, the Subject Applications.

5. All legal prerequisites to the adoption of this Resolution have occurred. -73-
B. RESOLUTION
NOW THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Highland as follows:

1. The Planning Commission finds that all of the facts set forth in the Recitals, Part "A" of this Resolution, are true and correct.

2. The City of Highland Planning Commission after due consideration, inspection, investigation and study made by itself and on its behalf, and after due consideration of all evidence and reports offered at said hearing, including the staff report to the Planning Commission dated July 5, 2022, which is incorporated herein by this reference, does find and determine the following facts:
a. All necessary public hearings and opportunities for public testimony and comment have been conducted in compliance with State law and the Municipal Code of the City of Highland.

3. Pursuant to CEQA Guidelines, a Certified Environmental Impact Report ( ENV 09- 003) ( State Clearinghouse Number 2008031058) and Supplemental Environmental Impact Report ( 19- 002) were prepared for the Greenspot Village & Marketplace Specific Plan which were certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively. The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a. Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
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a. Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b. Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c. New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

4. Findings of Fact for Specific Plan Revision ( SPR 22- 001) Based on the Findings below, the Planning Commission recommends the City Council does herby find:
a. The proposed amendment is consistent with the goals, objectives, policies, and programs of the general plan, or the general plan as revised by the proposed amendment, and will not result in any inconsistencies within the plan:

Response: Currently, the Specific Plan calls for a density of 20- 30 du/ ac and 18- 40 du/ ac within Planning Areas 2 and 3, respectively, while permitting a a maximum of 500-700 units and 100- 300 units in Planning Areas 2 and 3, respectively. At the moment, there is an approved 200- unit Multi -Family residential complex within Planning Area 3 by Rexco Development and an additional 200 Multi -Family residential units approved for construction in Planning Area 2 by TREH Partners, LLC. With the current cap at 800 units, the Specific Plan only allows for the construction of an additional 400 residences, well below the 500 required to satisfy the minimum density of 20 du/ ac established for Planning Area 2.

By amending the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the entire Specific Plan, the Applicant will be able to adequately -75-
size 546 dwelling units onto the 25 acre parcel and satisfy the Greenspot Village & Marketplace Specific Plan development standards. b. The proposed amendment will not adversely affect the public health, safety or general welfare.

Response: The proposed project has been reviewed by Planning, Engineering, Building and Safety, the Fire Department and the Police Department and certain conditions of approval that are necessary and proper to safeguard and protect the public health, safety, and welfare have been implemented. As aforementioned, the current number dwellings allowed to be constructed under the current cam of 800 dwellings within the Specific plan falls below the minimum density required to satisfy the High Density Residential Overlay encompassing Planning Area 2. That being the case, the approval of a Specific Plan Revision for the proposed project is will not adversely affect the public health, safety, or general welfare.
c. The proposed amendment is consistent with the purposes and intent of this title, unless such amendment proposes to change, supplement, or alter any part of this title, whereas, said amendment must be consistent with all of the applicable sections including these findings.

Response: Government Code section 65454 states that a Specific Plan may not be amended unless the amendment is consistent with the General Plan, The. Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the maximum unit count within Planning Area 2 as well as the overall Greenspot Village & Marketplace Specific Plan simply allows for the established density that was analyzed in the two EIRs to be satisfied.
d. The potential environmental impacts of the proposed amendment are insignificant or there are overriding considerations which outweigh the potential impacts.

Response: The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan. As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/ consumers and traffic within the project area. As such, the scope of the project was previously analyzed and poses no potential environmental impacts.
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5. Findings of Fact for Design Review Application ( DRA 22- 004) Based on the Findings below and contingent on the City Council' s approval of Specific Plan Revision ( SPR 22- 001), the Planning Commission herby finds:
a. That the proposed project is consistent with the related Specific Plan.

Response: That the proposed project is consistent with the Greenspot Village Marketplace Specific Plan because the Specific Plan identified that Planning Area 2 would feature a High Density Residential Overlay, requiring residential uses ranging from 500 to 700 units with a density of 20- 30 du/ ac. By amending the Specific Plan to increase the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the whole Specific Plan, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. The proposed development of a 546- unit apartment complex will thus be consistent with the Specific Plan.
b. That the proposed use is in accordance with the objectives of this title ( Title 16), and the purposes of the land use district in which the site is located.

Response: the objective of the project is to provide a high -quality planned residential community that compliments the surrounding land uses while creating an attractive, cohesive combination of architectural styles and landscaping and provide amenities maintained by the management team that will satisfy the needs of it residents. It will also build out the high -density residential portion of Planning Area 2 of the Greenspot Village & Marketplace Specific Plan while maintaining the minimum density of 20 du/ ac. c. That the proposed use is in compliance with city design and landscape standards and criteria.

Response: The proposed Conceptual Landscape Plan presents a variety of drought -tolerant trees, shrubs and vines, as well as groundcovers planted throughout the perimeter of the buildings as well as the parking lot area. As conditioned, the landscape plan will comply with the City' s drought tolerant landscaping regulations and complement the other developments within the Greenspot Village & Marketplace Specific Plan.

The development will be required to initiate the process of establishing a Community Facilities District ( CFD) to occupancy for maintenance and upkeep of the landscaping along the Boulder Avenue frontage. The complex' s residents shall be required to provide the cost of the CFD. The proposed outdoor landscape area with underground water quality infiltration system shall be maintained directly by the development.
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d. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or will not be materially injurious to properties or improvements in the vicinity of the site.

