Laguna Hills City Council
July 14, 2026

186. In the event of adverse impacts on the health, safety, welfare, or operational environments of the neighborhood or general public, or receipt of substantiated complaints directly related to the Applicant’s operations, the Community Development Director shall investigate and, if significant adverse impacts directly related to the Applicant’s business are found to exist, the Director or Chief of Police shall have the discretion to bring this Permit back to consider additional improvements and protective measures, additional conditions, amended conditions, or permit revocation. Modifications may include but not be limited to the restriction of operations that may include but not be limited to hours of operation.

A change in ownership or hotel management shall not relieve the operator of compliance with these conditions. The new owner or operator shall receive and acknowledge these conditions prior to assuming operation of the hotel. 187. Hotel employees shall receive training regarding emergency procedures, deescalation techniques, guest conduct policies, reporting procedures, and compliance with these Conditions of Approval.
188. Failure to comply with any condition of approval shall constitute a violation of the Conditional Use Permit and may result in enforcement action, including citations, administrative penalties, permit modification, suspension, or revocation as authorized by the municipal code.

DOG PARK
189. Hours of operation shall be limited to 7:00 a.m. to 9:00 p.m. Requests to change the hours of operation shall be submitted to the Community Development Director ("Director") for review and approval.
190. The Dog Park shall be regularly cleaned and maintained. The area shall include a waste bag dispenser and receptacle. The Applicant/Operator shall ensure that odors are minimized to the furthest extent possible.
191. The Dog Park shall be permanently maintained in an orderly fashion by the provision of regular removal of trash and debris, and comply with all property maintenance standards as required by LHMC Chapter 9-74. The Applicant/Operator shall ensure that staff regularly monitors the areas around the park, including adjacent parking areas, to pick up animal waste and address any other maintenance issues that occur as veterinary patrons/patients bring their animals to the site.
192. If at any time in the future the Community Development Director determines there are trash or debris issues, complaints, or problems, including trash overflow, or smells emanating from the trash area, the Applicant shall prepare a trash management plan, to resolve and remedy identified issues, for review and approval by the Community Development Director.
193. In the event of adverse impacts on the health, safety, welfare, or operational environments of the neighborhood or general public, or receipt of substantiated

complaints directly related to the Applicant’s operations, the Director shall investigate and, if significant adverse impacts directly related to the Applicant’s business are found to exist, the Director or Chief of Police Services shall have the discretion to bring this Permit back to consider additional improvements and protective measures, additional conditions, amended conditions, or permit revocation. Modifications may include but not be limited to the restriction of operations that may include but not be limited to hours of operation.

The Village at Laguna Hills
Attachment 2
Ordinance – Specific Plan Amendment for USE-0239-2025 Village at Laguna Hills Project

1569768.1
ORDINANCE NO. 2026-#

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LAGUNA HILLS, CALIFORNIA, APPROVING AND ADOPTING

THE URBAN VILLAGE SPECIFIC PLAN AMENDMENT TO

MODIFY PERMITTED USES, DEVELOPMENT STANDARDS,
AND APPLICABILITY OF THE CITY’S OBJECTIVE DESIGN
STANDARDS.

WHEREAS, on November 26, 2002, the City Council of the City of Laguna Hills adopted the Urban Village Specific Plan (“UVSP”) for a development area covered that consists of 240 acres bounded by Paseo de Valencia on the north and west, Los Alisos Boulevard on the south, and Interstate 5 (I-5) on the east (“UVSP area”) and to regulate development within the Village Commercial zoning district of Laguna Hills.

WHEREAS, the purpose and intent of the UVSP is to develop a community core in which a variety of public, regional commercial, recreational, and high-density residential uses work in concert to create an “urban village” by permitting a mix of land uses, including retail, residential, hotel, medical offices, and general offices; and WHEREAS, on July 14, 2009, the City Council adopted the 2009 Comprehensive General Plan Update, which identified the UVSP area for expansion/revitalization and increased commercial and residential development; and WHEREAS, in association with approving the 2009 Comprehensive General Plan Update, the City prepared a Program Environmental Impact Report entitled “City of Laguna Hills General Plan Program Environmental Impact Report, June 2009, State Clearinghouse No. 20080811100” (“PEIR”),
WHEREAS, which on July 14, 2009, the City Council subsequently certified the PEIR and adopted a Statement of Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring Program; and WHEREAS, between 2011 and 2018, the City Council approved an Urban Village Specific Plan Amendment and subsequent redevelopment projects within the Urban Village Specific Plan area, including the Oakbrook Village Shopping Center Redevelopment Project and the Five Lagunas Project, and, in connection with those approvals, adopted the first through fourth addenda to the Program Environmental Impact Report; and thereafter, in connection with the 2021–2029 Housing Element Update and 2021 Safety Element Update, adopted the sixth addendum to the Program Environmental Impact Report; and subsequently, in connection with the Amended 2021–2029 Housing Element Update, Rezoning Program, and Objective Design Standards Project, adopted the seventh addendum to the Program Environmental Impact Report (collectively, the “Prior Environmental Documents”); and
WHEREAS, the Planning Agency and City Council-approved, a series of modifications requested by the Applicant to the 2016 Five Lagunas Project on March 8, 2022, through Resolution No. PA2022-03-08-2, authorizing redevelopment of the Project Site to

1569768.1
authorize the following: demolition of the existing and remaining mall building, free-standing building pads, and various hardscape improvements (e.g., paved parking areas, walkways); development of approximately 225,000 square feet of new retail building space, a health club, and a 50,000 square-foot, 1,200-seat theater; five multi-story residential buildings (one mixed-use retail/ residential building and four residential buildings) containing a total of 1,500 dwelling units and associated structured parking wrapped into the buildings; four 4-story commercial office buildings totaling approximately 465,000 square feet; a 100- to 150-room, five-story boutique hotel with ground-level retail space; a centralized Village Park; and a supporting network of private streets for vehicular access; and various site improvements that include landscape areas and pedestrian network, all of which is referred to collectively as the “2022 VLH Project” through approval of Site Development Permit, Precise Plan, Master Sign Program, Vesting Tentative Tract Map, Parking Use Permit, and Conditional Use Permits for a hotel and health club; and
WHEREAS, the City Council adopted Ordinance No. 2022-1, approving a development agreement (“DA”) between the Applicant and the City regarding the development of the 2022 VLH Project, effective April 22, 2022, and which vested the Applicant’s right to develop the 2022 VLH Project in exchange for the delivery of specific community benefits; and
WHEREAS, the City Council adopted an Addendum to the PEIR in connection with its approval of the 2022 VLH Project and the associated Development Agreement (the “Fifth Addendum”), which evaluated the environmental impacts of the project pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, that the project would not result in any new significant environmental impacts or a substantial increase in the severity of previously identified significant impacts beyond those analyzed in the Program Environmental Impact Report;
WHEREAS, on September 29, 2025, the City was in receipt of an application initiated by MGP Fund X Laguna Hills, LLC (“Owner”) for a major modification to the 2022 VLH Project, which includes an Amended and Restated development agreement to implement land use entitlements in order to continue to redevelop the existing approximately 68-acre former Laguna Hills Mall site generally located along the southerly side of El Toro Road and the westerly side of Avenida de la Carlota of in the City of Laguna Hills (the “Property”) through the demolition and removal of the remaining portions of the Laguna Hills Mall structure and the construction of new retail, perimeter commercial pads, two hotels, multifamily housing, townhomes, duplexes, single family detached homes, a communal open space (Village Park) and related amenities, (the "Project"); and, WHEREAS, on July 14, 2026 the City adopted Resolution No. PA2026-X-X-X approving land use entitlements for the Project delineated as Case No. USE-0239-2025, which consist of a Site Development Permit for new development, a Master Sign Program for various on-site signs, Conditional Use Permits for two new hotels, a Conditional Use Permit to allow seasonal and temporary uses at the Village Park, a Joint Use Parking Permit, an amended Vesting Tentative Tract Map to subdivide the property into 27 lots, and a Precise Plan for mixed use development of the site, along with conditions of approval with respect thereto; and

1569768.1
WHEREAS, on July 14, 2026 the City concurrently approved Ordinance No.

PA2026-X-X-X approving and adopting an amendment to the Urban Village Specific Plan in conjunction with land use entitlements for the Project delineated as Case No. USE-0239- 2025, to allow single family detached residential uses by right, to allow a 6-foot building separation between single family detached residential buildings, and clarify the applicability of the City Objective Design Standards to projects previously entitled and vested by a Development Agreement prior to the adoption of the Objective Design Standards; WHEREAS, in connection with its consideration of the 2026 Project approvals, the City Council has considered the City’s previously certified 2009 Laguna Hills General Plan Program Environmental Impact Report, the Fifth Addendum adopted for the Village at Laguna Hills Project in 2022, the 2026 Village at Laguna Hills Project CEQA Compliance Memorandum dated June 24, 2026, and the whole of the administrative record; and WHEREAS, based on its consideration of those materials and the whole of the administrative record, the City Council has determined that no subsequent or supplemental environmental impact report is required for the 2026 Project pursuant to Public Resources Code Section 21166 and California Code of Regulations, Title 14, Sections 15162 and 15163, and that the Project remains within the scope of the environmental review previously completed for the Village at Laguna Hills Project; and, WHEREAS, the City Council serves as, and is, the Planning Agency of the City pursuant to Government Code Section 65100; and
WHEREAS, on June 24, 2026, as required by Government Code Section 65867, the City caused public notice to be given of the City Council's intention to consider adoption of the development agreement for the Project as provided in Government Code Sections 65090 and 65091 and Chapter 9-96 of the Laguna Hills Municipal Code, and on July 14, 2026, as required by Government Code Section 65867, the City Council held a public hearing on adoption of the development agreement, and introduction and first reading of this ordinance; and,
WHEREAS, on July 14, 2026, the City Council considered the adoption of this ordinance approving and authorizing the Specific Plan Amendment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS, CALIFORNIA, HEREBY ORDAINS AS FOLLOWS:

SECTION 1. The Specific Plan Amendment attached hereto as Exhibit "A" is hereby APPROVED based on the following statement of findings:

A. The proposed amendment is consistent with the intent of the goals and policies of the UVSP as a whole and is consistent with the General Plan in that:

Per the 2021 2029 Housing Element (“Housing Element”) only 91 homes of any type (including multifamily units) have been constructed in Laguna Hills since 2014. The Housing Element notes that single family housing “is the housing type most in demand” notwithstanding the need to build all other types of housing. Approximately 57% of the

1569768.1
City’s housing stock is comprised of single family detached housing. The Housing Element also noted that as of 2018, over 96% of all housing units in the City were occupied, thus indicating only minimal vacancy within the existing housing stock. Further, the City concluded that over 65% of the single family housing units are owner occupied (substantially higher than the Orange County average of 51.1%), and that owner occupied units have a much lower turnover rate than rental housing, meaning they are significantly less likely to become available on the market. Finally, 86.1% of the City’s housing stock was constructed prior to 1989, “therefore, the majority of the housing stock may be susceptible to deterioration and require maintenance or some type of rehabilitation.” The Housing Element emphasizes that the Project Site is critical for the City to meet its Regional Housing Needs Assessment (“RHNA”) allocation of 1,985 units as part of the 2021-2029 planning cycle. Of these units, 1,363 are planned to be allocated on the Project Site and the Oakbrook Village site, both of which are within the boundaries of the UVSP.

The Housing Element notes that the City has endeavored for years to encourage residential development within the UVSP, which underscores that the area is critical to the delivery of housing units consistent with state mandates. Of the overall 1,500 units planned for the Project Site (per the 2022 VLH approvals) and Oakbrook Village within the current RHNA cycle, there is no entitlement for single family detached housing for either project. Other sites identified in the Housing Element either do not have actively proposed projects or otherwise do not anticipate construction of single-family detached housing.

The Project includes 78 detached single family housing units to provide additional options in housing for area residents. The Project will thus offer the first neighborhood of new single family detached units built within the City in several decades. These units, which would be constructed on one of the few sites in the City susceptible to redevelopment without displacing ongoing commercial uses or lower density residential, are necessary to meet recognized local and regional demand.

Authorizing single family detached housing is consistent with the overall goals of the UVSP. The intent of the UVSP is to establish a “village like downtown core” where commercial, community, and high density residential are appropriate. UVSP goals include, among others, to encourage and facilitate new uses, to capitalize on proximity to other uses, and to enhance pedestrian connectivity and circulation among various uses.

Authorizing single family detached units, particularly as contemplated by the Project, will further the “village” concept by providing additional housing opportunities and variety near the centralized Village Park and retail and restaurant uses and offsite commercial uses.

B. The proposed amendment is necessary to establish reasonable controls for residential land use within the UVSP and to ensure compatibility with other uses in that:

The proposed amendment to allow single family detached housing within the UVSP will permit an additional and necessary housing type, as evidenced by the above described provisions of the City’s Housing Element. Authorizing single family detached housing as part of the UVSP will ensure that the housing is subject to the UVSP Design Guidelines and Development Standards such that the housing will be harmonious with the other uses

1569768.1
in the specific plan area.

C. The proposed plan amendment is necessary to provide reasonable property development rights while protecting environmentally sensitive land uses and species in that:

The proposed UVSP amendment will enable single-family detached homes, the housing type that, per the Housing Element, is most sought after by City residents. This will have no impact on environmentally sensitive land uses and species, and in any case, the City will comply with CEQA prior to approving the amendment.

D. The amendment is necessary to protect general health, safety and welfare of the community as a whole in that:

The City faces a substantial deficit in housing as documented in the Housing Element.

Per the Housing Element, the City’s housing allocation during the 2021-2029 cycle is 1,985 units. The Housing Element further states that single family housing is the type most in demand, and that the City’s stock of single-family housing is aging, with much of it in needed repair, and that the vast majority of the existing stock is owner occupied.

Therefore, there is a documented need for additional single family detached housing to meet the community’s needs. Approving the amendment will facilitate delivery of needed housing while also ensuring that the UVSP’s Design Guidelines and Development Standards will apply, and thus directly protect general health, safety and welfare.

E. The proposed amendment is necessary to allow a reduced building separation for the singlefamily detached units in that:

The 6-foot building separation for the single-family detached units allows for smaller lots thereby helping to facilitate the UVSP’s intent to establish a “village” aesthetic rather than requiring larger building separations of traditional suburban layouts. This allows the Modified Project to allow 87 compact SFD units and further fulfill the UVSP’s core mandate to create a high-density, transit-oriented residential core.

F. The proposed amendment is necessary to clarify the applicability of the City’s Objective Design Standards (ODS) to projects vested pursuant to a Development Agreement in that:

The Objective Design Standards (ODS) were adopted on April 9, 2024—after approval of the 2022 VLH Project including a Vesting Tentative Tract Map and Development Agreement. The 2022 approvals included a Development Agreement that vested the Project with the development standards in effect at that time. The 2025 Amended and Restated Development Agreement will maintain these vested rights.

Additionally, compliance with the ODS is required only where the UVSP is silent. The Modified Project meets the design criteria established in the UVSP and is consistent with the intent of the ODS. It complies with all but five ODS development standards.

SECTION 2. The City Council finds that the above recitations are true and correct and constitute the findings of the City Council and Planning Agency in this case.

1569768.1
SECTION 3. A copy of the Urban Village Specific Plan Amendment attached hereto as Exhibit “A” shall be filed and maintained in the office of the City Clerk.

SECTION 4. The City Clerk shall record a copy of the development agreement with the Orange County Clerk-Recorder within 10 days of the effective date of this ordinance, on or before August XX, 2026.

SECTION 5. This ordinance shall become effective 30 days after its adoption, on August __, 2026.

SECTION 6. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this 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 section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.

SECTION 7. The City Clerk shall certify to the adoption of this ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen days after passage and adoption as may be required by law; or, in the alternative, the City Clerk may cause to be published a summary of this ordinance and a certified copy of the text of this ordinance shall be posted in the office of the City Clerk five days prior to the date of adoption of this ordinance; and, within fifteen days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this ordinance, together with the vote for and against the same, in the office of the City Clerk.

PASSED, APPROVED, AND ADOPTED this day of , 2026.