Attachment A includes the City Council Ordinance No. to amend the Greenspot Village & Marketplace Specific Plan ( SPR 22- 001) Attachment B includes City Council Resolution No. 2022- to approve Design Review Application ( DRA 22- 004)

6. Based on the Findings of Fact and Conclusions set forth above, the Planning Commission approves Design Review Application ( DRA 22- 004), contingent upon the City Council' s approval of Specific Plan Revision ( SPR 22- 001).

C. ADOPTION OF RESOLUTION
The City Clerk shall certify to the adoption of this Resolution and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this 5th day of July 2022.

ATTEST:

Randall Hamerly, Chaja'man
Planning Commissio
wrence A. Mainez
Community Development Director
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Attachment A:

City Council Ordinance No.
to amend the Greenspot Village & Marketplace
Specific Plan (SPR 22- 001)
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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF HIGHLAND, CALIFORNIA, AMENDING THE

GREENSPOT VILLAGE & MARKETPLACE SPECIFIC
PLAN ( SPR 06- 001A) AND MAKING A DETERMINATION

THAT THE ADOPTION OF THIS ORDINANCE IS EXEMPT

FROM FURTHER CEQA REVIEW UNDER CEQA
GUIDELINES SECTION 15162, PUBLIC RESOURCES
CODE SECTION 21666 AND GOVERNMENT CODE
SECTION 65457.

APPLICANT: ALLIANCE RESIDENTIAL CALIFORNIA
WHEREAS, on March 17, 2022, the Applicant submitted a Specific Plan Revision application for the Greenspot Village & Marketplace Specific Plan; WHEREAS, the applicant is proposing to increase the maximum dwelling count from 500- 700 to 500- 746 within Planning Area 2 and the total buildout number from 800 to 946 for the whole Specific Plan ;
WHEREAS, the approximate 38. 6 acre portion of the Greenspot Village & Marketplace Specific Plan north of Greenspot Road and West of Boulder Avenue is referred to as Planning Area 2;
WHEREAS, the Planning Commission did hold a duly noticed public hearing on July 5, 2022, at 6: 00 P. M. to consider the environmental review and the proposed ordinance. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 2022- , recommending to the City Council to introduce an ordinance to amend the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A); WHEREAS, the City Council did hold a public hearing on August 9, 2022, at 6: 00 P. M. with a second reading held on September 13, 2022, and notice of said public hearing( s) having been duly given, as required by law and in accordance with the provisions of the Highland Municipal Code, to hear and consider evidence for and against said Greenspot Village & Marketplace Specific Plan, and investigate the findings and recommendations in connection therewith; and amend said Specific Plan.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF HIGHLAND does ordain as follows:

Section 1. Findings and Intent
The findings and recitals set forth herein above are true and correct. -80-
Section 2. General Plan Consistency Finding
The Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the overlaying Greenspot Village & Marketplace Specific Plan increases the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the entire Specific Plan in order to satisfy the minimum density of 20 du/ ac within established for Planning Area 2.

Section 3. Specific Plan Revision
Based upon the aforementioned findings, the City Council hereby makes the following amendments to the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A):

1. The " 800 units" will be modified to " 946 units" on pages 5, 19, 20, 21, 22, 23, 24, 25, 26, 29, 31, 72, and 269.

2. The "700 units" will be modified to " 746 units" on page 20, 24, 26, and 31.

3. The conceptual site plan on page 33 will incorporate the proposed 546 multifamily home layout in Planning Area 2.

Section 4. Findings of Fact for Specific Plan Revision ( SPR 22- 001) a. The proposed amendment is consistent with the goals, objectives, policies, and programs of the general plan, or the general plan as revised by the proposed amendment, and will not result in any inconsistencies within the plan:

Response: Currently, the Specific Plan calls for a density of 20- 30 du/ ac and 18- 40 du/ ac within Planning Areas 2 and 3, respectively, while permitting a a maximum of 500- 700 units and 100- 300 units in Planning Areas 2 and 3, respectively. At the moment, there is an approved 200- unit Multi -Family residential complex within Planning Area 3 by Rexco Development and an additional 200 Multi -Family residential units approved for construction in Planning Area 2 by TREH Partners, LLC. With the current cap at 800 units, the Specific Plan only allows for the construction of an additional 400 residences, well below the 500 required to satisfy the minimum density of 20 du/ ac established for Planning Area 2.

By amending the maximum dwelling unit count range from 500- 700 to 500- 746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the entire Specific Plan, the Applicant will be able to adequately size 546 dwelling units onto the 25 acre parcel and satisfy the Greenspot Village & Marketplace Specific Plan development standards.
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b. The proposed amendment will not adversely affect the public health, safety or general welfare.

Response: Government Code section 65454 states that a Specific Plan may not be amended unless the amendment is consistent with the General Plan.

The Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the maximum unit count within Planning Area 2 as well as the overall Greenspot Village & Marketplace Specific Plan simply allows for the established density that was analyzed in the two EIRs to be satisfied, avoiding the requirement for any further environmental review. d. The potential environmental impacts of the proposed amendment are insignificant or there are overriding considerations which outweigh the potential impacts.

Response: The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 500- 700 to 500- 746 within Planning Area 2 and increases the total buildout number from 800 to 946 for the whole Specific Plan. As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/consumers and traffic within the project area. As such, the scope of the project was previously analyzed and poses no potential environmental impacts.

Exhibit 1 attached includes the Proposed Specific Plan Amendments -82-
Section 5. Environmental Review
On May 14, 2013, the City Council adopted Resolution No. 13- 008, certifying the Environmental Impact Report for the Greenspot Village & Marketplace Specific Plan ENV 09- 003). The City Council more recently adopted Resolution No. 19- 036 on June 25, 2019, certifying the Supplemental Environmental Impact Report for the Greenspot Village & Marketplace Specific Pan ( ENV 19- 002). The City Council adopted Findings of Fact, the Mitigation Monitoring Reporting Program, and Statement of Overriding Considerations at the same time that it adopt the EIR and Supplement EIR. Resolutions No. 13- 008 and 19- 035 are incorporated herein by this reference as though set forth in full.

The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a) Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 ( commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

Section 6. Publication and Posting
Within fifteen ( 15) days following the passage of this Ordinance, the City Clerk shall publish an/ or post this Ordinance as required by state law and City resolution.

Section 7. Execution
The Mayor is hereby directed to attest to the adoption of this Ordinance by signing where indicated below and the City Clerk shall publish and/ or post this ordinance according to applicable law.

PASSED, APPROVED and ADOPTED this 13th day of September, 2022 Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
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Exhibit 1:

Proposed Specific Plan Amendments
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Attachment B:

City Council Resolution No. 2022-
to approve
3 sign eview Application ( JRA 22©004)
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ADMINISTRATIVE DRAFT"
RESOLUTION NO. 2022 —
A RESOLUTION OF THE CITY COUNCIL TO 1) APPROVE DESIGN REVIEW ( DRA 22- 004) TO CONSTRUCT 546 MULTI -FAMILY RESIDENTIAL UNITS, A 7, 500 SQUARE FOOT LEASING OFFICE, TWO ( 2) RECREATION AREAS, AND OUTDOOR COURTYARDS ON A VACANT 25 ACRE SITE WITHIN PLANNING AREA 2 OF THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN.

ASSESSOR' S PARCEL NUMBER: 1201- 341- 30
APPLICANT: ALLIANCE RESIDENTIAL CALIFORNIA
A. RECITALS

1. On March 17, 2022, the Applicant submitted a Design Review Application DRA 22- 004) to construct 546 multi -family residential units, a 7, 500 square foot leasing office, two ( 2) recreation areas, and outdoor courtyards on vacant area of approximately 25 acres on the north side of Greenspot Road between the SR 210 and Boulder Avenue.

2. The Site has a Zoning Designation of High Density Residential, per Planning Area 2 of the Greenspot Village Specific Plan.

3. On June 14, 2022, the City gave public notice by advertising in the Highland Community News, a newspaper of general circulation within the City of Highland, and by mailing notices to property owners within 300- feet of the project site, of the holding of a public hearing at which the subject applications would be considered.

4. On July 5, 2022, the Planning Commission held a duly noticed public hearing at which interested parties had an opportunity to testify in support of, or opposition to, the Design Review Application ( DRA 22- 004). At the close of the public hearing, the Planning Commission adopted Resolution No. 22- , recommending that the City Council approve and Design Review Application DRA 22- 004).

5. On August 9, 2022, the City Council held a duly public hearing at which interested parties had an opportunity to testify in support of, or opposition to Design Review Application ( DRA 22- 004).

6. All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION
NOW THEREFORE, the City Council of the City of Highland does resolve, determine, find, and order as follows:
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1. The City Council finds that all of the facts set forth in the Recitals, Part " A" of this Resolution, are true and correct.

2. The City of Highland City Council after due consideration, inspection, investigation and study made by itself and on its behalf, and after due consideration of all evidence and reports offered at said hearing, including the staff report to the City Council dated August 9, 2022, and which is incorporated herein by this reference, does find and determine the following facts:
a. All necessary public meetings and opportunities for public testimony and comment have been conducted in compliance with State Law and the Municipal Code of the City of Highland.

3. Environmental Findings: A Certified Environmental Impact Report ( ENV 09- 003) ( State Clearinghouse Number 2008031058) and Supplemental Environmental Impact Report ( 19- 002) were prepared for the Greenspot Village Marketplace Specific Plan which were certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively. The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review under Government Code Section 65457 which provides that:
a. Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 ( commencing with Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 ( commencing with Section 21000) of the Public Resources Code.

After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a. Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
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b. Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c. New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

As aforementioned, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. Considering that this proposed amendment will not affect the density of Planning Area 2, there will be no change to the estimated increase in residents/ consumers and traffic within the project area. As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

4. Findings of Fact for Design Review Application ( DRA 22- 004) a. That the proposed project is consistent with the related Specific Plan.

Response: That the proposed project is consistent with the Greenspot Village & Marketplace Specific Plan because the Specific Plan identified that Planning Area 2 would feature a High Density Residential Overlay, requiring residential uses ranging from 500 to 700 units with a density of 20- 30 du/ ac.