DON CASKEY, MAYOR
ATTEST:

JOSHUA STEVENSON, CMC, CITY CLERK

1569768.1

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LAGUNA HILLS )
I, Joshua Stevenson, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing Ordinance No. 2026-# was duly introduced and placed upon its first reading at a Regular Meeting of the City Council on the day of , 2026, and that thereafter, said ordinance was duly adopted and passed at a Regular Meeting of the City Council held on the day of , 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
(SEAL)

JOSHUA STEVENSON, CMC, CITY CLERK

URBAN VILLAGE

SPECIFIC PLAN
City of Laguna Hills
l

URBAN VILLAGE

SPECIFIC PLAN
City of Laguna Hills
Adopted: November 26, 2002
City Council Ordinance No: 2002-8
Amended: November 26, 2002
City Council Ordinance No:
2002-8A
Amended: November 26, 2002
City Council Ordinance No: 2002-8
Amended: _____ __, 2026
City Council Ordinance No: 2026-__
Prepared By: Hogle-Ireland Inc. 42
Corporate Park, Suite 250 Irvine,
CA 92606

ACKNOWLEDGMENTS
Laguna Hills City Council
R. Craig Scott, Mayor
L. Allan Songstad, Jr., Mayor Pro Tempore
Cindy Greengold, Council Member
Randal J. Bressette, Council Member
Joel Lautenschleger, Council Member
City Staff
Vern Jones, Community Development Director
Ken Rosenfield, City Engineer
Donald White, Assistant City Manager
Jennifer Buckley, Administrative Specialist
Property Owners
Laguna Hills Mall
Oakbrook Village
Saddleback Memorial Center
Specific Plan Preparation Team
Michael Thiele, Hogle-Ireland Inc.

Bill Phillips, Hogle-Ireland Inc.

Sara Pasha/ides, Hogle-Ireland Inc.

Rich Manuck, Hogle-Ireland Inc.

Perry Cardoza, Nuvis
Stephen Copenhaver, GRC Associates
Paul Wilkinson, Linscott, Law & Greenspan
Trissa Allen, Linscott, Law & Greenspan
11

iii

TABLE OF CONTENTS

SECTION PAGE

Executive Summary vi

Section I. - Introduction
Background 1
Study Area Background 1
Study Area Opportunities 2
Study Area Constraints 2
Relationship of Study Area to Community 2
Purpose of Specific Plan 3
Section II. - Planning Framework
General Plan 4
Development Code Objectives 5
Livable Communities Principles 6
Specific Plan Contents 7
Section III. - Land Use Plan
Introduction 8
Main Street Concept 8
Streetscape Edge Conditions 10
Pedestrian Pathways 14
Public Open Space 17
Entry Feature and Way-finding Signage 18
Section IV. - Design Guidelines
Main Street Development 21
Commercial Development 22
Residential Development 24
Modifications to Existing Structures 24
Street furniture (light fixtures, benches, pavers) 25
Lighting 26
Signage 27
Landscaping 28
Section V. - Land Use and Development Standards
Permitted Land Uses 30
Mix of Uses 35
Intensity of Development 35
Trip Budget Allocation for Future Development Projects 35

iv
Method to Determine Intensity 35
Development Standards 37
Public Art 39
Temporary Uses/Activities 40
Outdoor Vendors/Carts/Kiosk 40
Lighting 40
Screening 41
Property Maintenance 41
Walls and Fences 41
Landscaping 42
Parking 42
Signs 44
Section VI. - Infrastructure Plan
Introduction 46
Circulation 46
Water 47
Sewer 47
Storm Water Drainage 47
Utilities 47
Section VII. - Implementation
Introduction 49
Public Improvements 49
Private Improvements 49
Phasing Program 50
Appendices
A. Technical Studies A-1
B. Background Information B-1

Figure No.

1. 2.

3. 4.
4a.

5. 6.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. 18.

19. 20.
20a.

21. 22.

23. 24.

25. 26.

27. 28.

29. 29a.

30. 30a.

31. 32.

33. 34.

35. 36.

37. 38.

39. LIST OF FIGURES
Title
Vicinity Map
Location Map
Aerial Photo
Existing Conditions
Existing Conditions
Existing Land Use
Land Use Concept Plan
Edge Condition Plan
El Toro Road
Perimeter Streets
Entry Streets
Major Project Entry Street
Main Street
Secondary Streets
Commercial Entry Drives
Calle De La Louisa
Pedestrian Plan
Pedestrian Paseo
Parking Lot Paseo
Open Space Plan
Open Space Examples
Open Space Examples
Entry Feature/Wayfinding Plan
El Toro Road Entry Feature
Major Project Entry Feature
Secondary Entry Feature
Perimeter Entry Feature
Wayfinding Examples
Main Street Architecture
Residential Architecture
Street Furniture and Lighting
Street Furniture and Lighting
Sign Character
Sign Character
Landscape/ Street Tree Plan
El Toro Road
Main Street Theme Tree
Accent Tree
Village Street Tree
Boundary Tree
Paseo Tree
Parking Lot Tree
Road Improvements
V

EXECUTIVE SUMMARY
The City of Laguna Hills has a unique opportunity to transform an existing 240- acre commercial/business/residential sector of the City into a village-like downtown district that could serve the community needs and provide a regional destination for surrounding cities. The area is close to the Interstate 5 Freeway for easy vehicular access and is centrally located to the surrounding cities of Irvine, Lake Forest, Mission Viejo, Laguna Niguel, Aliso Viejo and Laguna Woods. Although the district contains numerous property owners and an eclectic mix of buildings and land uses, several large properties create a nucleus for the Urban Village Specific Plan. In addition, the City recently purchased one of the office buildings for use as the Civic Center that will generate additional activity and inject new interest in the area. While many of the parcels were developed in the 1970's and some new developments have occurred in the last 5 years, there is a need to establish a land use concept, design guidelines, and development standards for new developments that will create a village identity. The primary goals of the Urban Village Specific Plan are as follows:

1. To encourage and facilitate new uses in the area;

2. To create new pathways and open space areas, and add landscaping to existing sidewalks to foster a pedestrian-friendly environment;

3. To create an identity for the area through the use of entry features, area wayfinding signs, consistent landscaping and street furniture;

4. To facilitate private investments in the development of desirable and planned activity nodes;

5. To take full commercial and market advantage of the Urban Village's central location in the Saddleback Valley;

6. To increase the employment opportunities, tax revenues and ensure the long-term viability of the Urban Village; and

7. To provide the framework for a public/ private partnership to implement the goals of the specific plan.

These primary goals will be implemented through the conceptual Land Use Concept Plan, the Design Guidelines and the Land Use Regulations of the Urban Village Specific Plan.

The Land Use Concept Plan (Figure 6), provides a conceptual basis for locations where new development might occur within the Urban Village. It includes the following anticipated new land uses:
• 183,000 square feet of new retail development oriented around a new Main Street/Pedestrian Promenade.
• A new 250 room Hotel oriented to the lnterstate-5 freeway and/or El Toro Road.
vi

• Mixed Use development that could include up to 200 dwelling units. • New General Office, and/or Medical Office development on the Taj Mahal, Saddleback Memorial Hospital, and Oakbrook Plaza properties. • The Civic Center Site on El Toro Road.

The Pedestrian Plan (Figure 18), is key to insuring that the Urban Village area becomes a pedestrian friendly place, and that pedestrian access between the various land uses in the area is enhanced. The Pedestrian Plan includes the following:
• A Main Street/Promenade that serves as the focal point for the new retail development anticipated on the Laguna Hills Mall property. The Main Street/Promenade includes two travel lanes, angled parking on both sides of the street, and a 20 foot wide pedestrian zone on both sides of the street. The pedestrian zone includes a 12'-0" wide sidewalk and an 8'-0" pedestrian amenity zone where street furniture (benches, lighting, and landscaping) will be placed.
• 20'-0" wide Pedestrian Paseos connecting the properties west of Calle De La Louisa to the Laguna Hills Mall, and connecting the Mall to Oakbrook Village.
• A 20'0" wide Parking Lot Paseo connecting the parking areas on the east side of the Mall to the Mall buildings.
• Enhanced sidewalks throughout the area that will facilitate pedestrian movement among the properties in the area.

The addition of public open space and pedestrian pathways has been established with the goal of providing more pedestrian opportunities within the Urban Village. The Open Space Plan (Figure 16) depicts the following:
• Two Village Greens, one to be located on the Laguna Hills Mall property, and a second to be located on the Oakbrook Village property. • 5 Plazas to be located at focal points in the Urban Village area.

The design concepts for the streetscape edge conditions (Figures 8, 9, 10, 11, 12, 13, 14, 15), pedestrian pathways (Figures 16, 17, 18), public open space (Figures 19, 20), and entry features and way-finding graphics (Figures 21, 22, 23, 24, 25, 26) provide the basic framework for improvements to the streets and pedestrian pathways located throughout the Urban Village. These concepts provide many of the unifying elements that will create the Village identity.

The Design Guidelines (Figures 27, 28, 29, 30) will provide direction on the shape and form of developments to ensure that development projects are of a pedestrian scale and enhance the Urban Village character of the area.

The Land Use Regulations allow for new development to occur within the Urban Village that will further the goals of the plan to create a village identity. The vii

Implementation section of the plan identifies specific actions that the City will take to provide for physical improvements to the area to begin the process of creating an Urban Village within the City of Laguna Hills.

The Urban Village Specific Plan recognizes the vital role the private sector plays in accomplishing the goals of the Plan. Without their participation, all of the goals of the Plan cannot be accomplished. The Plan is intended to provide guidance to the City for implementing the circulation, landscape and streetscape improvements within the public right-of-way and to future project applicants in implementing the Main Street Concept, Pedestrian Pathways, the Village Green and the Plazas. The Plan offers parking incentives to large retail centers who can demonstrate that their new projects are in substantial compliance with the Plan and are of public benefit. Finally, the new public art provisions of the Plan will tie the pedestrian pathways and plazas/village green together and contribute to the creation of the "downtown" environment for Laguna Hills. viii

I. INTRODUCTION

BACKGROUND
The City of Laguna Hills is located in the
San Joaquin Hills in an area of Orange
County referred to as "South County"
(Vicinity Map, Figure 1). The City is
bounded by the Cities of Lake Forest
and Irvine to the north, the City of
Laguna Niguel to the south, Interstate 5
and the Cities of Mission Viejo and Lake
Forest to the east, and the Cities of
Aliso Viejo and Laguna Woods to the
west.

In 1991 the City of Laguna Hills incorporated, containing an original land area of 3,325 acres. Today the land area of the
City has increased to 4,080 acres as a
result of annexations. The City's population of 33,910 is expected to grow at an average rate of 1.0 percent to 34,249
by 2025, a growth rate that is generally
consistent with the County's growth rate
of 1.2 percent.

The community is largely built-out, and
predominantly residential in character.

A number of neighborhood shopping
centers are located throughout the City
at the intersection of major roadways.

Mixed use and light industrial areas are
located in the northernmost portion of
the community. The Urban Village
Study Area is a distinctive area of
Laguna Hills that contains a mix of retail,
office, financial, medical, residential, and
transportation uses that cannot be found
elsewhere in the City or the region. The
240-acre Study Area is bounded by
Paseo de Valencia on the north and
west, Los Alisos Boulevard on the
south, and Interstate 5 on the east (Location Map, Figure 2; and Aerial Photo, Figure 3).
1 STUDY AREA BACKGROUND
The General Plan, adopted following the
City's incorporation, recognized the
Study Area as a special commercial district, containing diverse complementary land uses that could be transformed into
a village-like "downtown" environment
unique to southern Orange County.

The Study Area contains a range of major community and regional destinations and a variety of land uses. Figure 4 illustrates some of the existing conditions found within the area. The prominent
activity generators in the Study Area include:
• The Laguna Hills Mall;
• Saddleback Medical Center;
• Medical office buildings;
• Post Office;
• Oakbrook Village Shopping Center;
• General office buildings;
• Financial institutions;
• Senior citizen and multi-family
residential development;
• Large box retailers;
• St. George's Episcopal Church
and school; and
• Transit terminal.

The Study Area also benefits from a
strong transportation network including
its proximity to Interstate 5, the major
arterials that pass through the area, an
Orange County Transportation Authority
regional transit terminal, shuttle bus
service from surrounding senior citizen
communities, a Park-N-Ride lot, and
bike lanes. The area is visible and accessible from Interstate 5. El Toro

Garden
0Grove
----------- -------------- -------------- --- -------------- -------------- ....._ ------------- ____........_.. ----------- ____........_.. ----------- ____........_.. ............... ,A __..._......._, ____........_.. ____........_.. ............... . ~o. . ....._____........_..____........_..~........._..... ~
:::-:::::::::__ ~ ~ ~ ~ ......... _......_..... _________________________________________________________ -------------- -------------- -------------- --..,......._.. ~ ''% - ------------- _________..._ _________..._ _________..._ -......-......- ~ Dana ==-=::::::---- ~ ~ ~ ~ 0 Point
Laguna Hills Urban Village

VICINITY
MAP
date: Nov. 2002 fig. 1

INTERSTATE 5
INTERSTATE 5

EL TORO ROAD
LOS ALISOS BLVD.

ALICIA
PKWY.

PASEO DE VALENCIA
RIDGE ROUTE DR.

MOU
LTON
PKWY.

OSO PKWY.

CROWN
VALLEY PKWY.

SAN JOAQUIN TOLL ROAD

ALISO CREEK
URBAN

VILLAGE
.

NORTH
date: Nov. 2002 fig. 2

LOCATION
MAP
Laguna Hills Urban Village

Laguna Hills Urban Village
Interstate 5
Avenida de la Carlota
Los Alisos
Calle de la Louisa El
Toro
Road
Paseo de Valencia
Aerial Photo
date: Nov. 2002 fig. 3
north
0 200 400
approximate
n.r, t)

date:Nov. 2002 fig. 4

EXISTING

CONDITIONS
Laguna Hills Urban Village

OAKBROOK VILLAGE

VILLA VALENCIA

PRADO APARTMENTS

date:Nov. 2002 fig. 4a

EXISTING

CONDITIONS
Laguna Hills Urban Village

EL TORO ROAD
CIVIC
CENTER

LAGUNA HILLS MALL

SADDLEBACK MEMORIAL

MEDICAL CENTER

Road, Los Alisos, Lake Forest Boulevard, and Paseo de Valencia provide access into the area for Laguna Hills
residents, as well as from the surrounding communities of Laguna Woods, Aliso Viejo, Lake Forest, Mission Viejo
and Laguna Beach.

STUDY AREA OPPORTUNITIES
In recent years there has been a significant amount of development activity and investment in property within the Study
Area in the form of new retail and restaurant development, medical center expansion, and substantial maintenance-related property improvements.

In conjunction with these improvements
the businesses in the district have modernized and diversified. The Study Area has also acquired amenities such as
separated landscaped walkways and
outdoor eating areas; both are features
that enhance the interest of the area
and make it easier to move around
within the area.

STUDY AREA CONSTRAINTS
Although the Study Area contains businesses and services that are an asset to the community and surrounding region,
they do not presently function as a cohesive district with a distinctive identity.

There are various factors that detract
from the atmosphere of the Study Area
including:
• Poor urban design.
• Commercial properties bear little
relation to one another.
• Buildings and streets lack human
scale features.
• Physical barriers separate residential and commercial areas. • Few community focal points and
open spaces/gathering places.
2 • Traffic congestion
• Perceived inadequate roadway
capacity.
• Need for traffic improvements in
the vicinity.
• Limited entertainment attractions.
• Limited Pl!blic right-of-way widths
and sporadically located sidewalks
that are not pedestrian friendly.

RELATIONSHIP OF STUDY AREA TO

COMMUNITY
The Study Area contains the highest
concentration of goods, services, and
employment opportunities in Laguna
Hills. The area presently consists of a
527,000 square foot medical center, approximately 633,000 square feet of office space and 1,124,000 square feet of retail space. The 756 residential units in
the Urban Village consist of the Prado
apartment complex (360 units) and the
Villa Valencia senior citizen development (396 units). The Study Area also includes an employment base of approximately 5,000 workers, a number that has the potential to increase significantly under General Plan build-out conditions.

The area is patronized primarily by residents of Laguna Hills, and the adjacent communities of Laguna Woods, Lake
Forest, Aliso Viejo, Laguna Niguel, and
Mission Viejo. Key destinations include
the Laguna Hills Mall, the Oakbrook Village shopping center, and the medical offices associated with Saddleback
Memorial Medical Center. The Study
Area is considered to be a place for a
convenient traditional shopping and dining experience, appealing to area workers, families, and seniors.

The City of Laguna Hills recently purchased an office building located near the corner of Paseo de Valencia and El
Toro Road for use as a Civic Center.

The relocation of City Hall and additional
community services will provide a strong
center of activity in the area and create
an opportunity to add new design elements to the area that can encourage and stimulate new developments within
the Urban Village.