By amending the Specific Plan to increase the maximum dwelling unit count range from 500-700 to 500-746 within Planning Area 2 and increasing the total buildout number from 800 to 946 for the whole Specific Plan, this will allow for the construction of a residential project within Planning Area 2 that is in compliance with the 20- 30 du/ ac density range than what was analyzed in the certified EIR in 2013 and Supplemental EIR in 2019. The proposed development of a 546- unit apartment complex will thus be consistent with the Specific Plan.
b. That the proposed use is in accordance with the objectives of this title ( Title 16), and the purposes of the land use district in which the site is located.

Response: the objective of the project is to provide a high -quality planned residential community that compliments the surrounding land uses while creating an attractive, cohesive combination of architectural styles and landscaping and provide amenities maintained by the management team that will satisfy the needs of it residents. It will also build out the high -density residential portion of Planning Area 2 of the Greenspot Village & Marketplace Specific Plan while maintaining the minimum density of 20 du/ac. -99-
c. That the proposed use is in compliance with city design and landscape standards and criteria.

Response: The development will be required to initiate the process of establishing a Landscape Maintenance District ( LMD) prior to occupancy for maintenance and upkeep of the landscaping along the Boulder Avenue frontage. The complex' s residents shall be required to provide the costs to maintain the LMDs. The proposed outdoor landscape area with underground water quality infiltration system shall be maintained directly by the development.

The proposed Conceptual Landscape Plan presents a variety of drought - tolerant trees, shrubs and vines, as well as groundcovers planted throughout the perimeter of the buildings as well as the parking lot area. As conditioned, the landscape plan will comply with the City' s drought tolerant landscaping regulations and complement the other developments within the Greenspot Village & Marketplace Specific Plan.
d. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or will not be materially injurious to properties or improvements in the vicinity of the site.

Response: The Certified Environmental Impact Report ( ENV 09-003) and Supplemental Environmental Impact Report ( 19- 002) prepared for the Greenspot Village & Marketplace Specific Plan certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively, anticipated the buildout of Planning Area 2 with a large scale multi -family residential project with a density level between 20 and 30 dwelling units per acre. Additionally, a current project -specific Biological Resource Study and Noise Study shall be prepared prior to the issuance of grading permits and building permits, respectively, as required by the MMRPs to check for the presence of the San Bernardino Kangaroo Rat and to provide details on sound levels.

Exhibit 1 attached includes the Design Review Application ( DRA 22- 004) Conditions of Approval
Exhibit 2 attached includes the Mitigation Monitoring & Reporting Program for the Supplemental Environmental Impact Report ( ENV 19- 002)

5. Based on the Findings of Fact and Conclusions set forth above, the City Council approves Design Review Application ( DRA 22- 004) to construct a 546- unit multifamily residential complex in Planning Area 2 of the Greenspot Village Specific Plan, subject to the conditions of approval attached. -100-
C. ADOPTION OF RESOLUTION.

The City Clerk shall certify to the adoption of this Resolution and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this 9th day of August, 2022.

Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
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Exhibit 1:

Design Review Application ( DRA 22- 004)
Conditions of Approval
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CITY OF HIGHLAND

PLANNING DIVISION CONDITIONS OF APPROVAL
Date: July 5, 2022
Applicant: Alliance Residential California
File/ Index: Design Review Application ( DRA 22- 004) [ Related Project( s): Specific Plan Revision ( SPR 22- 001)]
Proposal: The construction of a 546- unit multi -family residential complex, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards on a vacant site.

Location: A vacant area of approximately 25 acres located on the north side of Greenspot Road between the SR 210 and Boulder Avenue.

Assessor' s Parcel Number( s): 1201- 341- 30

PLANNING CONDITIONS OF APPROVAL
Note: These conditions represent Planning Division conditions only and are meant to be only one part of the Project' s overall conditions that include Building and Safety, Engineering, and the Fire Department conditions of approval. All required on -site and off -site improvements shall be completed and approved prior to final inspection for occupancy, except where noted.

Design Review Application ( DRA 22- 004) is conditionally approved, subject to compliance with the requirements as specified below. The Conditions listed below are continuing Conditions; failure of the Applicant and/ or operator to comply with any / all Conditions at any time shall result in initiating revocation of the subject permit.

1. These entitlements shall become null and void:
a. Unless all Conditions have been complied with and the occupancy or use of the land or existing structures authorized by such Design Review Application has taken place within thirty- six ( 36) months after the approval of said Design Review Application.
b. Where circumstances beyond the control of the Applicant cause delays which do not permit compliance within the time limitation established in this Section, the Planning Commission may grant an extension of time every subsequent twelve ( 12) months, not to exceed thirty-six ( 36) months in total. Applications for such extensions of time must be set forth, in writing, by reasons for this extension and shall be filed together with a fee as established by the City Council, with the Planning Department sixty ( 60) calendar days before the expiration of the Design Review Application.
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2. The proposed Design Review is for the construction of a 546- unit multi -family residential complex, a 7, 500 square foot leasing office, recreation areas, and outdoor courtyards. Submittal includes a site plan, architectural elevations, grading plans, and landscaping plans.

3. The operator and recorded owner of the property shall submit to the Planning Division written evidence of agreement with all conditions of this approval before the approval becomes effective. Plan check shall begin prior to receipt of this signed documentation.

4. In compliance with the Highland Municipal Code, the Applicant/ Owner shall agree, at his/ her sole cost and expense, to defend, indemnify, and hold harmless, the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third -party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, Planning Commission, or other decision - making body, including staff, concerning this project. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the Applicant/ Owner of his/her obligations under this condition.

5. The Owner/Applicant is responsible for implementing all conditions of approval to the satisfaction of the Community Development Director, City Engineer, and Fire Department. No final inspection or clearances shall be given until all conditions are met. Each condition of approval is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.

6. The subject property shall be developed in accordance with plans and materials approved by the Planning Commission and City Council, on file with the City of Highland Planning Division, and shall be in compliance with all conditions of approval contained herein.

7. Revisions, modification, or deletions of associated plans must be submitted to the Planning Division for review and approval. Revisions may require additional review by the Planning Commission.

8. If the property will remain undeveloped for longer than 18 months after initial grading has been completed, the applicant shall submit an interim landscape plan, consisting of temporary measures for screening, hydro -seeding, and dust control. Such plan shall include the timing of installation of necessary measures, and shall be approved by the Community Development Director.

9. The applicant shall be responsible for making arrangements with the City' s franchised waste collection and hauling services provider for any/ all construction debris or solid waste generated as a result of this project. -104-

10. Prior to issuance of Building Permits, the Applicant/ Contractor/Occupant shall submit and obtain approval from the Public Services Division, a Construction Waste Diversion Plan, in accordance with Section 8. 12. 285 of the Highland Municipal Code.

11. The Boulder Avenue frontage and perimeter landscaping, paseos, perimeter walls, and recreational amenities shall be constructed in advance of the first residential Certificate of Occupancy.

12. The following conditions have been provided as part of the review by the City's Landscape Architect:
a. Applicant shall provide a minimum 48" box specimen size tree at the accentuated entry to the Central Courtyard and within the drive median where the planting plan currently indicates 24" box trees and consider upsizing the remaining Fruitless Olive trees along both sides of the entry drive to 36" box minimum size.
b. Applicant shall adjust tree layout within paseo to focus the shade cover overactive areas within the paseo where possible.
c. Applicant shall incorporate at least 10% of the trees within paseo at 48" box or larger container size, with larger trees placed at locations that can best provide initial shade impact. Upsized trees shall be selected from species noted to acclimate quickly and continue growing at a moderate to rapid rate, including but not necessarily limited to California Sycamores. d. Applicant shall increase tree density/ reduce on -center spacing along the northern edge of the property, as to provide a vegetated screen between the new construction and the adjacent existing properties. e. Applicant shall consider increasing density of palm plantings near pool areas to increase shade at pool deck seating for both pool areas. The increase in palm count may be achieved by staggering the installation height of the palms.
f. Applicant shall coordinate tree and shrub plantings along Boulder Avenue frontage with the recently installed Boulder Avenue streetscape.

Reference plans can be provided upon request to City Landscape Architect.
g. Applicant shall incorporate more shade over the synthetic turf surface at the dog parks, as synthetic turf reaches unsafe temperatures during summer months in Highland.
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h. Applicant shall consider grouping Southern California -native plantings at certain portions of the project, such as within the paseo area, as to provide a distinct environment and demonstration opportunity within the project. i. Applicant shall provide concrete headers where on -site landscape meets future phases and/ or offsite areas, as to protect the integrity of the proposed planting, and to define the limits of maintenance responsibility. j. Applicant shall coordinate the landscape plan layout with the project's Water Quality Management Plan to ensure that the landscape layout aligns with the required Best Management Practices ( BMP) facilities.

13. Enhanced paving shall be installed at the Access " C" major entry and Boulder Avenue secondary entry for consistency with the Greenspot Village Specific Plan.

14. Sidewalks along Boulder Avenue shall feature a landscaped parkway so that sidewalks are not directly adjacent to the street and vehicle traffic,

15. Secondary access onto Boulder Avenue must have clear line of sight. Tree canopy needs to be high enough to not obstruct any view.

16. Trash enclosures need to be screened with a trellis or solid roof.

17. There must be designated pedestrian walkways across internal drive aisles throughout the development.

18. All heating, venting and air conditioning ( HVAC) units shall be ground mounted and incorporate sufficient structural or landscape screening with shrubs and bushes, to the satisfaction of the Community Development Director.

19. Lighting shall be directed downward in order to minimize glare nuisances to surrounding properties. Fixtures shall be decorative and compatible with the overall project design theme.

20. A minimum of one onsite parking stall per unit shall be free of charge to all tenants; all guest parking shall be free of charge.

21. The Development Impact Fees shall be paid in accordance with City policy.

22. The Project shall comply with the City' s Inclusionary Housing Ordinance.

23. The project shall comply with the 2013 and 2019 MMRPs. -106-

24. A photometric plan shall be provided to Staff for review prior to the issuance of building permits.

25. Security system/ camera plan shall be submitted to the city and reviewed by the city' s Police Department for adequacy.

26. To avoid fragmentation of ownership and maintenance, the residential construction shall be tied and remain under common ownership or subject to the establishment of an overall management entity or homeowners association responsible for enforcement of CC& Rs and maintenance requirements. The Planning Commission and/ or City Council may approve a Financing/ Conveyance Map. Should the housing complex designated in the site plan be proposed to change from a " for rent" product to a " for sale" product ( i. e. condominiums), the Applicant shall first submit a Design Review Amendment Application for Planning Commission and City Council review and approval prior to the conversion.