The preferred method of access into the
area is by automobile. However, Orange County Transit Authority buses and the privately operated senior citizen
shuttle buses provide frequent service to
the area and are heavily utilized. There
are residents living within the Urban Village that will benefit from the enhanced pedestrian pathways to facilitate walking
in the Village. In addition, the adjacent
City of Laguna Woods is considering
adding a golf cart path adjacent to El
Toro Road, which will provide another
mode of access to the Urban Village. If
the City of Laguna Woods implements
it's plans for a golf cart path adjacent to
El Toro Road, the City of Laguna Hills
should attempt to work with Laguna
Woods to extend the path into the Urban
Village area to provide access to the
Saddleback Memorial Medical Center
and Laguna Hills Mall.

PURPOSE OF SPECIFIC PLAN
The intent of the Urban Village Specific
Plan is to better define and establish
development policies and standards that
encourage and facilitate the creation of
a village-like "downtown core" within the
Study Area, and to shape the future of
the district as a vibrant regional and
community destination that contributes
to the quality of life for residents of
Laguna Hills and the region. The Specific Plan is also a proactive effort on the part of the City to maintain and enhance
3 the long-term economic vitality of the
area as it relates to the image and fiscal
health of the community.

The purpose of the Specific Plan is to
establish development policies and
standards that address these issues,
fostering a "sense of place" that makes
the Study Area a shopping, business,
medical, and recreational destination for
residents of Laguna Hills and south Orange County. The main goals are to:
• Encourage and facilitate new
uses in the area;
• Create new pathways and add
landscaping to existing sidewalks
to create a pedestrian-friendly
environment;
• Create an identity for the area
through the use of entry features,
area wayfinding signs, consistent
landscaping and street furniture;
• Facilitate private investments in
the development of desirable and
planned activity nodes;
• Take full commercial and market
advantage of the Urban Village's
central location in the Saddleback
Valley;
• Increase the employment opportunities, tax revenues and ensure the long-term viability of the Urban Village; and
• Provide the framework for a public/ private partnership to implement the goals of the specific plan.

II. PLANNING FRAMEWORK
GENERAL PLAN • Establishes village design guideThe General Plan land use designation for the area is Village Commercial. The
intent of this land use district is to:
• Develop an urban core;
• Promote a variety of commercial,
civic, recreational, and high density
residential uses that work in concert
to create an urban village; and
• Provide enhanced pedestrian areas
that conveniently link commercial,
residential, and civic activity areas.

The Special Studies and Programs section of the Laguna Hills General Plan Implementation Program calls for the
development of a Specific Design Plan
for the Laguna Hills Village area that includes the following:
• An "urban design framework plan"
that illustrates major design concepts
for the Village area that:
• Provides techniques for the enhancement of existing parking and circulation;
• Illustrates potential building massing that could be provided under the Urban Village development
criteria established in the General
Plan;
• Identifies proposed pedestrian
linkages and public spaces; and
4 lines.
• An implementation component that:
• Establishes an overall vehicle trip
cap for all uses;
• Establishes standards for mixed
use development;
• Outlines several implementation
techniques; and
• Provides a schedule of public
sponsored improvements.
• A Public Participation Program that
involves area business owners and
operators and the public in open design workshops.

The General Plan Implementation Program also calls for the development of a master plan of community facilities that
outlines the phasing and development of
community facilities for the next 20
years. Specifically, this master plan is
to include the development of the following facilities in the Urban Village:
• Civic Center; and
• Cultural Arts Center.

In addition to the Urban Village directives identified in the Implementation Program, the Fiscal Management portion of the General Plan establishes the following goal that is applicable Citywide:

Promotion of an economic base
that provides service to the area's
population, broadens business
and employment opportunities for
the community, and generates
sufficient municipal income to
support the services and facilities
envisioned in the City of Laguna
Hills General Plan.

The strategies identified to implement
this goal that are applicable to the Urban
Village include:

A.2 Review current service delivery
needs and, based upon anticipated changes of population, businesses, and/or annexation,
project service needs for the
short-term (two years) and longterm (five years).

A.6 Ensure that all long-term operation and maintenance costs are anticipated and planned for in the
development of City Capital Improvement Projects.

A.8 Confirm that there is sufficient anticipated future budget surpluses to support the new or improved
services. Caution should be exercised with regard to initiating new and improved services since
it is difficult to eliminate or reduce
services.

A.9 Maintain a list of new or improved
services that are most desired by
the community by discussing local needs with residents and community leaders, assessing
service utilization, and/or conducting surveys.
5 A.13 Work closely with the Laguna
Hills Mall to avoid any unnecessary delay in the Mall expansion and occupancy.

A.15 Support the early development of
any use within the City that can
both generate a positive net fiscal
impact and is consistent with the
General Plan. This will be particularly helpful to move the "urban village" commercial core forward in a timely manner.

DEVELOPMENT CODE OBJECTIVES
The 1998 Laguna Hills Development
Code designates the land use in the
Study Area Village Commercial and
states that all development within this
district is subject to the provisions of the
Urban Village Specific Plan.

The purpose of the Specific Plan as indicated in the Development Code is to provide standards and guidelines in the
following areas:
■ Techniques to enhance vehicle circulation.
■ Guidelines for parking system enhancement.
■ Examples and alternatives for building mass potentials authorized by the General Plan.
■ Pedestrian corridor and linkage.
■ Creation of public spaces to include
parks, plazas, outdoor seating areas.
■ Design guidelines related to architectural, landscape and signage within

the district.
■ Transportation management services within the village area. ■ Guidelines for housing development
within the village area.

LIVABLE COMMUNITIES PRINCIPLES
In addition to the direction provided by
the General Plan, livable community
principles also serve as a foundation for
the Urban Village Specific Plan. The
principles that are particularly relevant to
the Study Area are the Community Principles of the Ahwahnee Principles, a set of fundamental guidelines established
by the Local Government Commission's
Center for Livable Communities. The
Ahwahnee Principles provide a framework for the establishment of land use and development policies that encourage the creation of an environment that is responsive to the functional and social
needs of the individuals who live and
work within them. The Community Principles most applicable to the Study Area include the following:
• All planning should be in the form
of complete and integrated communities containing housing, shops, work places, schools,
parks and civic facilities essential
to the daily life of the residents.
• Community size should be designed so that housing, jobs, daily needs and other activities
are within easy walking distance
of each other.
6 • As many activities as possible
should be located within easy
walking distance of transit stops.
• A community should contain a diversity of housing types to enable citizens from a wide range of
economic levels and age groups
to live within its boundaries.
• Businesses within the community
should provide a range of job
types for the community's residents.
• The location and character of the
community should be consistent
with a larger transit network.
• The community should have a
center focus that combines commercial, civic, cultural and recreational uses. • The community should contain an
ample supply of specialized open
space in the form of squares,
greens and parks whose frequent
use is encouraged through
placement and design.
• Public spaces should be designed to encourage the attention and presence of people at all
hours of the day and night.
• Streets, pedestrian paths and
bike paths should contribute to a
system of fully connected and interesting routes to all destinations. Their design should encourage pedestrian and bicycle use by being small and spatially
defined by buildings, trees and
lighting; and by discouraging high
speed traffic.

■ The community design should
help conserve resources and
minimize waste.
■ Communities should provide for
the efficient use of water through
the use of natural drainage,
drought tolerant landscaping and
recycling.
■ The street orientation, the placement of building and the use of shading should contribute to the
energy efficiency of the community.

The development policies and standards
of this Specific Plan have been designed to respond to these principles to the maximum extent possible. Implementation of the Specific Plan will not only make the Urban Village a more
"livable", vibrant, user-friendly environment, but will also contribute to the livability of the City of Laguna Hills as a whole, providing an integrated district in
7 which community residents can live,
work, shop, obtain professional services, and recreate.

SPECIFIC PLAN CONTENTS
The Specific Plan addresses the goals
and strategies of the General Plan, and
livable community principles, through a
variety of mechanisms including:

Land Use Plan
Streetscape Plans
Open Space Plan
Pedestrian Plan
Signage
Lighting
Landscape Plan
Design Guidelines
Revised Development Standards
Public Art Requirements
Infrastructure Plan

8 III. LAND USE PLAN

INTRODUCTION
The Land Use Plan is conceptual in nature and shows where new development might occur within the Urban Village.

The Plan also includes design concepts
for the streetscape edge conditions,
public open space, pedestrian pathways, entry features and way-finding graphics. The diagrams and discussions are intended to provide guidelines for improvements to the streets and pedestrian pathways located throughout the Urban Village. The diagrams are
schematic in nature and not meant to be
a precise plan. The plan is not intended
to specify actual projects that will be
built in the area and does not bind either
the City or private property owners to
build any specific projects. Figure 5
shows the existing land use pattern for
the area. Figure 6 identifies the conceptual Land Use Plan for the Urban Village indicating the areas of potential future
expansion and new development.

The Conceptual Land Use Plan encourages a variety of different types of uses within specific locations of the Study Area to fulfill the goals and objectives of this plan for creating an Urban Village.

While new development can occur anywhere within the area, subject to the development standards contained within Section V, the plan identifies the preferred locations for these uses. The uses are defined as follows:
 Retail – includes the retail shopping
centers, restaurants, stand-alone retail businesses, service uses, and accessory retail uses
 General Office – consists of professional, non-medical offices  Medical Office – allows medical office and hospital uses  Mixed Use – includes residential uses in conjunction with retail or office uses
 Hotel Retail – permits hotel development with accessory retail and restaurant uses
 Civic Center – allows city offices,
community meeting facilities and
other professional office uses.

Since there are numerous land owners,
the plan enables each land owner to determine the details of their own development proposals (including architecture, site design, landscaping) with the design guidelines and Land Use Plan as
the basis for City evaluation.

The Land Use Plan outlines major circulation improvements desired for both public and private property; general desired site planning/building orientation concepts; aesthetic improvements such
as landscaped medians, parkways, and
enhanced corner landscape treatments;
desired conceptual pedestrian amenities
such as enhanced pedestrian sidewalks,
walkways, and public open space areas;
and entry identification elements that will
serve to give the Urban Village area its
own unique identity.

MAIN STREET CONCEPT
The proposed Main Street serves as the
basis for the land use plan and provides

Existing Land Use
fig. 5
Laguna Hills Urban Village
date: Nov. 2002
north
0 200 400
l
L E D
RETAIL
~ OFFICE/ MEDICAL
~ MEDICAL

INSTITUTIONAL
HOTEL
~ HOUSING

SR HOUSING
- - c:_-~----- - - ~-- -~-_,) J =---../ -----=:::::. -
OFFICE

Land Use
Concept Plan
date: Nov. 2002 fig. 6
north
0 200 400
138,000-380,000 sf
200 DU are allowed within the Urban Village
The current zoning for the Urban Village Area would allow for any of the above listed uses in any of the development areas.

POTENTIAL
ADE
Laguna Hills Urban Village
- RETAIL
-
HOTEURETAIL A ~<JIIHCllelSlll
El MIXEDUSE
r=7 GENERAL OFFFICEI
Ld MEDICAL OFFICE
- CIVIC CENTER
r-7 POTENTIAL
t:::-=-:l DEVELOPMENT AREAS
■
■
SQ. FT.
183,000 sf
250 rooms

9 the backbone for many of the key elements of the desired development patterns and aesthetic improvements envisioned for the Urban Village as a whole.

The Main Street will be centrally located
within the Urban Village and is anticipated to be an area where residents, employees, and visitors to Laguna Hills
can meet, socialize, shop, and conduct
business. It is intended to be a pedestrian oriented shopping, dining, and entertainment area that will transform the Laguna Hills Mall shopping area from an
old style shopping mall to a multi purpose destination for local residents, area employees, and the region.

Main Street is envisioned to feature diagonal parking, street trees, decorative street lights and street furniture, special
paving, and easy and attractive pedestrian connections between adjacent retail, specialty service, dining, business, and entertainment uses.

It is anticipated that Main Street will be
constructed within the existing Laguna
Hills Mall property between the existing
"WOW" store and main Mall building.

Parking displaced by Main Street and
adjacent new retail development would
be replaced in new parking structures
that could be constructed on the Mall
property.

In addition to the Main Street, traffic flow
within the Urban Village area and on the
surrounding arterials will be facilitated
through a number of roadway improvements identified within the Laguna Hills General Plan. The specific improvements are identified within the traffic section of the infrastructure plan.

IMAGE OF MAIN STREET

10 STREETSCAPE EDGE CONDITIONS
The concept with the edge conditions is
to create a unifying appearance that allows this area to be identified as the Urban Village. As seen on the Edge Condition Plan, Figure 7, and Edge Condition Sections, Figures 8 through 15, there is a certain consistency that can
be created throughout the area to unify
and establish a theme for the Urban Village for improved recognition and to enhance the appearance of the area. This will be accomplished by implementing a
landscape theme throughout the Urban
Village on exterior streets as well as interior streets. The use of a consistent plant palette, entry features, stone walls
and way finding signs will give the area
one unified appearance.

1. El Toro Road (Figure 8)
El Toro Road is a major arterial street
that traverses the northern section of the
Urban Village area. El Toro Road is a
regional arterial with freeway on- and
off-ramps that provide access to the Urban Village from the I-5 freeway. As the primary entry location to the area, the El
Toro roadway has been designed to
create a distinct identity for the Urban
Village. El Toro Road is proposed to
have additional through lanes and right
hand turn lanes added (see road improvement plan, Figure 32). There will be improved parkway strips on both
sides of the road - 20’ deep and median
islands with landscaping and Urban Village Entry Features. The parkway strip will consist of a 5’-0” hedge behind curb,
then a 5’-0” sidewalk followed by 10’-0”
of landscaping. Within the landscaped
area there will be a 30” high stone wall
curving back and forth around street
trees from the back of sidewalk to the
edge of the parking lot.

IMAGE OF EL TORO ROAD ENTRY FEATURES

E-2.1
updated: Nov. 2017
------
--
LEGEND
' Main Street '
Promenade
Section Study
Zone
Section
Designation
I I/
lQ
-
I
. 6 &o ·-
i' I" l~Q , • ;-"
. "'
--- l
'
] I E-6 I
- -
..._
- ;,i, • I
C
r----,
I I
\_~ rt_ -• valenda
_,,..
: ! ..
-,.>, ,,.- •
~%\
1J
;a,
f/J, ,, l'
I 11111111 I ~o
0 200 400
I
Street Edge
Condition Plan
date: Nov. 2002 fig. 7

parking
Color Groundcover
Turf
Trees 30' On Center
(plant in groupings
of five to allow for
Theme Median Tree
retail view windows)
Stone Wall
Groundcover
_......,__~ ...,,..___ __ Stone Pylon w/
Light & Flag
_---f,,"-,o..,._,._,..,..._ ___ Sidewalk
O · .•
. ·o·=··
·\J·: 0
1 O' 5' 5'
proposed ----.:

R.O.W. I existing I
R.O.W. I
20'
30" ht. Hedge
Stonewall
existing roadway width
do. a· . • C:::, ·O
o.·oO,;_
Stonewall
Stone Pylon w/
Light & Flag
..--- Groundcover Color ,.-........,_L
median existing roadway width
6'

EL TORO ROAD
walk
5' 5' 20'
existing
R.O.W.
10'
Laguna Hills Urban Village
Ground cover
Sidewalk
Stone Wall
Turf
Trees 30' On Center
(plant in groupings of five
to allow for retail view windows)
Color Groundcover
parking Section E-1

EL TORO ROAD
date: Nov. 2002 fig. 8

11 It is envisioned that the area between
the sidewalk and the stone wall will be
planted with a colorful flowering ground
cover and the areas behind the wall will
be planted with thick dense evergreen
shrubs. The street trees will be planted
30’-0” on center in groups of five so that
open view corridors can occur along El
Toro Road. The median islands will incorporate the Urban Village Entry Feature along with specimen trees where the median island is wide enough. Coloring ground cover will be planted at the base of each Entry Feature and in the
narrow sections of the median islands.

General Characteristics
 20’-0” min. Parkway
 5’-0” sidewalk
 Buildings should be orientated to
El Toro Road

2. Perimeter Streets (Figure 9 & 9.1)
The perimeter streets (Avenida de la
Carlota, Los Alisos, and Paseo de Valencia) surrounding the Urban Village will have a consistent look so that the
boundaries are clearly delineated. A
landscaped area of 8’-0” min. behind
sidewalk will be required. There are two
design concepts that will be utilized
within the parkway, to allow flexibility
depending upon the location of existing
buildings, trees or other structures.

The first alternative provides for planting
of the theme trees within this parkway at
30’-0” on center with 30” high stone
walls curving around them with pilasters
capping the ends of the wall. Coloring
ground cover will be placed in front of
the stone wall to accent the theme trees.

Stone pilasters with lights will be placed
in between the theme trees at 30’-0” on
center. A thick dense ground cover will
be planted in between the theme trees.

The second alternative parkway design
will consist of a curving 30” high screen
(to help screen parking lots) made up of
both a stone wall and a hedge. Stone
pilasters with lights will be placed at
equal intervals as this wall touches the
sidewalk. Coloring groundcover will be
placed in front of the wall section (as
shown in Figure 9) to give visual interest
and continuity to the overall perimeter of
the Urban Village.

Regarding the right-of-way cross section
for Avenida de la Carlota between El
Toro Road and Los Alisos Blvd., the
overall concept is to enhance the walkability and safety of the roadway for pedestrians by creating a parkway with street trees adjacent to the sidewalk.

Additionally, a wider sidewalk for this
street will encourage pedestrian use between newly constructed residential units and commercial uses in the area.

These design features are in line with
goals and policies of the City’s General
Plan and Complete Streets concepts
that promote walking as an option for
both recreation and commuting and as
an alternative to the automobile. Specific design features for the parkway and sidewalk are detailed in General Characteristics.

General Characteristics
 10’-0” min. landscape setback
from behind sidewalk
 A 4’-0” sidewalk is required within
the parkways behind the curb
 For Avenida de la Carolta, a 6’-0”
landscape parkway and a 6’-0”
sidewalk will be used between El
Toro Road and Los Alisos Blvd.

For the area of roadway adjacent
to the I-5 Freeway, the landscape
parkway and sidewalk will be built

,__ ______ Stone Wall
Stone Pilaster
30" Hedge Height
.. ...._ ______ Existing Road
( Paseo de Valencia)
Stone Pilaster (w/ light)
Stone Wall
30" Hedge Height
Trees @ 301 O.C.
~[-ti~:::::::::::::::::::::::::_ Existing Sidewalk ---+.

Parking
. - _....,,.
( Road + 4'+ +/-10'+ 1s·-20·
+ ( Road + 4"+ +/-10'+ 1s·-20·
* EDGE TREATMENT 'A' * EDGE TREATMENT 'B'
+
Existing Road +/- 1 o· Parking
Existing ___ ....;,~1
R.O.W. 7 TYPICAL SECTION
* per direction of
Community Development
Section E-2

PERIMETER STREETS
date: Nov. 2002 fig. 9
Laguna Hills Urban Village

AVENIDA DE LA CARLOTA ROAD DIMENSIONS
Typical Cross Section*
Between El Toro Road and Los Alisos Blvd.

Section E-2.1
Perimeter Streets
Figure 9.1
14’ 12’ 11’ 12’ 15’
Easterly Curb Line
(reference point)
Westerly Curb Line
New
Landscape
Parkway
Sidewalk Development
Landscape
setback
Proposed
Public RightOf-Way
6’ 6’ varies**

*Roadway section flares to wider dimensions at intersections with El Toro Road and with Los Alisos Blvd. **Refer to Figure 9 for edge treatments A and B

SECTION
+/- 64’ varies
6’ 6’Sidewalk

PLAN VIEW
Not to Scale
l : l
t t
I
✓
I
I
◄ ◄ ►:◄ I ~ I
I
I
I
\

parking varies walk
6'min. 6'
parallel
parking
8'
Existing sidewalk
(enhanced paving
at intersections)
Bulb every
5-6 parking spaces
& at pedestrian
crosswalks
travel lane travel lane
12' 12'
existing roadway width
Groundcover
Theme Median Tree
Pylon Light
median travel lane travel lane
8' 12' 12' 8'
existing roadway width
HEALTH CENTER DRIVE and CALLE DE LA PLATA
,,■i--+,.,,,c--~- Trees
30' On Center
Section E -3
date: Nov. 2002

ENTRY STREETS
fig. 10
Laguna Hills Urban Village

12 on the westerly side of the road
only.
 All landscape material should be
the same along these perimeter
edges

3. Entry Streets (Figure 10)
The entry streets (Health Center Drive &
Calla de la Plata) will have a unifying
look consisting of a straight 30” high
stone wall and hedge running the entire
length of these streets behind the existing sidewalk. The stone wall and hedge should alternate as they run down the
street to give some visual relief. In front
of this wall and hedge should be a minimum of 4’-0” of ground cover and the required street tree for this street placed
at 30’-0” on center. This will provide a
buffer for the pedestrians from the parking lot.

The existing medians will stay with the
incorporation of the new stone pylons
with lights placed every 40’-0” on center
and a theme tree placed in between the
pylons. Coloring ground cover should be
placed around the base of the pylon.

Where possible at mid-block (between
driveways) tree wells/tree bulbs should
be placed in the parking lane with a
street tree placed in it with coloring
ground cover placed at the base.

General Characteristics
 6’-0” min. landscape area behind
sidewalk for landscaping and
screen wall or hedge
 A 15’-0” building setback should
be maintained along the edges
 All landscape material should be
the same along these entry
streets
 A 6’-0” sidewalk is required on
both sides of all entry streets behind the curb
 Enhanced paving should occur at
all intersections and tree bulb/well
locations

4. Major Project Entry Street from El
Toro Road (Figure 11)
The major project entry street (located
on the north side of the Mall at El Toro
Road) will incorporate a pedestrian paseo on both sides of the entry street so that the pedestrian is separated from the
vehicular traffic. See Figure 7, section
E-4, for precise location of this entry.

This Entry Street will transform into the
Main Street and provides definition and
transition from the major arterial (El Toro
Road) to the smaller-scale pedestrian
retail district found along Main Street.

This pedestrian paseo will consist of an
8’-0” wide sidewalk with 5’-0” wide landscape buffers on both sides. The landscaped buffer areas will include trees planted at 30’-0” on center and a hedge
30” high running the full length of the
paseo. A 6’-0” wide median will be incorporated into this entry street incorporating the stone entry features and colored ground cover. It is intended that the buildings fronting this entry street
will incorporate various plazas and recessed entries to stores.

General Characteristics
 A 20’-0” building setback should
be maintained from back of sidewalk on the entry street. A setback of 10’-0” can occur along the entry street if the buildings are
orientated to the street.
 All landscape material should be
the same along this major project
entry.
 Enhanced paving should occur at
all intersections, mid block entries
from the parking lot, and at various building entries or plazas

Enhanced paving
@ parking lot --+-----------l~-"a
connections
S' 8' 5'
18' setback
to parking
a;;;;;~--1-..J..ll. __ Enhanced paving at
---+I--
Trees----'-
30' @0.C. ---+I--
1------/;
median walk
23'-33' bldg. setback
( plaza space can be reduced to
MAIN MALL ENTRY 1 O' min. if glass is oriented to street) Laguna Hills Urban Village
all entryways
30" Hedge
Future
Bldg.

Section E-4

MAJOR PROJECT

ENTRY STREET
date: Nov. 2002 fig. 11

D
12' 8' 19' 14' 14' 19' 8' 12'
pedestrian zone
angled parking travel lane travel lane
66' angled parking
pedestrian zone
106'

MAIN STREET
Section E-5

MAIN STREET
date: Nov. 2002 fig. 12
Laguna Hills Urban Village

13 5. Main Street (Figure 12)
Main Street will become the center of
the Urban Village. This street will be
characterized by tight, continuous building setbacks on both sides of the street and with a very active sidewalk filled
with many pedestrian amenities. The
overall width of Main Street will be 106’-
0” with two lanes of thru traffic and diagonal parking on either side. A pedestrian zone of 20’-0” will be incorporated on both sides of the street along the building face. This pedestrian zone will be broken down to a 12’-0” wide sidewalk
and an 8’-0” pedestrian amenity zone
where street furniture (benches, lighting,
and landscaping) will be placed. Enhanced paving should occur throughout the pedestrian zone, crosswalks, and at
all intersections.

General Characteristics
 The ground floor of the buildings
along the entire length of Main
Street will have continuous active
use - i.e. retail, service retail, restaurant (with outside eating), entertainment, etc.  All landscaping along Main Street
should be consistent, there
should only be one street tree
used with accent trees being
used at key locations - such as
mid block crossings or mid-block
plazas
 A zero foot setback shall be encouraged along Main Street  Activity nodes should be created
to encourage outside eating and
people places.
 Buildings should address (face)
the Main Street in a manner that
supports and encourages pedestrian interaction.
 All building entries along Main
Street will be orientated to the
street rather than to parking areas
to encourage pedestrian traffic to
move longitudinally along the
street in front of the shops. Locating the primary storefront entry for access directly from parking
areas to stores should be discouraged.
 Parking structures along Main
Street should include ground floor
retail if placed adjacent to Main
Street.
 Sidewalks should be designed to
serve many functions, from pedestrian movement, windowshopping, encounters with other pedestrians, retail opportunities,
outdoor eating, etc.
 Sidewalks need to be a minimum
of 12’-0” wide
 There should be very few separations between buildings to enhance the pedestrian walking experience.

6. Secondary Streets (Figure 13)
Secondary Streets are those streets that
connect into Main Street. See Figure 7
for the locations of these streets. They
will have a right of way of 76’-0” that will
include two lanes of thru traffic and two
rows of parallel parking on either side, a
4’-0” planting strip and a 12’-0” sidewalk
on either side. The buildings will have a
zero foot setback (the same condition as
Main Street) along these streets. Enhanced paving should occur at the midblock crosswalks, building entryways and all intersections. Street trees will be
incorporated within the planting strip and
placed at a minimum of 30’-0”. The feel
of these streets should be similar to
Main Street but without as many of the
pedestrian amenities.

. • .. • .. :- . :.·.· ..
1st Floor Facade
5' 12'
Street Trees
---- Groundcover
4'
parallel
parking
14'
travel lane 44'
76'

SECONDARY STREETS
Groundcover ------1--
14'
travel lane
8'
parallel
parking
4' 12'
Laguna Hills Urban Village
Section E-6

SECONDARY STREETS
date: Nov. 2002 fig. 13

14 General Characteristics
 All landscaping along all Secondary Streets should be consistent, there should only be one street
tree used with accent trees being
used at key locations - such as
mid block crossings or mid block
plazas
 A zero foot setback shall be encouraged along Secondary Streets
 Buildings should address (face)
the Secondary Street in a manner
that supports and encourages
pedestrian interaction.
 All building entries along Secondary Streets will be orientated to the street rather than to parking
areas to encourage pedestrian
traffic to move longitudinally along
the street in front of the shops.
 Parking structures directly adjacent to Secondary Streets should include ground floor retail.
 Sidewalks need to be a minimum
of 12’-0” wide
 There should be very few separations between buildings to enhance the pedestrian walking experience.

7. Commercial Entry Drives (Figure 14)
The secondary or commercial entry
drives (located on the east side of the
project area) will incorporate a pedestrian paseo on one side of the entry drive so that the pedestrian is separated from
the vehicular traffic. See Figure 7 for
the location of these entries. This pedestrian paseo will consist of a 6’-0” wide sidewalk with landscape buffers on
both sides. This landscape buffer will
be 5’-0” wide on both sides and will include trees planted at 20’-0” on center and a hedge 30” high running the full
length of the paseo. On the opposite
side of the entry drive, just one landscaping buffer will be required. On all other entry drives, considered minor entries, a 5’-0” wide landscaping buffer will be required on both sides of the entryway (as shown in Figure 14).

General Characteristics
 A 15’-0” building setback should
be maintained along the edges
 All landscape material should be
the same along these entry drives
 Enhanced paving should occur at
all intersections and mid block entries from the parking lot

8. Calle de la Louisa (Figure 15)
Calle de la Louisa will be reconfigured to
have two lanes of thru traffic and parallel
parking on the west side (adjacent to the
hospital) and angled parking on the east
side (adjacent to the mall). Along the
east side a pedestrian paseo will be incorporated running the entire length of Calle de la Louisa. The pedestrian paseo will be a total of eighteen feet wide with a 8’-0” wide walkway in the center
and 5’-0” of landscaping on both sides.

The landscaping will consist of street
trees placed in rows every 20’-0” on
center and a 30” high hedge on both
sides of the walkway to buffer the pedestrian from the automobile both on the street and in the parking lot. The 8’-0”
wide walk will have enhanced paving
the full length along with pedestrian
street furniture placed appropriately.

The west side of the street will maintain
its 8’-0” sidewalk with the incorporation
of tree bulbs/wells every five to six parking spaces. Trees will be placed within these tree bulbs/wells and enhanced
paving will occur at these locations.

The street trees along Calle de la Louisa
will all be the same to give it a unifying
appearance.

Existing mall
parking
5' 12' 12' 5'
34'

MINOR MALL ENTRY
Existing mall
parking
5' 6' 5'
min.
16' 24'
30" hedge
height
Existing mall
Existing mall
parking
~~
----- wheel stop
24" from curb
5'
5'

MAJOR MALL ENTRY

COMMERCIAL
ENTRY DRIVES E 7
Laguna Hills Urban Village ~ date:Nov. 2002 fig.14

Existing
Street Trees
Existing Wall
of Hospital ----
existing wall
of hospital ---
Bulb Every
5-6 Parking Spaces
~ · ~';IJ;~,5~~!8l11,~~ll ~--30" High r Hedge
~ k-::=l=fj ____ Enhanced
Paving
At Bus Turnout ;;:.-....:...._ ___ _ Replace Tree
varies 8'
walk
w/ Shelter
18'
angled
parking
12'
travel lane
12'
travel lane
/t /I
I(

CALLE DE LA LOUISA
18'
angled
parking
Trees -'41-.-----
30' On Center
Enhanced ~----------- Promenade
4' 6' 4'
enhanced
paving& amenities
30" Hedge
existing parking
for mall
Laguna Hills Urban Village
Section E-8

CALLE DE LA LOUISA
date: Nov. 2002 fig.15

--------------- --
111111
DD
111111111 Secondary Street & (E6)
Calle De La Louisa (E8)
DODO Parking Lot Paseo (P2)
0 0 0 0 Paseo Along Entry (E7)
• • • • Enhanced Sidewalk (E3)
® ® ® ® Sidewalk Behind Planting (E1)
◊ Full-Enhanced Intersection
~ Enhanced Walkways in Intersections
- - - Sidewalks (E2)
Pedestrian Plan
I I
LJ
I I 11
date: Nov. 2002 fig. 16

15 General Characteristics
 Buildings should be orientated to
Calle de la Louisa
 A 10’-0” building setback should
be maintained from the back of
sidewalks if it is the front of the
building and 20’-0” if it is any other orientation.
 All landscape material should be
the same along Calle de la Louisa
 A 8’-0” sidewalk is required on
both sides of Calle de la Louisa
 Enhanced paving should occur at
all intersections and tree bulb/well
locations

PEDESTRIAN PATHWAYS
The overall mix of uses throughout the
Urban Village offers many opportunities
for pedestrian activity. With additional
development, the opportunities for pedestrian activity will naturally increase.

The increased development necessitates the enhancement and creation of additional pedestrian linkages to accommodate this activity. Figure 16 identifies the locations for primary pedestrian pathways within the Village. There are
various types of pathways for pedestrian
use, including a “paseo”, which is a path
that is physically separated from other
travel ways with landscaping. Another
type of pathway is a sidewalk, which is
adjacent to streets, parking areas or
structures. Each type can be defined
separately by the use of enhanced paving, landscape elements and street furniture.

The Urban Village Specific Plan encourages pedestrian activity throughout the Village by designating specific locations
for additional paseos, parking lot paseos, urban sidewalks (Main Street and Secondary Streets), and pedestrian
street crossings. The connectivity of all
of these elements is very important to
achieve a true pedestrian environment
within the Urban Village.

A Trolley/Shuttle system should be considered as part of the Pedestrian Plan.

The Trolley/Shuttle could loop around
the entire Urban Village area, stopping
at all of the major uses (Hospital, Mall,
City Hall, Oakbrook Village, Prado
Apartments, etc) and pedestrian connection points. The Trolley/Shuttle stops should include stops along Main
Street at the enhanced intersections and
at major paseo terminating points and
crossing of streets. Incorporation of a
Trolley/Shuttle system with the Pedestrian Plan will provide pedestrians the opportunity to access areas throughout
the Urban Village without having to utilize their automobiles.