Density of residential development shall remain consistent with the Greenspot Village & Marketplace Specific Plan.

27. Entry Statements and signage at Access " C" ( Calhoun Road) and Boulder Avenue entrances shall be reviewed by the Planning Commission

28. 6- 8 foot solid block wall shall be installed along the northern property line. -107-
City of Highland, FIRE PREVENTION DIVISION, Conditions of Approval.

DATE : May 17, 2022 Page 1 of 8
APPLICANT : Greenspot Village
ADDRESS : Planning Area 2 Greenspot Village and Marketplace specific plan SITE LOCATION: 1201- 341- 29 & 1201- 341- 33
FILE / INDEX No.: DRA 22- 004 SPR 22- 001
A tiered level of mitigation options has been developed and listed below are the systems and/ or modifications required for your project. Compliance of the following items are a condition of FINAL OCCUPANCY APPROVAL. These conditions are required as acceptable solutions to the adverse fire conditions impacting firefighting and emergency operations accompanying the site/ area. They will either assist in detection and extinguishment of the fire and/ or facilitate the anticipated emergency operations.

This project is protected by the City of Highland Fire Department / Cal -Fire / California Department of Forestry and Fire Protection. Prior to any construction occurring on any parcel, the applicant shall contact the city of highland fire marshal office for verification of current fire protection development requirements. All new construction shall comply with the currently adopted California Fire Code and all applicable statutes, appendices, codes, ordinances, standards and policies of the City of Highland Fire Department/ Fire Prevention Division / Cal -Fire / California Department of Forestry and Fire Protection.

Fire Department Review of all projects is required.

ALL CONSTRUCTION ( New and renovations to existing) SHALL COMPLY WITH THE CALIFORNIA FIRE CODE Along with amendments as adopted within the Highland Municipal Code ( Ord. # 411).

Note: All weather access roads ( CFC) and fire hydrant/ water system installations shall be in place, inspected and approved, PRIOR to combustible material being brought on site.

Note: The City of Highland has 2 areas within the ' FIRE SAFETY OVERLAY DISTRICT' designated as FR- 1 and FR- 2. Both areas may border or overlap areas identified by the State/ CalFire as ' High Fire Severity Zone' or ' Very High Fire Severity Zone'. See HMC for construction requirements.
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GENERAL.

1. HF3: A fuel break of one hundred ( 100) feet ( brush and weed clearance) is required prior to construction. The clearance shall be maintained on a yearround basis. CFC & HMC

2. HF31: Approved fire hydrant pavement markers ( blue dots) shall be installed at every hydrant.

3. HF40: Where an automatic extinguishing system or standpipe system is in place, system shall be serviced and maintained in operating condition according to NFPA and California State Fire Marshal requirements. T19; CFC; NFPA

4. HF51: The main electrical panel and all sub- panel( s) shall be labeled on inside cover for all circuits. CEC

5. HF52: Water heater ( fuel fired), shall be properly vented to exterior of structure.

Water heater shall be seismic strapped to wall and be located 18" above a garage floor. CBC

6. HF53: A solid core, self -closing and latching door ( minimum 1- 3/ 8 inch) shall be installed between an attached garage and living space. CBC

7. HF55: Commercial exit requirements:

A. Required exit doors shall be maintained in an operable condition at all times
B. Required exit doors shall swing outward and away in the direction of exit travel.

C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.

D. Exit paths shall be illuminated when structure is occupied.

E. Exit path illumination shall be supplied from two ( 2) sources of power when occupant Toad is one hundred ( 100) persons or more.

F. When exit way/ exit pathway and/ or exit doorway is not easily identified, additional exit signs shall be installed.

8. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type. CFC; CBC

9. HF47: For each chimney, used in conjunction with any fireplace or heating appliance, in which solid or liquid fuel is used, an approved spark arrester shall be installed and visible from the ground. Spark arrester shall be of stainless steel, copper or brass, woven galvanized wire mesh, twelve ( 12) gauge, and minimum of 3/ 8" to maximum openings. CFC; CBC; CMC
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10. HF60: Additional plans for access, fire safety systems, fire lanes and signage, gates, storage, or other special conditions may be requested for review, conditioning and approval by the fire marshal.

11. HF48: A class " A" roof covering structure with " bird stops" shall be installed.

ACCESS:

12. HF7: Fire department access roads shall meet the fire dept. minimum unobstructed width of twenty ( 20) feet. ( twenty- six ( 26) feet within FR- 1& 2 zones). This standard shall not lessen other agency requirements. Access roads shall be paved ( asphalt/ concrete) and in place prior to delivery of combustible building materials on site. Roads shall be designed and constructed to meet adopted city standards. CFC

13. HF8: All access roads, public, private streets and residential driveways shall maintain a minimum vertical clearance of thirteen ( 13) feet -six ( 6) inches. CFC

14. HF9: Residential driveways shall be paved ( asphalt/ concrete) and shall provide a minimum width of twelve ( 12) feet. Driveways of this standard shall serve no more than two single family dwellings and shall not exceed 10% in grade. HMC

15. HF10: Driveways exceeding 150 feet shall have a fire department approved turn -around at the terminus. CFC / APPENDIX D

16. HF11: Fire department access roadway(s) and/ or public/ private street( s) exceeding one hundred fifty ( 150) feet in length shall provide an approved turnaround at the terminus ( cul-de-sac). Minimum radius shall be not less than forty (40) feet. Or as approved by the fire marshal. Cul- de- sacs providing access to perimeter emergency access roads shall have a minimum radius of forty four 44) feet. CFC / APPENDIX D, SBCO TRANSPORTATION STD

17. HF12: Fire department access roadway( s); public/ private street( s) and driveways shall not exceed 12% grade. CBC / APPENDIX D, HMC

18. HF13: Fire department access roadway( s); shall extend to within one hundred fifty ( 150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building.

An access road, approved by the fire dept., shall be provided to within fifty ( 50) feet of all structures when the natural grade between access road and structure is in excess of 30%.

Where an approved access road cannot be provided, a fire protection system shall be required and approved by the fire department. CFC 3 -110-

19. HF14: In FR- 1/ FR- 2 areas, streets ending in a cul- de- sac shall not exceed 350 feet, in all other areas, non -circulating streets shall not exceed 600 feet in length and shall provide an approved cul- de- sac. HMC

20. HF15: " Phased" projects may be required to provide a minimum of two ( 2) remote points of approved access during construction. A secondary access, for fire and other emergency equipment and for routes of escape, which will safely handle evacuations. CFC - APPENDIX D

21. HF19: Manually operated gates across fire department access roadways, public and/ or private streets and driveways, shall be equipped with approved emergency key -operated " KNOX" padlock or box containing key to open the private lock. For automatic gates, a " KNOX" emergency access switch, shall be installed, at location determined by fire department, and shall over -ride all command functions and open gate automatically upon activation. All automatic gates shall have a manual over -ride for use during loss of electric power. " KNOX BOX" request form is available from the fire marshal or may be ordered directly from www. knoxbox. com ( specify City of Highland, CA) CFC — Appendix D Note: The city of Highland also requires an electronic " H" key system ( Ord. 320) for multi -family, gated communities or secured storage facilities.

HMC

22. HF24: " NO PARKING — FIRE LANE" signs shall be posted at locations designated by fire marshal. Fire lane curbs shall be painted red, with white letters stating, " NO PARKING — FIRE LANE" on top, not face. CFC -

APPENDIX D

23. HF54: commercial and industrial structures -occupancies and gated complexes shall have a " KNOX BOX" system installed on the exterior of the building( s) or complex. location of device to be determined by the fire department. The box shall contain keys necessary to gain access and may contain pre -plans and MSDS information as required by the fire department. New and existing multi - tenant commercial buildings shall provide a ' KNOX' box large enough to contain keys to access each individual tenant space. Installation location( s) to be determined by the fire marshal. The box shall contain clearly marked keys to each tenant space or other areas as determined by the fire marshal. CFC

24. HF61: Aerial fire apparatus access roads. Where required: buildings or facilities exceeding 30- feet in height above the lowest level of fire dept. Vehicle access shall be provided access roads capable of accommodating aerial apparatus.

Width: aerial apparatus access roads shall provide a minimum unobstructed width of 26- feet in the immediate vicinity of any building exceeding 30- feet in height. Proximity to buildings: aerial apparatus access roads shall be located a minimum of 15-feet to a maximum of 30-feet from the building, and shall be positioned parallel to one entire side of the structure, as approved by the fire code official. CFC APPENDIX D
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WATER:

25. HF25: Minimum required fire flow, shall be determined by Appendix B of the California Fire Code.

System shall be looped with minimum eight ( 8) inch mains; six ( 6) inch laterals, six ( 6) inch risers; six ( 6) inch dia. Hydrants with two 2 1/ 2" outlet( s) and one 4" outlet.

CFC APPENDIX B AND C
Note: Hydrants shall meet EVWD standards.

26. HF29: Fire hydrant spacing shall be:

Single family residential: 500 FEET
Multi -family residential: 300 FEET
High density residential: 300 FEET
Commercial retail: 300 FEET
CFC / APPENDIX B AND C.

Note: Existing fire hydrants ( off -site) can be included if they meet spacing requirements. Hydrants shall not be located at the `bulb' end of cul- de- sacs.

27. HF26: Three sets of water delivery system plans, designed to meet the required fire flow for this project and/ or development, shall be submitted to the fire department for review and approval. CFC

28. HF27: Applicant -developer shall provide a letter from the water company serving the project -development, verifying financial arrangements have been made and bonded for the required water improvements. CFC

29. HF28: Fire hydrants shall be installed, inspected and operational as per approved water system delivery plans prior to any framing, construction or delivery of combustible materials to project site. CFC / CFC

30. HF30: Private, on site fire hydrant( s) — yard hydrant( s)- capable of supplying required fire flow shall be installed at location( s) identified by the fire department.

System shall be looped with minimum eight ( 8) inch mains; six ( 6) inch laterals, six ( 6) inch risers; six ( 6) inch dia. hydrants with one 2 1/ 2" outlet and one 4" outlet. CFC / APPENDIX B AND C

31. HF38: Approved fire hydrant( s) capable of supplying required fire flow, shall be provided to all premises upon which facilities, buildings or portions of buildings are constructed or moved within the jurisdiction. When any portion of the facility or building protected is in excess of 150 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or 5 -112-
building, additional fire hydrants or on -site fire hydrants, meeting the required fire flow, shall be provided. CFC APPENDIX B AND C
ADDRESSING — IDENTIFICATION:

32. HF21: Commercial and multi -family residential address numbers shall be displayed on all new and existing structures in such a manner as to be plainly visible and legible from the access roadway or street. Numerals shall be of a contrasting color to the building and electrically illuminated.