Paseos (Figure 17)
Paseos will be incorporated in the Urban
Village area to connect major uses so
that pedestrians can travel back and
forth without having to use their automobile. A primary paseo will connect the Hospital use with the Mall use, this
paseo will run along side of the Hospital
parking areas and proceed between the
two medical office towers, cross Calle
de la Louisa, connect to the Village
Green and Main Street and then proceed to the main entry of the Mall. A second paseo will connect the Mall with
Oakbrook Village, this paseo will run
along the eastern edge of the mall and
proceed through the parking lot, up the
little embankment to Oakbrook Village
and then tie into the improved walkway
in front of the stores at Oakbrook Village. The paseos will be a total of 20’-0” wide; with a 10’-0” wide walkway in the

tree
light
bollard
light
bollard
30" high
30" high
hedge
enhance
paving
Street Edge -~
Building _____ __,

PEDESTRIAN PASEO
Building
aza
hedge --lliiilliiiiliW.::::!!!::!.~~===--~-------
Street 3' 2' 10'
20'
S'
Section P-1

PEDESTRIAN PASEO
Laguna Hills Urban Village~ date:Nov. 2002 fig.17

16 middle and 5’-0” of landscaping planted
on each side of the walkway. Trees will
be planted at 20’-0” on center in an alternating pattern and a 3’-0” wide hedge (36” in height) will be planted to buffer
and provide separation on the outside
edge of the paseos. Shade trees
should be planted on each side of the
walkway, at a minimum of twenty (20)
feet on center for each lineal foot of
pathway. Depending on the species,
the spacing may be increased to up to
thirty (30) feet on center, as determined
by the City. Tree spacing along the paseo should reflect the mature growth of the approved tree species. Pedestrian
amenities such as benches, drinking
fountains, directional signs, trash receptacles, etc. should be provided to encourage the use of these paseos. Ornamental lighting along the paseos will be provided in both bollard lights and
overhead lighting at not more than 10 -
12 feet in height.

General Characteristics
 Appropriate landscaping should
be used to help provide shade
along pedestrian paths
 Building entrances should connect and face onto the paseos  All new and reconstructed pedestrian paths, walkways, sidewalks, etc. will meet current A.D.A.
standards
 Connectivity is very important with
all pedestrian paths
 Incorporate flowering vegetation
that provides a variety of blooming patterns throughout the growing season.  Enhanced paving will be used in
some unique pattern to help identify the paseo
 Where the paseo interfaces with
the buildings or other important
elements, large pots with colorful
trees, shrubs, groundcover, or
annuals may be placed for visual
interest. Pottery shall be placed
so that it does not impede the pedestrian path of travel.

Parking Lot Paseos (Figure 18)
In areas where there are large expanses
of automobile parking, parking lot paseos will be required to provide for ease of pedestrian movement and to soften
the appearance of paved surfaces. The
paseos should be a minimum width of
8’0”, including a hedge (no less than 36”
and no more than 42” in height) on each
side of the paseo. The hedge (12-
inches wide) will provide visual and
physical separation from the parking area. Shade trees should be planted on either side of the paseo, at a minimum
of twenty (20) feet on center for each
lineal foot of pathway. Depending on
the species, the spacing may be increased to up to thirty (30) feet on center, as determined by the City. Tree spacing along the paseo should reflect
the mature growth of the approved tree
species. Enhanced paving only needs
to be used at crossings and at entry
points into the parking lot. The parking
lot paseo will parallel the parking aisles
so that vehicular crossings can be reduced.

General Characteristics
 Appropriate landscaping should
be used to help provide shade
along pedestrian paths
 All new and reconstructed pedestrian paths, walkways, sidewalks, etc. will meet current A.D.A.
standards
 Connectivity is very important with
all pedestrian paths

__... ___ Pathway to
parking
1-r&..u....-- En anced
pa ng
Wayfindin

PARKING LOT PASEO
2'min.
4'
8'
2'
parking
30" high
hedge
2' min. 4'
Laguna Hills Urban Village
walk
8'
20'
wheel stop
parking
Section P-2

PARKING LOT PASEO
date: Nov. 2002 fig. 18

17  Incorporate ornamental lighting
along all paseos. Light standards
along the pedestrian paseo
routes should not exceed 10 -12
feet in height.

Main Street Sidewalk
The Main Street (as described on page
12 and shown on Figure 12) will function
as a major pedestrian linkage within the
Urban Village. It will connect the major
uses along El Toro Road with those uses located at the southern end of the Laguna Hill Mall property. The characteristics of this street are to provide an environment where pedestrians are encouraged to stroll from one end of the street to the other experiencing the different uses along the way. Main Street will be the major north-south pedestrian
path in the Urban Village that connects
to everything else. This street will handle both automobiles and pedestrians, it will have a 20-foot wide pedestrian zone
on each side of the street to accommodate a large amount of pedestrian activity.

Secondary Street Sidewalk (Figure 13)
Secondary Streets are those streets that
will connect into Main Street. This type
of street will be characterized by tight,
continuous building setbacks on both
sides of the street and with a very active
sidewalk on both sides of the street.

This will be accomplished with a 12’
sidewalk and a 4’ wide parkway strip
with trees planted at 30’-0” on center.

Parallel parking will also be incorporated
on these streets to add an additional
buffer for the pedestrian on the sidewalk. Enhanced paving should be included along the walkway at key locations such as the mid block crossings, intersections, and building entryways.

Pedestrian amenities should be provided at key locations along these streets.

General Characteristics
 Appropriate landscaping should
be used to help provide shade
along pedestrian paths
 All new and reconstructed pedestrian paths, walkways, sidewalks, etc. will meet current A.D.A.
standards
 Connectivity is very important with
all pedestrian paths
 Incorporate ornamental lighting
along all sidewalks. Light standards along the sidewalks should not exceed 10 -12 feet in height.
 Sidewalks need to be a minimum
of 12’-0” wide
 There should be very few separations between buildings to enhance the pedestrian walking experience.

PUBLIC OPEN SPACE
The goal of incorporating open space
into the built environment is to provide
the opportunity for the enjoyment of
park-like open space surroundings for
visitors, employees and residents of the
Urban Village area. Open space elements will consist of two major Village Greens, and a series of plazas placed at
strategic locations in the area. The incorporation of these spaces will make the Urban Village much more pedestrian
friendly. Figure 19 depicts the Open
Space Plan for the Urban Village. Figure 20 shows examples of different types of Village Green's and Plazas.

Village Green
The primary Village Green will be located between the Main Mall Entrance and

LEGEND
• Plaza
~ Village Green
--~
---------------- --~ --~ --
Interstate 5 ~----:::::.:-::.
, L-----'I .., =----- ,..'. ~ _., ,r '·. ... , ,.. ..,, °' ~ ;,,, .,, ~- -, . -~---lJ~~ ---- ~i]; _~-~-·, • .. ~ - • - - -~ 0 - .... r .-----r--- • • [ ·1 .,. i---;, : .,"-....] I{ - I 1- - - 1 11 I • I I
"-:; t' ii. ... .. .- • .al
L 1 ◊~l.jj . ~ ~ -✓- • •.. • ~
r • I "'-<§-, ..,.
tt /' ·, - ¢-• ..._ - .. , - --=-> i' I al
0 J· -~ ' 0 ~ ~ ,_,,.:;;.. __ - ..,_ / . <{,, • - _1 _ - Calle de la Loui...-- sa.........------ ~ ~_0_. · r=----,. ,- .
· ~
,
-~
..-
~
• - I
..,J • .. -1
1 ___ ~ -- . ,. ~ -\ ... • . . , _-·-\x.:- ,
u
--. - c--~ ~-
~ - I I - --
--- ,., • r. • _ _, '-~_J \..: :..=- - -.
-{7
ele 'valenc\a
ri \ •
- ..
~ ~ ~ I 11111111 I~
0 200 400
Open Space Plan
Laguna Hills Urban Village
date: Nov, 2002 fig. 19

date:Nov. 2002 fig. 20

OPEN SPACE

EXAMPLES
Laguna Hills Urban Village
Scale of Plazas
Flexible Green Open Space
for Special Events
Examples of Village Green

18 the Hospital along the proposed Main
Street. This open space is envisioned as
an intimately scaled outdoor area or “village green” that can be used for various public events such as civic ceremonies,
farmers markets, festivals, live performances as well as daily outdoor seating and eating.

General Characteristics
 This space should be flexible
enough to hold a variety of activities
 This space should include a special icon (fountain, artwork, etc.) that has local significance.
 The perimeter of this space
should be fronted by various
commercial activities such as
outdoor eating and shops.
 This space should include
enough flexible space for very
small children to play in
 Sidewalks need to be a minimum
of 6’-0” wide
A secondary Village Green is proposed
in a central location within Oakbrook Village. This Village Green will contain the same “General Characteristics” as the
primary Village Green, but at a smaller
scale.

Plazas
Plazas will be located throughout the
Urban Village in many different locations
including the Civic Center area, the
Hospital area, the Taj Mahal area, the
transition between the Mall and Oakbrook Village and at either end of Main Street. A plaza should be located within
short walking distance of any use within
the Urban Village. A plaza is defined as
a 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. It is very important to
create several of these plazas throughout the Urban Village so that the visitors, workers and residents within the Urban
Village have a variety of places that they
can use to relax.

General Characteristics
 Pedestrian plazas should be a
minimum of 3% of the total floor
area of the building to be constructed, replaced, or modified and should include the following
items:
 Areas for users to sit and enjoy
their surroundings.
 Plazas should provide a pleasant
human scaled environment.
 Plaza areas should be located
such that building users are not
required to cross parking areas to
gain access to them.
 Pedestrian amenities (i.e.: site
furnishings, shading devices,
landscape, water features, etc.)
should be carefully integrated into
a unified design.
 Plazas should incorporate some
type of civic artwork.
 Plazas should accommodate visitors passing through the space, as well as those that choose to sit
and use the plaza.
 A comfortable micro climate that
encourages the use of the plaza
through the use of shade trees
and placement of landscape materials in a configuration so as to reduce wind.
 Plazas should incorporate a variety of seating options - such as benches, low walls, etc.
 A variety of planting material, including color, massing, and texPage 176 of 360 19 ture should be incorporated into
Plazas
 Plazas should incorporate lawn
area to provide some relief from
the hardscape area.
 Plazas should provide for clear
pedestrian circulation, including
varying paving patterns to help
delineate circulation flow through
the plaza or open space.
 Building frontages should orient
and help activate adjacent plazas
and greens. The use on the first
floor should complement the plaza so as to encourage its use - such uses might include restaurants (outside eating) retail (out side displays) etc.

ENTRY FEATURE AND WAY-FINDING

SIGNAGE
A well thought out collection of elements
has been designed to be easily identifiable and to blend into the form of the Urban Village. See Figure 21 for the
Entry Feature Plan. The homogeneous
use of forms and materials will impart a
consistent visual image within the entire
Urban Village; a major goal of the master plan for the Urban Village. Although the scale may vary depending upon the
specific location and land use type, individually they will be designed to portray an overall consistent Village image.

Unifying elements may include the repetitive use of materials, stone, color, enhanced paving and street furniture.

All the various entry features will be
comprised of a refined stone in very
simple stepped back square forms that
are more vertical than horizontal due to
space constraints. The entry features
will incorporate a slightly slanted base
and a concrete ledge with an indented
sign area to place the Urban Village
logo. These Urban Village entry features are proposed for consistency to help visually tie them into other City of
Laguna Hills entry features. On top of
the mid-level concrete ledge a square
column faced in the same stone will rise
to about twelve feet with a concrete cap
on it. Some of these square stone columns will have lights incorporated in them to help identify them as entry
points. Another version of this square
stone column will have the ability to
hang a graphic from it. These same
details will be used in smaller scale entry features giving all entry features one unifying look within the Urban Village.

El Toro Road Entry Feature (Figure 22)
Three to four large stone columns with
lights will be placed within the median
island. In between these stone columns
will be theme trees spaced equally and
a coloring ground cover will be used
throughout at the base. See Figure 22
for details of the concept.

Major Project Entry Feature (Figure 23)
The Major Project Entry Feature will be
placed at the Major Project entry street
and El Toro Road. It will consist of a series of square stone columns placed in a circular form defining a small entry plaza. It is envisioned that these stone columns will be connected with some
kind of steel members with the “Urban
Village” signage on it. The ground
plane of this entry feature will include
enhanced paving in the same patterns
that will be used along Main Street.

Theme trees will also be placed
around/next to these columns to help
identify it as the major entry point. See
figure 23 for details of the concept.

date:Nov. 2002 fig. 20a

OPEN SPACE

EXAMPLES
Laguna Hills Urban Village
Various Amenities
Within Plazas
Examples of Plazas

======
* *
----------- --
LEGEND
Major Entry Feature
(El Toro Rd. at Mall Entry)
Secondary Entry
Perimeter Entry
Perimeter Entry
w/ Tenant Signage
El Toro Road Median
Vehicular Wayfinding Signage
Pedestrian Wayfinding Signage
--
Interstate 5
'valencia
Laguna Hills Urban Village
Entry Feature/
Wayfinding Plan
date: Nov. 2002 fig. 21

Laguna Hills Urban Village
date: Nov. 2002 fig. 22

EL TORO ROAD

ENTRY FEATURE
El Toro Road Median
Theme Tree
Existing El Toro median
Stone entry
pylons w/ lights
30" hedge
height
Color
Ground cover
Existing median island
30'-0"

Enhanced
Paving
Pedestrian
Paseo
Enhanced_....,__ --+,~
Paving
Color
Concrete
◄ Exist ng
park ng lot
....
0 Entry stone pylons
w/ lights
Street trees
@ 30' o.c.
30" high
hedge
Theme Tree
Enhanced Paving
Stone entry pylons
Color groundcover
Color concrete
Street trees
@20' o.c.

Laguna Hills Urban Village
Stone
entry pylon
Village
logo
Entry stone
pylons w/ lights
Steel beam
w/ signage

MAJOR PROJECT

ENTRY FEATURE
date: Nov. 2002 fig. 23

Stone
p y Ions
Theme
_ __.. ___
trees
-----------,--
~- Concrete
Walk
9-4---.1----1--~- Concrete
walk
------ 30" high
hedge • ♦• I
.. :

Stone entry pylo_n_s ______ __ ....._ ------- w/ lights Color groundcover
Stone entry pylons ---- w/ lights
Laguna Hills Urban Village
30" high
hedge

SECONDARY

ENTRY FEATURE
date: Nov. 2002 fig. 24

20 Secondary Entry Feature (Figure 24)
The Secondary Entry Feature will be located at all streets and drives into the Urban Village (for example Health Center Drive and Paseo de Valencia) from the perimeter streets. This feature will
consist of a total of four stone columns
(two on either side of the road) they will
create a symbolic village gate. Two
stone columns will be placed next to
each other with the sidewalk going in
between them. The stone column closest to the road will have lights facing the street to help identify the Village Entry
Way at night. The other stone column
away from the street will have an elongated base with a signage panel incorporated within it to identify either the Urban Village or a specific use. This stone column will also have the ability to
hold a graphic to advertise special
events. The ground plane in front of this
symbolic village gate will consist of enhanced paving to the street edge. The landscaping will consist of three theme
trees placed in a quarter circle located
behind the symbolic gate to provide a
backdrop to the gate.

Perimeter Entry Feature (Figure 25)
The Perimeter Entry Feature will consist
of a smaller version of the Secondary
Entry feature. Only one feature will be
placed on either side of the street where
applicable or just one will be placed behind sidewalk at an edge condition.

This Perimeter Entry Feature will look
just like the other Entry Features but will
consist of just the base and one vertical
section of the stone column. It is not
envisioned that it will have any special
landscaping around other than a coloring groundcover at its base. See Figure 25 for details of the concept.

Way-Finding Signage (Figure 26)
A comprehensive system of directional
signs will direct vehicular and pedestrian
traffic to the many commercial, civic,
and institutional amenities offered in the
Urban Village. There is a need for additional signage within the Urban Village so that locations and distances are
much easier to comprehend to the user.

A variety of formats for the signage may
be used but they should utilize a designated palette of materials, patterns, and forms to provide a unifying appearance.

This may include refined stone bases or
stone pilasters with ornamental logo
plaques. See Figure 21 for the locations
of the signs. Figure 26 identifies examples of different types of way-finding signs.

IMAGE OF SECONDARY ENTRY FEATURE

Minor Entry

PERIMETER

ENTRY FEATURE
Laguna Hills Urban Village ~ date:Nov. 2002 fig.25

Laguna Hills Urban Village date: Nov. 2002 fig. 26
Wayfinding
Examples

PEDESTRIAN WAYFINDJNG

EXAMPLES

A VEHICULAR WAYFINDING SYSTEM NEEDS TO

BE INCORPORATED THROUGHOUT THE URBAN

VILLAGE

A PEDESTRIAN WAYFINDING SYSTEM NEEDS

TO BE CAREFULLY INTEGRATED IN THE URBAN

VILLAGE

THE URBAN VILLAGE SHOULD HAVE ITS OWN

UNIQUE GRAPHIC IDENTITY

IV. DESIGN GUIDELINES

MAIN STREET DEVELOPMENT
The general design intent is to create a
set of guidelines that promote a
traditional eclectic "Main Street"
character. The buildings along Main
Street should look like a series of
individual buildings and elements that
could stand on their own, but when all
placed together create a rich
environment, variety of textures and an
overall sense of place. See Figure 27
for examples of the Main Street
architectural character. The buildings
along Main Street should avoid
appearing like one big monotonous
project. Listed below are objectives
that should be closely followed:
• Simple yet varied massing that
creates a "Main Street" character.
• Allow for the intersections to have
special architectural features.
• Utilize setbacks from the street
corners at main access points to
incorporate architectural features
that create an inviting entry
statement.
• Buildings should address (face)
the Main Street in a manner that
supports and encourages
pedestrian interaction.
• Humanly scaled details and
amenities should be incorporated
at the pedestrian level to enhance
the pedestrian experience.
• Allow for architectural diversity
while maintaining traditional
forms.
• No one architectural style is
desired
• All corners, entries, and special
locations need to be articulated.
21 • Storefronts should provide an
individual look for each tenancy,
while blending with the overall
design intent of Main Street.
• Storefront designs should convey
the image of a unique urban
street facade.
• All walls, windows, and doors
should be detailed along the
pedestrian levels. High quality
materials will be placed at the
base (24" high min.). Storefront
glazing and exterior plaster may
not terminate at the ground plane.
• A strong architectural element or
"terminus" should be added at the
end of a long colonnade or
storefront area. This element
should also act as visual
landmark.
• The "mansard" roof condition
should not be readily apparent
from the street level or from other
sides of the structure, but could
be used to create an effective
illusion of a full-pitched roof
beyond.
• Adjacent buildings along Main
Street that have varying heights
should be sensitively designed to
allow for a compatible transition in
massing and avoid awkward
changes in scale along the Main
Street.
• Loading areas shall not be
permitted to face onto Main
Street.
• Solar orientation should play a
strong role in determining the built
form along Main Street. South
and west facing facades should
incorporate architectural elements
such as trellises and arcades to

Varied Elevations
Varied Massing
Varied Colors
Main Street
Architectural
Examples
date: Nov. 2002 fig. 27
Laguna Hills Urban Village
♦ •

help control the sun and provide
shaded walkways. These
elements should be carefully
designed into the building so as
not to appear tacked-on.
• Punched type windows are
preferred and should be inset
from the face of the building to
create deep shadow lines.

COMMERCIAL DEVELOPMENT
Existing buildings, streets and
landscaping establish the frame of
reference for new developments within
the Urban Village. While the historic
pattern of development in the area
relate only to the individual parcels, the
goal of the specific plan is to provide
guidelines and incentives for new
developments to be located and
designed to create a well integrated and
uniform character to the Village. New
commercial developments not located
along the Main Street shall incorporate
the design features outlined in Section
III Land Use Plan with respect to edge
conditions, building setbacks, project
orientation, landscape elements, public
open space and pedestrian pathways. In
addition, the architectural design should
be compatible with and complement
existing developments on the same site
or adjacent parcels. See Figure 27 for
examples of the desired commercial
architectural features. Listed below are
objectives that should be closely
followed for new commercial
developments:
• Structures should reflect a human
scale with design details that
create a warmth and inviting
appearance with functional
elements such as courtyards,
plazas, gateways, colonnades,
and portals. These elements help
to define and organize space into
smaller elements.

CHARACTER IMAGE OF COMMERCIAL SURROUNDING VILLAGE GREEN 22

• A variety of massing and building
heights and various types of
fenestration to create a
pedestrian character.
• Roof lines with varied levels and
special shapes at key locations to
enhance the character of a
commercial project and minimize
the massiveness of large
buildings.
• Vertical elements should be
included on certain elevations
where needed to define key
points or minimize wall mass.
• Color variations should be used
to articulate various building
forms and, where appropriate,
textures on wall surfaces.
• Pedestrian scaled building
details, such as windows, doors
and entry features will also
enhance the human scale for the
project.
• Architectural interest should be
created by reducing scale and
visually articulating exterior
building walls by creating shadow
lines and patterns.
• Building entries should be readily
visible and special architectural
features should emphasize the
entry.
• A strong architectural element, or
terminus, should be added at the
end of a long colonnade or
storefront area to define the end
and create a visual landmark.
• Loading areas shall be
adequately screened from view
by pedestrians and motorists and
shall not face the primary
business entrance.
• All mechanical equipment, either
roof- or ground-mounted shall be
fully screened from view from
surrounding streets. When
projects are located adjacent to
multi-story structures, roofmounted equipment shall be integrated into the architectural
design of the projects and
screened from view from
surrounding structures.
• Mansard roofs will only be
permitted when they are
architecturally integrated into the
over-all design of the project and
create an effective illusion of a
full-pitched roof.
• Design treatment on the side and
rear of buildings should represent
a continuation of the basic design
character of the front of the
building.
• The preferred color palette should
be composed of warm earth
tones, tan, beige and warm terra
cotta in hue. Strong vibrant
colors should be used only as
accents and in limited locations
• Buildings greater than three
stories should provide a clear
delineation of ground floor, the
middle zone and the roof/ cornice
line.
23

Laguna Hills Urban Village date: Nov. 2002 fig. 28
Residential
Architectural
Character

ELEVATIONS SHOULD BE

HIGHLY ARTICULATED

RESIDENTIAL UNITS SHOULD
BE BUil T OVER RETAIL
r.: ...... ,n

CORNERS SHOULD

BE ACCENTED

THE MASSING OF THE

BUILDINGS SHOULD BE

BROKEN UP TO CREATE

VISUAL RELIEF

RESIDENTIAL DEVELOPMENT
While most of the new development
within the Urban Village will be
commercial or office in nature, there will
be some opportunities for mixed use
projects or limited residential uses. It is
anticipated that these new residential
units might replace existing residential
structures or be developed on
underutilized sites. See Figure 28 for
examples of the anticipated character of
residential projects within the Urban
Village. Whether the project is a standalone residential development or part of a mixed-use development, the
residential aspects should be designed
to address the objectives listed below.

In addition, the residential projects shall
incorporate the design features outlined
in Section III. "Land Use Plan" with
respect to edge conditions, building
setbacks, project orientation, landscape
elements, public open space and
pedestrian pathways. The architectural
design should be compatible with and
complement existing developments on
the same site or adjacent parcels.

Listed below are objectives that should
be closely followed for new residential
developments:
• Buildings should be articulated
with variations or interruptions of
the surface or planes through the
use of staggered vertical planes,
multiple rooflines, insets such as
windows or doorways, balconies,
projections or other similar
devices.
• All sides of the building should be
articulated with the same level of
detail as the front of the building.
• The use of balconies, porches,
and patios is encouraged for
aesthetic value and for useable
private open space. Such
features should not be repeatedly
duplicated along an elevation
since this tends to reduce it
aesthetic benefit.
• Roofs should incorporate pitches,
ridges, rakes, ridgelines and
materials that are common to the
area. In addition, roof decks and
roof gardens can add interest and
character to a project.
• Exterior stairways should
complement the architecture and
be integrated into the overall
design of the project. The use of
open metal or prefabricated
stairways is prohibited.
• Residential structures should
incorporate overhangs and insets
of fenestration that is consistent
with its architectural style.
• On-site parking shall be hidden
from view from the street.
• Entryways should provide direct
access to the street, either
individually or for the entire
building. Entryways should be
architecturally enhanced to
compliment the structure.
• Building massing should respect
the surrounding structures and
step down at the corners.

MODIFICATIONS TO EXISTING

STRUCTURES
While new developments can more
easily incorporate some of the design
elements encouraged by this Urban
Village Specific Plan, existing structures
can be expanded and remodeled to
meet the goals and guidelines of the
plan through the use of certain design
elements. Additions to existing
structures should not only blend with the
primary structure, but also provide a
connection to the Urban Village through
the scale, placement and character of
the building. Modifications to existing
24

developments shall incorporate the
design features outlined in Section Ill.
"Land Use Plan" with respect to edge
conditions, building setbacks, project
orientation, landscape elements, public
open space and pedestrian pathways.

Listed below are objectives that should
be closely followed for remodel projects:
• Additions should reflect a human
scale with design details that
create an inviting appearance
with functional elements. Where
the existing structure is not
pedestrian in scale, the addition
should strive to minimize the
massiveness of the structure.
• Where an addition only affects
one or two building elevations,
the character of all other building
elevations should be considered
and modified to match the new
elevations with a continuation of
the basic design character of the
addition.
• The design of the roof over an
addition should compliment the
existing character of the structure
and seamlessly bend into the
architectural design of the project.
• Where the goal of a remodel
project is to create a new building
design, then the entire structure
shall be remodeled, including all
elevations, window and door
treatments, roofing form and
materials and exterior wall
treatments.
• When an existing structure has a
parapet or mansard-type of roof
that does not adequately screen
the roof-mounted equipment, then
the roof should be modified as
part of the remodel project to
provide for proper screening of
the equipment.
• Mansard roofs on remodel
projects will only be permitted
25 when they are architecturally
integrated into the over-all design
of the project and create an
effective illusion of a full-pitched
roof.

STREET FURNITURE
The street furniture will help to create
the special character of the Urban
Village and give it that sense of place.

Street furniture will reflect the Urban
Village's theme and architectural
character. Figure 29 illustrates the
character and style of the street
furniture. Street furniture such as
benches, trash receptacles, bollards,
mailboxes, street lights, and street
identification signage will be placed
according to function throughout the
Urban Village. The use of repetitive
materials and textures for street
furniture will create the continuity and
consistency that is desired throughout
the Urban Village.

General Characteristics
• All street furniture should comply
with the American with Disabilities
Act of 1990.
• Classic in style and design.
• Benches shall have arms and
backs on them.
• A powder-coated black finish will
be applied to all fixtures and
furniture.
• Bollards will be placed at
entrances to bicycle/pedestrian
pathways/paseos and where
controlled emergency or
maintenance access is required
or desired. A bottom locking
mechanism will be provided for

date:Nov. 2002 fig. 29

STREET FURNITURE &

LIGHTING EXAMPLES
Laguna Hills Urban Village

BOLLARDS

STREET LIGHT FIXTURES

TREE GRATES
(Street Lights at King's Fish House) (Street Lights at New City Hall)

date:Nov. 2002 fig. 29a

STREET FURNITURE &

LIGHTING EXAMPLES
Laguna Hills Urban Village

WATER FOUNTAINS

BENCHES
POTS

TRASH RECEPTACLES
PAVING

IMAGE OF PASEO WITH STREET FURNITURE ADJACENT TO COMMERCIAL easy removal by authorized
persons.
• Litter receptacles will be a strap
panel without a lid
• Bike racks will be adjacent to
parking lots or near
bicycle/pedestrian pathways
• Light standards along the
pathways, drives and internal
streets shall be uniform in color
and style
• Other amenities within the Urban
Village may include, but are not
limited to, tree grates, kiosks,
newspaper racks, drinking
fountains, and utility covers.

These amenities should be of the
same character and color as the
rest of the street furniture for
consistency.

LIGHTING
The intent of the lighting program in the
Urban Village is to enhance and enrich
the character of the entire Village and
provide safety and comfort for
pedestrians while allowing ease of night
time orientation and way finding.

Human scale should influence the
height and style of standards and
fixtures. Figure 29 provides a
representation of the type of lighting
fixtures anticipated within the Urban
Village. Illumination should be subtle,
but creative, and should be encouraged
to be expressed in different formats (up
lighting, building accent lighting, etc.).

Lighting along Main Street and
pedestrian paseos/plazas should be
planned with a higher level of
illumination and detail. This approach
is meant to strengthen the focus of
activity in the pedestrian areas.

The lighting concept for new
development projects, revised and
modified projects in the Urban Village
should be in accordance with the City of
Laguna Hills requirements.

26

SIGNAGE
All signage and environmental graphics
should be conceived as an integral part
of the character of the Urban Village.

Figure 30 provides a representation of
the individual character of signage
proposed for the Main Street area within
the Urban Village. These guidelines are
intended to encourage excellence in
signage, as a communication tool and
as an art form, to attract customers,
make a statement about the quality of
the business and to contribute positively
to the overall quality of the Urban
Village. Businesses are encouraged to
use signage in a manner that will clearly
express the spirit of their unique
enterprises while at the same time
enriching the visual life of the Urban
Village for all of the visitors.

Individual retail signage should be
encouraged to be more specific to its
use rather than just ordinary flat
signage. Signs can create interest to
the pedestrian environment and
establish each use with individual
character. Signage can add uniqueness
to the Urban Village. Neon lighting
should be encouraged when integrated
into the architectural design of the
business and oriented to the pedestrian
character of the surrounding area.

Some sign types and locations may not
be appropriate for the use of neon, as
determined by the City.

The location, style and detail of the sign
should be compatible with and reflect
the spirit and quality of the City's
objectives for the Urban Village; utilizing
text, graphics and design features which
promote the image of a pedestrianfriendly commercial district.

Signage communicates more than just
the name of a business. It
27 communicates the degree to which the
businesses in the area are alive and
prosperous and if the business cares
about their customers. A wellmaintained sign, with bright colors and lighting that is functional says to a
potential customer "We are here, we
care and we want your business."
Likewise, a dull and worn sign says,
"We are tired and may not be around
much longer and your business is not
really very important to us."
Types and Designs - signs should be
located on the building area specifically
intended for signage or where such
signage will appear to be integral to the
building design.
• Wall signs should not block or cover
any significant architectural features
or details of the building design.
• Projecting signs and marquees may
be directly attached to the building
face or suspended from decorative
brackets that compliment the building
design.
• The sign face and structural supports
should be designed as a compatible
unit and should attach to the building
in a manner that will not damage or
interfere with the building character.
• Figurative signs that advertise the
occupant business through the use
of graphic or crafted symbols, such
as. shoes, keys, glasses, books, etc.
are encouraged.
• Awning and canopy signs can
enhance a business when integrated
into the size, scale and design of the
structure. Internal or "back-lit"
canopies and awnings are
prohibited.
• Murals can add to the overall
character of an area, provided they
are designed as an integral part of
the building character and do not
interfere with the visual quality of the

date: Nov. 2002 fig. 30

SIGN CHARACTER

EXAMPLES
Laguna Hills Urban Village

SIGNAGE SHOULD BE USED TO

EXPRESS THE UNIQUENESS OF EACH

BUSINESS AND ENRICH THE

VISUAL QUAILITY OF THE URBAN
VILLAGE.
•
"' i.. ·1
t.'....

date:Nov. 2002 fig. 30a

SIGN CHARACTER

EXAMPLES
Laguna Hills Urban Village

NEON LIGHTING SHOULD BE

ENCOURAGED AT

APPROPRIATE LOCATIONS

INDIVIDUAL RETAIL SIGNAGE

SHOULD BE ENCOURAGED

LANDSCAPE/

STREET TREE PLAN
Theme Tree
Main Street “Theme Tree”
Median Tree
Accent Tree
Village Street Tree
Boundary Tree
Paseo Tree
Parkway Tree
date: Nov. 2002 fig. 31
LEGEND
Refer to El Toro Road,
fig. 32, for enlargement plan
Laguna Hills Urban Village
•••
•••
W¥¥
•••
)
Interstate 5

Parkway Tree
Bauhinia variegata
Purple Orchind Tree
Theme/Median Tree
Phoenix dactylifera
Date Palm

EL TORO ROAD
Main Street Tree
Koelreuteria bipinnata
Chinese Flame Tree
Theme trees and Median trees along
El Toro Road are distinct and vertical
in character. At the Major Project
Entry, these unique trees identify and
punctuate the major point of entry.

Complimentary understory Parkway
Trees are flowering and provide color
along El Toro Road. Main Street trees
provide ample shade and a visual link
for the pedestrian zone.
date: Nov. 2002 fig. 32
(minimum size: 48” Box) (minimum size: 25’ BTH)
(minimum size: 48” Box)
Laguna Hills Urban Village
~
===--__::=--- - -
-
Laguna Hills Mall Property
\ ~ela
TA

MAIN
STREET

THEMETREE
Koelreuteria bipinnata
Chinese Flame Tree
'Theme Trees' along Main
Street are deciduous and
provide a visual link and
ample shade throughout
the growing seasons for
the pedestrian zone.
(minimum size: 36” Box)
Laguna Hills Urban Village date:Nov. 2002 fig. 33

ACCENT TREE
Tabebuia impetiginosa
Pink Trumpet Tree
The Accent Tree is
nearly evergreen with
showy flowers adding
an identifiable
punctuation of the
Village entry ways.
(minimum size: 48” Box)
Laguna Hills Urban Village date:Nov. 2002 fig.Page 202 of 360 34 streetscape. Murals are subject to
the review and approval of the
Planning Agency.

Lighting - should be considered an
integral part of the sign design and may
be either internal or external with the
following considerations:
• Where light fixtures are visible, they
should be compatible in character
with both the sign and the building
design.
• Outside lighting must be directional
and should be positioned such that
no glare or hazard is created for
onlookers.