Minimum size of the numerals shall be 8" height, 3/ 4" stroke, or as approved by the fire marshal.

Industrial occupancies shall have address numbers of 12" height, 1" stroke and shall be electrically illuminated so as to be visible and legible from access roadway or street.

Note: Depending on height and setback of a building, larger numerals may be required and at additional locations on the building, as determined by a case -by - case review.

HMC

33. HF22: Commercial -retail structures with rear access shall display address numbers on rear entry doorways, 4" in height, 1/ 2" stroke, on contrasting background. CFC

34. HF23: Directory map. An illuminated directory map shall be installed at each driveway entrance where the total number of units exceeds fifteen, ( 15) CFC / HMC. FIRE AND PLANNING DEPARTMENTS SHALL APPROVE SIGNAGE PLAN.

35. HF18: Street name signs shall be installed prior to construction on any roadway or phase. Temporary signs may be used as approved by the fire marshal. CFC Note: Permanent signage shall meet City standards as required by Planning.

36. HF17: The public and/ or private roadways serving this project shall be identified with city approved names. CFC
FIRE PROTECTION & ALARM SYSTEMS:

37. HF35: Automatic fire sprinklers shall be installed according to NFPA 13R and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval prior to any installation. Submit copy of California C- 16 license. CFC; CBC; HMC 6 -113-

38. HF36: Automatic fire sprinklers shall be installed according to NFPA 13 and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval prior to any installation.

Submit copy of California C- 16 license. CFC; CBC; HMC

39. HF37: Automatic fire sprinkler control devices ( P. I. V & O. S.& Y.) Shall be visible from fire dept. access roadway, and identify system being controlled and address of structure.

Fire Dept. Connection ( FDC) shall be located no closer than forty (40) feet and not to exceed one hundred fifty ( 150) from structure. Required fire hydrant shall have a maximum distance from FDC of thirty ( 30) feet. FDC shall identify address and system of structure being protected. CFC

40. HF41: A minimum of one 2A- 10BC fire extinguisher shall be installed for each 3, 000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by fire department, may be required. Fire extinguishers shall be serviced biannually and shall have a current State Fire Marshall service tag attached. Fire extinguishers are to be serviced every two years and inspected & tagged every year. CFC; NFPA

41. HF43: An automatic fire detection and alarm system meeting the requirements of CFC 907, CBC and NFPA 72 shall be installed. Three ( 3) sets of shop plans with material cut sheets and calculations shall be submitted to the fire department for review and approval prior to installation. CFC; CBC; NFPA

42. HF46: SMOKE DETECTORS, hard wired in series with battery back- up, shall be installed in all sleeping areas and in all hallways and areas/ rooms leading to sleeping areas. Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level. CARBON MONOXIDE DETECTORS shall be installed per manufacturer' s instructions minimum one per floor where fuel fired appliances and/ or an attached garage is present. Units also to be hard wired in series with corresponding smoke detectors CFC; CBC

43. HF60: California Fire Code, FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION, shall apply to this project. it is the responsibility of the project manager to meet with the fire marshal to discuss requirements specific to this project.

44. HF62: Additional plans for access, fire safety systems, storage or other special condition may be requested for review, conditioning and approval by the fire marshal.
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45. HF63: Submit to fire marshal' s office: one copy of building and/ or structure plans for fire department review.

Craig Sanchez, Fire Marshal
City of Highland Fire Prevention
909) 864- 8732 x 248
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Building and Safety Division Conditions of Approval
Date: April 24, 2022
Project: Planning Area 2 Greenspot Village & Marketplace — 546 Multi -Family Residential Units, a 7500 sqft leasing office, & Outdoor Courtyards Site Location: Planning Area 2 of the Greenspot Village Marketplace Specific Plan DRA: 22- 004, SPR 22- 001
AP N : 1201- 341- 29, 1201- 341- 33

1. Please provide the following number of construction plans and documents listed below for the first review of the proposed project. The initial plan review time will take two weeks on most projects. The applicant will receive an application number at the time plans are submitted for Building & Safety' s plan review. This number is needed to obtain information regarding your project. 3)
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Architectural Plans
Condition of Approval from all departments:

To be included in Architectural plan set at plan submittal Structural Plans
Structural Calculations
Plot/Site Plans
Electrical Plans
Electrical Load Calculations
Exiting Plans
Plumbing Plans/ Isometrics
Mechanical Plans
HVAC Duct Layout Plans
Roof and Floor Truss Plans
Title 24 Energy Calculations
Soils Report
Precise Grading Plans
Grading, Photometric, or Landscape Plans:

Please mark " FOR REFERENCE ONLY"
Site Disabled Access Plan
Temporary Fence Plan
Approved Health Department ( Plans Prior to permit issuance)

2. All structures shall be designed in accordance with the current version of the California Building Codes ( 2019), including the California Green Building Standards Code. Design all structures to Risk Category II at exposure "C" ASCE7- 16), and Energy Climate Zone 10. lithe project plans are submitted

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Highland City CouncilAugust 9, 2022

Highland City Council
August 9, 2022