Materials - should be evaluated in
context with the architectural quality of
the building and may include a wide
variety, including:
• Wood that is carved, sandblasted,
etched and properly sealed, primed
and painted or stained.
• Metal that is formed, etched, cast,
engraved and properly primed and
painted or factory coated to protect
against the elements.
• High-density pre-formed foam or
similar material that is properly
designed in a manner consistent with
these guidelines and painted or
otherwise finished to compliment the
building's architecture.
• Custom neon tubing, in the form of
graphics or lettering, may be
incorporated into several of the
permitted sign types, provided it
compliments the architectural
integrity of the building.
• Unique materials. and designs that
are not specifically identified here,
which are compatible with the
objectives of this Specific Plan,
subject to the review and approval of
the Planning Director.
28 LANDSCAPING
Landscaping is an essential design
element that will help create the vibrant
character of the Urban Village. Figure
31 shows the primary Landscape/Street
Tree Plan for the area. The consistent
use of landscaping throughout the
Urban Village will give a unifying look to
the project and enhance the area's
unique character. A limited plant palette
should be selected from the City's
approved plant palette list for the
various elements (street trees, perimeter
landscaping, entry features, etc.)
Throughout the Urban Village the plant
palette can then be used in varying
forms and repetitive patterns to give a
distinctive visual image to the area.
• El Toro Road should have its own
median specimen tree (vertical in
nature), parkway tree, and ground
cover to give this key entrance into
the Village a very distinctive
appearance. See Figure 32.
• Trees used along Main Street should
be deciduous in nature to provide
ample amount of shade for the
pedestrian zone. Evergreen trees
should be placed in key locations to
maintain some color and mass
during the winter season. See
Figure 33.
• At the Major Project Entry and in
conjunction with the stone columns
defining the entry feature, theme
trees will be installed that are unique
to this location to help identify this
intersection as a major point of entry.

All of the other entry features should
have the same plant material and
accent trees throughout the Urban
Village so that all the entryways are
easily identifiable providing a
common theme. See Figure 34.

VILLAGE

STREET TREE
Melaleuca linarifolia
Flaxleaf Paperbark
The Village Street Tree has
an evergreen character
with bold forms
to help differentiate from
the character of Main Street.
(minimum size: 36” Box)
Laguna Hills Urban Village date:Nov. 2002 fig.Page 204 of 360 35 BOUNDARY
TREE
Geijera parvifolia
Australian Willow
The Boundary Tree will
define the boundary and
add a consistent
evergreen look to the
perimeter landscaping.

Species maintain color
and mass around the
Urban Village.
(minimum size: 36” Box)
Laguna Hills Urban Village date: Nov. 2002 fig. 36
IICC

29  The various streets within the interior
of the Village should have their own
style of tree and landscaping to help
differentiate them from each other.

See Figure 35.
 Perimeter landscaping should have
one consistent look completely
around the Urban Village. Evergreen
plant material should be used to
maintain color and mass in this zone
year round. The 6 foot parkway
along Avenida de la Carlota will
include a street tree planted at
regular intervals and using
suggested examples shown in this
section. Ground cover will utilize
drought tolerant species that are
evergreen and complement
landscaping used in the development
landscape setback. A water saving
irrigation system should be employed
to save water and reduce run-off.

See Figure 36.
 The paseos should have a distinct
type of tree or a mixture of evergreen
and deciduous trees that will help to
define the primary pedestrian
corridor. The use of some evergreen
trees will provide pockets of shade
for the pedestrian and those seated
on the benches along the pathway.

See Figure 37.
 All parking lots should incorporate
evergreen trees to provide shade
and visual relief throughout the year.

See Figure 38.
 All landscaping throughout the Urban
Village shall incorporate a threelayered system consisting of:

1. Grasses and groundcover

2. Shrubs and vines and

3. Trees
 Landscaped areas throughout the
Village should be used to frame the
buildings, define primary entrances
and soften the visual effects of large
building mass.
 Landscaping around the entire base
of the building is encouraged. This
landscaping should be accented and
enhanced to provide a focus at the
building entry.
 Landscaping design and
implementation should emphasize
the use of drought tolerant
landscaping wherever possible.

PASEO TREE
Ulmus parvifolia
Chinese Elm
The Paseo Trees provide pockets of
shade and are distinct in character
and form. Pedestrian corridors are
defined by a mixture of evergreen
and deciduous species.

Syagrus romanzoffianum
Queen Palm
Lagerstroemia indica
Crape Myrtle
Hymenosporum flavum
Sweetshade
(minimum size: 18’ BTH)
(minimum size: 36” Box)
(minimum size:
36” Box)
(minimum size: 36” Box)
Laguna Hills Urban Village date:Nov. 2002 fig. 37

PARKING LOT
TREE
Sophora japonica
Japanese Pagoda Tree
The Parking Lot tree is evergreen
providing filtered shade and visual
relief throughout the year.

Brachychiton populneus
Bottle Tree
Pyrus kawakamii
Evergreen Pear
Cupaniopsis anacardiopsis
Carrotwood Tree
(minimum size: 24” Box)
(minimum size: 24” Box)
(minimum size: 24” Box)
(minimum size: 24” Box)
Laguna Hills Urban Village date:Nov. 2002 fig. 38

30 V. LAND USE & DEVELOPMENT STANDARDS
The regulations and standards contained in this section shall apply to all properties located within the Urban Village area. They are intended to serve as a tool for encouraging the establishment of a mix of uses permitted by the General Plan and Development Code by
providing standards and guidelines for
creating an integrated village atmosphere while insuring functionality. The Urban Village Specific Plan is consistent
with the existing provisions of the Laguna Hills General Plan and Development Code. In cases where this Specific Plan
contains differing standards from the
development code, the Specific Plan
standard shall prevail over the Development Code. In cases where standards are not addressed by this Specific Plan, the development code requirements and standards shall prevail.

PERMITTED LAND USES
Table 1 identifies the permitted uses,
and accessory uses within the Urban
Village district. Uses in the table are
permitted subject to the permit criteria
referenced. The Conceptual Land Use
Plan identified in Figure 6 provides a
visual representation of the desired location of various potential uses for evaluation by the City during review of development proposals. The Plan identifies a Main Street area as the pedestrian-oriented commercial district for the central core of the village. Although
the Plan proposes a variety of other
uses surrounding this core area, there is
some flexibility regarding the specific
locations. Any use not included on Table 1 shall be considered prohibited.

Where the symbol “P” appears in the
status column adjacent to the land use
category the use is permitted by right.

When the symbol “C” appears, then the
use may be permitted subject to the review and approval of a conditional use permit. Uses identified with an “A” are
considered accessory to a primary use,
when it is customarily incidental to the
primary use. Some of the uses identified in the table are considered temporary in nature, noted by the symbol “T” and subject to the review and approval
of a temporary use permit. Where there
are special development standards or
regulations, the Laguna Hills Development Code section is identified.

All new construction projects require the
approval of a Site Development Permit.

Site Development Permits are required
in the absence of any other specified
permit or approval and may be required
in addition to other approvals. Site Development Permits shall be processed in accordance with the provisions of Chapter 9-92 of the Laguna Hills Development Code.

Mix of Uses
Developments which seek to
incorporate a mix of uses shall also be
approved through a precise plan of
development. A precise plan, unlike a
specific plan, is limited to a single
property or limited group of contiguous
properties rather than a geographic
area, and incorporates the standards for

31 design and zoning within the adopted
development code rather than creating
specific standards. It is more precise
than a site plan in that it regulates the
exact mix of uses within the project.

Such a process allows the community to
assess potential impacts from the
project and to provide a balance of uses
and purposes that promote community
image, reduce undesirable
environmental consequences and
improve the fiscal abilities of the city to
meet locally expressed needs.

Requirements for precise plans are
contained in Chapter 9-92 of the Laguna
Hills Development Code.

A precise plan, upon approval, shall be
binding upon all owners and tenants for
which the plan is developed and shall be
binding upon all heirs, successors, and
assignees. An agreement shall be
required and recorded to evidence the
precise plan.

Design of mixed use projects shall
require that each project consider and
incorporate (as the City deems
appropriate) the following special
considerations:
• Transit support facilities;
• Transportation demand control
measures;
• Public plazas, landscape areas,
water features;
• Pedestrian facilities.

Specifications and standards adopted
by the city for the above items shall be
considered in the design and
development of the mixed use area.

The following standards are intended to
ensure the compatibility of uses in a
mixed use project as addressed through
a precise plan.

Security. The residential units shall be
designed to ensure the security of
residents through the provision of
secured entrances and exits that are
separate from the non-residential uses
and are directly accessible to parking
areas. Non-residential and residential
uses shall not have common entrance
hallways or common balconies. These
separations shall be shown on the
development plan and the separations
shall be permanently maintained.

Restriction on Activities. Nonresidential uses shall be designed and operated, and hours of operation limited,
where appropriate, so that neighboring
residents are not exposed to offensive
noise, especially from traffic, trash
collection, routine deliveries or late night
activity. No use that is immediately
adjacent to a residential use shall
produce loading or unloading of
materials, products, and or supplies at
the site between the hours of 8 pm and
7 am.

Noise Standards. Residential portions
of the project shall be designed to limit
the interior noise caused by the
commercial and parking portions of the
project to a maximum of forty-five (45)
db CNEL on an annual basis in any
habitable room with windows closed.

Proper design may include, but shall not
be limited to, building orientation, double
or extra-strength windows, wall and
ceiling insulation, and orientation and
insulation of vents. Where it is
necessary that windows be closed in
order to achieve the required level,
means shall be provided for

32 ventilation/cooling to provide a habitable
environment.

Vibrations and Odors. No use, activity
or process shall produce vibrations or
noxious odors that are perceptible
without instruments at the property lines
of the site or within the interior of
residential units on the site, consistent
with Section 9-74.050.K of of the Laguna Hills Development Code.

Objective Design Standards.

Development entitlements approved
before adoption of the City of Laguna
Hills Objective Design Standards,
including those approved under a
Development Agreement and any
qualifying modifications approved
pursuant to that Development
Agreement, shall not be subject to the
Objective Design Standards. For
purposes of this section, qualifying
modifications shall be governed by and
processed in accordance with the
applicable Development Agreement and
UVSP. Such previously approved
entitlements and qualifying modifications
shall remain subject to the design
requirements and development
standards established in the UVSP, and
conditions of approval in effect at the
time of their approval, unless otherwise
expressly provided through a
subsequent discretionary approval or
amendment to the Development
Agreement.

Lighting. Outdoor lighting associated
with commercial uses shall not
adversely impact residential uses, but
shall provide sufficient illumination for
access and security purposes. Such
lighting shall not blink, flash, oscillate, or
be of unusually high intensity or
brightness, consistent with Section s
9-40.170 and 9-44.060.I of
the Laguna Hills Development Code.

33 TABLE 1

LAND USE MATRIX

USE PERMITTED REFERENCE
Adult Businesses SUP See Chapter 9-54
Animals/Pets A See Chapter 9-56
Arcade, Game C
Bar, Tavern, Cocktail Lounge C
Boarding House P
Carnival/Fair/Circus T See Chapter 9-62
Christmas Tree/Pumpkin Sale T See Chapter 9-62
Church/temple C
Commercial Recreation P
Communication Facility ◊ See Chapter 9-58
Community Care Facility ◊ See Chapter 9-64
Community Center C
Conference/Convention Facility C
Construction Office T See Chapter 9-62
Convenience Store C
Day Care Center ◊ See Chapter 9-64
Department Store P
Drainage Facility A See Chapter 9-70
Drive-thru C
Dwelling, Multiple-family P
Dwelling, Single-Family Attached P
Dwelling, Single-Family Detached P
Farmers Market C
Finance Institution P
Fire/Police Station C
Fortune Telling P
Game Court A See Chapter 9-70
Gas Station C See Development Standards below
Government Facility C
Health Club C

34 USE PERMITTED REFERENCE
Heliport A/C
Hospital C
Hotel/Motel C
Library, public P
Massage Establishment P ◊ See Chapter 4-28
Motion Picture Theatre P
Museum P
Nightclub C
Office/Business/Medical/ Headquarters/Professional
P
Outdoor Event T See Chapter 9-62
Outdoor Sales T See Chapter 9-62
Outdoor Vending Cart/Kiosk A/C
Park, public/private P
Performing Arts Center C
Public/Private Transportation Uses P
Recreation Facility, private C
Recycling Event/Facility P See Chapter 9-82
Restaurant P
Restaurant, Fast Food/no drive-thru P
Retail/Service Business P
School, commercial C
School, private C
School, public C
Senior Center C
Single-Room Occupancy Housing
Facility C See Chapter 9-72
Swim Club C
Tennis Club C
Vehicle Leasing/Rental P
Veterinary Clinic C

35 Note:

A = Accessory Use
SUP = Special Use Permit
C = Conditional Use Permit (CUP)
T = Temporary Use Permit (TUP)
P = Permitted
◊ = Special requirements

INTENSITY OF DEVELOPMENT
The allowed development intensity in
the Urban Village is regulated based
upon trip generation limits to insure that
the City's Mobility Element Level of Service (LOS) Standard "D" is not exceeded at any of the intersections within the area, except for specially designated
intersections (i.e., Congestion Management Program intersections) where LOS E is acceptable. The Laguna Hills General Plan and Development Code contain provisions requiring that individual development projects prepare traffic
analysis reports to determine trip generation that would occur as the result of the development. This insures that the
maximum build out trip levels evaluated
in the General Plan Program EIR are
not exceeded as a result of the new development projects. At the time that the General Plan was updated in July 2009,
the Urban Village area could accommodate 1,243 additional AM peak hour trips, and 2,272 PM peak hour trips.

Trip Budget Allocation for Future
Development Projects
New development anticipated to occur
within the Urban Village is based upon
the City's knowledge of potential
projects anticipated in the area, as
summarized below:
• Retail: 300,000 square feet
• Hotel: 250 rooms
• Residential: 200 dwelling units
• Medical Office (no general office):
138,000 square feet
• General Office (no medical office):
380,000 square feet
It should be noted that the Specific Plan
includes provisions for flexibility in development options, so that there could be more retail uses and less office uses
established, or vice-versa, as long as
the trip budgets are not exceeded. The
trip budget debiting process is based
upon the addition or subtraction of “vehicle trips”, not land use type or size of the project (even though land use type
and size are used as parameters for
calculating the trip generation potential
of a particular project).

Method to Determine Intensity
Prior to expansion of an existing use,
construction of a new development, or
intensification of existing facilities, persons proposing such projects shall provide an analysis of traffic impacts. The analysis shall be in the form of a comprehensive traffic study, which addresses the following:
• Existing available AM and PM peak
hour trips
• AM and PM peak hour trip generation
from the project
• Post project available AM and PM
peak hour trips
• Critical intersection and link analysis

36 • Assessment of the impacts of the
project upon critical intersections and
links.
• Statement of transportation demand
strategies and mitigation measures to
be implemented to reduce impacts to
acceptable levels.
• Analysis of methods to finance and
implement mitigation measures.

Applicants shall be permitted to develop
to the maximum intensity of their plans
only upon verification that trip generation
impacts created are within the acceptable
levels identified by the General Plan.

Further, the proposed plan shall be consistent with the requirements outlined in the Specific Plan.

Small Projects that generate 50 or less
peak hour trips shall only be required to
verify that there are adequate AM and
PM peak hour trips remaining to accommodate their projects, and will not be required to prepare a comprehensive
traffic study.

37 DEVELOPMENT STANDARDS
The standards in Table 2 shall apply to
developments within the Urban Village
area regardless of type of use. Within
the Main Street area identified in Figure
6 and along the street edges, the building setbacks, height limits, lot coverage and other standards of development
may be more restrictive than the requirements listed below. These criteria are necessary to create an environment
inviting to pedestrians with variations in
building massing and scale. These additional development standards for new projects are outlined within the section
titled Streetscape Edge Conditions beginning on page 10 of the Land Use Plan.

Gas Stations shall be required to use
the reverse-design site layout for new
construction to ensure compatibility with
surrounding uses and to soften the visual impact. This method places the pump islands at the rear of the site with
the office/ store at the front to screen the
pump islands.

TABLE 2

DEVELOPMENT STANDARDS
Item Standard
Minimum lot size 10,000 sq. ft.

Minimum lot width 100 ft.

Minimum lot depth 100 ft.

Maximum lot coverage 70%
Density See discussion above on intensity of development.

For residential projects: a density of 30 DUs/AC (gross) to 50 DUs/AC (gross) is allowed
Maximum building height 75 ft.

Minimum setback—front:
parking lot
parking structure
building
10 ft.*
20 ft.*
20 ft.*
Minimum setback—side (interior) 10 ft. abutting residential* 0 ft. commercial abutting non-residential*
Minimum setback—street side
10 ft. *
Minimum setback—rear 20 ft. abutting residential*
10 ft. abutting non-residential*
Minimum open space and
amenities
10% **
Minimum landscape coverage 15%

38 Minimum building separation:

Main→Main
Main→Accessory
Accessory→Accessory
10 ft.; Single-Family Detached uses at former Laguna Hills Mall site- 6 ft

2.5 ft.

2.5 ft.

Parking See Chapter 9-44
Signage See Chapter 9-42
* Modifications. The setbacks may be modified in connection with a site development permit or a precise plan of development in order to promote increased pedestrian activity, provide for unified street frontage, ensure privacy and light for residential uses, provide for public spaces, and promote compatibility with existing development and the goals of the Urban Village Specific Plan.
** For residential projects only. Amenities shall include open space and land-scape/hardscape features, such as pools, spas, play courts, etc. The open space and amenities requirement is in addition to the minimum landscape coverage requirement.

39 PUBLIC ART
It is the desire of the City of Laguna Hills
to enhance the cultural and aesthetic
environment of the City and to encourage creativity, education and the appreciation of the arts and our cultural heritage. The provision of art in public
places is one means to achieve these
goals. Public Art includes, but is not limited to, sculptures, paintings, graphic arts, mosaics, photographs, fountains,
decorative arts, and the preservation of
historical or cultural resources. The
Public Art must be located in places that
are open and easily accessible to the
public, which may be on private or public properties.

All new developments with a total construction cost of $250,000 or more shall provide public art and/or contribute to a
Public Art In-Lieu Fund as part of their
project. The minimum value for the public art component and/or in-lieu fee shall be one-half percent (0.5 %) of the total
construction costs of the project. Formula: 0.005 x Total Construction Cost = Value of the Public Art Component
and/or In-Lieu Fee. The art shall be
prominently placed within the development project and oriented toward the pedestrian experience of the site or may
be located within an adjoining public
plaza or Town Green. At the discretion
of the City, a project may be required to
contribute to the Public Art Fund in lieu
of providing the art. New development
includes the construction of new
projects and the remodeling of existing
facilities in excess of fifty (50) percent of
the value of the structure. Total construction costs is determined by the valuation as determined by the Community Development Department and indicated
on the building application submitted in
order to obtain permits for the project.

Allowable expenses from the art allocation include: the artist fee for design and fabrication, mountings and bases for installation of the artwork and lighting that is integral to the artwork. Landscaping
surrounding the art, delivery expenses
and installation costs may not be included in the art allocation. The artist selected must have experience in design concepts, fabrication installation and long-term durability of large-scale
outdoor artworks, and be approved by
the City prior to selection. Artwork must
be constructed of durable, long-lasting
materials that can withstand outdoor
display and require low maintenance.

Recommended materials include
bronze, stainless steel, high-grade aluminum or hard stone. Artworks incorporating water features must be designed so that the artwork can stand on its own
should the water cease to function
properly.

The public art component of the project
shall be reviewed and approved by the
City in conjunction with the review and
approval of the Site Development Permit
for the Development Project. Since the
value of the art is based upon the total
construction costs, the actual review of
the proposed art may be a separate review by the Planning Agency. However, the review and approval shall be completed before the issuance of any building permits for the project.

The applicant shall be responsible for
the submittal of plans and specifications
of the art and the proposed location for
the City’s approval. The Planning
Agency shall review the design, location
and value of the proposed art for conformance with the requirements and

40 goals of the Public Art Program. The
applicant may propose to locate the
Public Art on the project site or at an
appropriate off-site location in the vicinity of the project. The artwork should not be sited near monument signs, walls,
benches, or utility boxes, since these
structures may block viewing the art and
diminish the aesthetic value of the artwork. The Public Art shall be created and installed prior to the issuance of the
Occupancy Permits for the project.

At the discretion of the Community Development Director, based upon the size, scale, location and construction
costs of the project, the applicant may
be required to contribute to the Public
Art In-Lieu Fund rather than install a
piece of art. The City may commission
and acquire artwork using the Public Art
In-Lieu Funds. City artwork shall meet
the same design and location criteria as
private artwork.

TEMPORARY USES/ACTIVITIES
Unless modified by this section, the provisions of chapter 9-62 of the LHMC relating to Temporary Uses, shall apply to properties in the Urban Village. The
Town Green and plazas will provide 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 Urban
Village may also be appropriate for temporary uses. Temporary uses could include: civic ceremonies, farmers markets, festivals, live performances, fairs and seasonal activities. Each temporary
use shall be limited in size, location and
scale to ensure that surrounding parcels
are not impacted by the use. Conditions
may be placed on the use by the City to
reduce any potential impacts.

OUTDOOR VENDORS/CARTS/KIOSK
Throughout the Urban Village, to create
an atmosphere that encourages pedestrian traffic and invites people to walk between uses, outdoor vendors are
permitted as an accessory use, subject
to the approval of a Conditional Use
Permit. While the vendors’ cart or kiosk
may appear to be temporary in nature,
they shall be designed to complement
the architectural style of the other buildings on the site and integrated into the site design to provide for easy pedestrian access. Moving vendor carts are prohibited. The size and location of
vendor carts shall be limited to ensure
that the business is oriented to the pedestrian and not the surrounding streets and to provide for adequate pedestrian
circulation around the use. When outdoor vendor uses are located within the Town Greens or plazas, the primary
function of those spaces for strolling,
sitting, walking, eating and interaction
with others shall not be compromised.

LIGHTING
Exterior lighting shall be energy-efficient
and shielded or recessed so that direct
glare and reflections are contained within the boundaries of the parcel, and shall be directed downward and away
from adjoining properties and public
rights-of-way. No lighting shall blink,
flash, or be of unusually high intensity or
brightness. All lighting fixtures shall be
appropriate in scale, intensity, and
height to the use it is serving. Security
lighting shall be provided at all enPage 219 of 360
41 trances/exits. Lighting of outdoor parking areas shall be designed and maintained in a manner to prevent glare or direct illumination from intruding into any
off-site areas.

Lighting fixtures shall be provided in accordance with the Design Guidelines in Section IV. In addition, uncovered
access, parking and loading areas shall
have a minimum of .5 foot-candles of
illumination for general use areas and

1.0 foot-candles of illumination for high
use areas. As determined by the Planning Department, high use areas include: vehicular entries and exits, parking accessways, pedestrian areas, passenger loading areas, areas of higher intensity vehicular movement; areas of
concentrated pedestrian and vehicular
movement, and where added security is
desired.

SCREENING
Any equipment, whether on the roof,
side of a structure or ground mounted,
shall be screened from view. The method of screening shall be architecturally compatible in terms of materials, color,
shape, and size. The screening design
shall blend with the building design and
include landscaping when on the
ground. Screening shall be provided in
accordance with the Design Guidelines
in Section IV of this specific plan.

All roof-mounted equipment, except for
solar panels meeting standards of the
Uniform Building Code, including but not
limited to air conditioning units, lighting
fixtures and mechanical equipment shall
be shielded from view from on-site parking areas, adjacent streets and adjacent residentially zoned properties. The
screening material must be compatible
with and integrated into the architectural
design of the structure.

PROPERTY MAINTENANCE
All properties within the Urban Village
Area shall be kept and maintained in a
clean, neat, orderly, operable and usable condition. This requirement applies to buildings, paving, fences, walls,
landscaping, water, earth and any other
structure or natural feature on the site.

The provisions of Chapter 9-74 of the
LHMC relating to Property Maintenance
shall be applicable to the Urban Village.

WALLS AND FENCES
The regulations of Section 9-40.100 of
the LHMC relating to fences, walls and
hedges shall apply to all developments
within the Urban Village, except where
the Land Use Plan (Section III of this
Specific Plan) and the Design Guidelines (Section IV) indicate specific edge conditions or design concepts. For example, one of the planned unifying elements of the specific plan is a 30-inch high stone wall or hedge within the
parkway along the perimeter streets and
entries. Additional fencing in these
areas, between the property line and
building facade shall be prohibited.

Mechanical equipment is well
screened by building mass
Rear parapet adequately

42 LANDSCAPING
The regulations of Section 9-46 of the
LHMC relating to landscaping standards
and guidelines shall apply to all developments within the Urban Village, except where the Land Use Plan (Section III of this specific plan) and the Design
Guidelines (Section IV) indicate specific
edge conditions or design concepts.

For example, the Landscape Plan, Figure 31, provides for certain specific locations for street trees and the Edge Conditions Plan, Figure 7, and Edge Condition Sections, Figures 8 through 15, delineate where groundcovers and shrubs will be placed along the streets.

PARKING
The regulations of Section 9-44 of the
LHMC relating to access and parking
shall apply to all developments within
the Urban Village, except as modified
below. To encourage new development
that complies with the Main Street and
design elements of this Specific Plan,
such as including pedestrian pathways
and village greens, the required offstreet parking for new and existing development may be reduced in conjunction with Site Development Permit review, and approval. The reduced parking standards may be approved provided the City Council makes the following “Reduced Parking Findings”:

1. That the calculated parking demand
for new development projects, based
upon the recommendations and methodology outlined in the Linscott, Law & Greenspan Traffic and Parking Study dated March 7, 2002, justifies a reduced parking requirement for the new development.

2. That the proposed reduction to the
parking standards result in a project
which is of a superior design quality
and functionality; and

3. That the three goals of the specific
plan relating to type of uses, pedestrian-friendly atmosphere and Urban Village identity are satisfied through
the proposal; and

4. That the proposed development is
consistent with the Land Use Plan in
terms of the location, type of use and
provision of pedestrian pathways,
plazas and town greens; and

5. That the project conforms to the design guidelines for the creation of an Urban Village with respect to setbacks, building orientation, edge conditions, building massing.

Reduced Parking Standards
The Linscott, Law & Greenspan Traffic
and Parking Study dated March 7, 2002,
indicated that reduced parking standards for new development or changes in use within the Urban Village area
could be supported based upon a “Consolidated Parking Ratio for shopping Centers” or a “Shared Parking Model”
(See pages 10 through 15, and Tables 7
through 13 of the Study). The process
to determine the reduced parking standard to be applied to individual projects shall be as follows:

Application of Consolidated Parking
Ratio for Shopping Centers
Prior to expansion of an existing use,
construction of a new development, or
intensification of existing facilities, applicants proposing such projects shall proPage 221 of 360 43 vide an analysis of parking requirements. The determination of parking requirements shall address the following:
• The current City Code parking ratios
shall first be applied to the project to
create a baseline, by calculating the
project’s “stand-alone” parking requirements.
• For General Retail uses located within
the Laguna Hills Mall property, a parking ratio of 4.5 spaces per 1,000 SF of gross leasable area (GLA) shall be
applied, as long as no more than 20%
of the total GLA is in restaurant, entertainment, or cinema space. • For General Retail uses located outside the Laguna Hills Mall property, a parking ratio of 4.5 spaces per 1,000
SF of gross leasable area (GLA) shall
be applied, as long as, no more than
10% of the total GLA is in restaurant,
entertainment, or cinema space.

If the project does not exceed the above
20% or 10% standards, then no additional parking analysis is required and the reduced parking ratio may be approved,
provided the “Reduced Parking Findings”
are made by the City.

Application of Shared Parking Methodology
If more than 20% of the GLA within the
Laguna Hills Mall property, or more than
10% of the GLA for the General Retail
outside the Laguna Hills Mall property is
in restaurant, entertainment or cinema
space; then any proposed expansion of
existing use, construction of new development, or intensification of existing facilities must apply the Shared Parking methodology to calculate the required parking. However, to ensure that the Shared Parking model is appropriately applied to
future expansion projects within the Urban Village, the following guidelines must be followed:
• It should first be established that the
individual uses have a common parking footprint that is easily accessible by all the uses, and that the individual
uses have different peak parking periods, to test the reasonableness of any potential shared use of parking in
the Village.
• If a future expansion project results in
a change of use (switches to a different land use category), the Shared Parking model must be recalculated in
its entirety. The resultant parking demand identified from a singular Shared Parking calculation must never be automatically used as a “baseline” value to debit or credit another (or future) project’s incremental parking requirements. • Exclusive-use parking areas must be
recognized specifically when applying
the Shared Parking procedure, and either carried at a continuous 100% parking profile during their entire period of exclusivity, or treated entirely separate. Moreover, disaggregating
of the Shared Parking study area to
logical subcomponents (based upon
proximity, walking distances, specifically merged parking fields, etc) for a “micro” assessment is required.

The process to be followed in applying
the Shared Parking methodology shall be
as follows:

44 • Determine what constitutes a Shared
Parking area or zone by reviewing the
site plan for the project. Disaggregating the overall Shared Parking study area into multiple subcomponents assures proximate parking supply to demand sources.
• Calculate the Shared Parking requirement utilizing the Parking Ratio and Profile Summary (Table 9) of the
Linscott, Law & Greenspan Study
dated 3/7/02, through the following
steps:

1. Identify the land uses and quantities (SF of gross floor area, number of hospital beds, etc) that can reasonably be expected to share a
common parking facility or be serviced by multiple parking nodes.

2. Using the parking ratios in the Table 9, determine the peak parking requirement for each identified
use.

3. Adjust for any parking demand
component which will be unavailable for sharing (i.e., spaces which will be exclusively dedicated, or
spaces accessible by only one use
type).

4. Using the parking profiles in Table
9, apply the respective parking
demand profile for each use identified.

5. Determine the total parking demand for each hour during the day. Isolate the maximum demand level.
• The need for parking “contingency”
beyond the calculation of parking requirements for the project shall be evaluated. Additional “safety factor”
spaces will be necessary when a
parking area or zone is deficient, or
when the parking needs/demand of a
generator requires multiple parking
sub-areas to support it.

SIGNS
The regulations of Section 9-42 of the
LHMC relating to signs and advertising
devices shall apply to all developments
within the Urban Village, except as modified by the Design Guidelines (Section IV) and the following regulations.

Permitted Signs – To encourage creativity in sign design and to foster a pedestrian atmosphere, the following additional sign types are permitted within the Urban Village area, subject a determination by the City that the signs are in conformance with the sign Design Guidelines found in Section IV. • projecting signs,
• painted wall signs,
• murals,
• figurative signs,
• freeway oriented signs
• other types of nontraditional
signs.

Size and scale – To the extent possible
the size limits identified in Section 9-42-
090 of the LHMC shall also apply to the
unique types of signs described above.

In accordance with Section 9-42.180 of
the LHMC, in conjunction with the review and approval of a Master Sign Program, deviations to the Sign standards matrix may be granted by the Planning Agency based on design quality, creativity, and compatibility of the signage with the building architecture

45 and surrounding land uses.

Review Procedures – Unique sign types
that are not listed in the LHMC, may be
permitted through the review and approval of a Site Development Permit for a Master Sign Program, as outlined in
Section 9-42.170 of the LHMC.

46 VI. INFRASTRUCTURE PLAN

INTRODUCTION
Although the majority of the infrastructure in and around the Urban Village is currently in place, additional demand will
be placed on the existing streets and
utilities in conjunction with the proposed
development intensity.

The Urban Village is served by a street
system that primarily includes El Toro
Road, Paseo de Valencia, Los Alisos
Boulevard and the Interstate 5 freeway.

In conjunction with the increased development intensity allowed by the Laguna Hills General Plan and Urban Village
Specific Plan, required intersection improvements have been identified in the Traffic and Parking Study prepared by
Linscott, Law & Greenspan.

Adequate utilities to serve the current
development are provided by the El Toro Water District, the Southern California Gas Company, Southern California Edison and Pacific Bell. However, as more intensive commercial and residential
development takes place, new distribution lines may need to be installed, and some of the existing facilities may require upgrading, replacement and/or extension.

CIRCULATION
The intensity of development permitted
within the Urban Village Specific Plan is
subject to the vehicle trip budget as set
forth in the City’s General Plan. The
General Plan identified a maximum
number of vehicle trips for the Urban Village that allows for a mix of land uses.

This concept is mirrored in the Specific
Plan, which includes provisions for flexibility in development options to allow adjustments in land use intensities, provided that the vehicle trip budget is not exceeded.

A traffic study dated March 7, 2002 was
prepared on behalf of the City by Linscott, Law and Greenspan. The study analyzes the number of vehicle trips
available to accommodate the increased
development proposed by the Urban Village Specific Plan. The study concluded that the proposed development intensity for the Urban Village can be
accommodated by the trip budget established under the 1994 General Plan.

However, the General Plan and the
Traffic Study identify specific intersection improvements for completion in conjunction with an increase in the
number of vehicle trips.

The necessary improvements to be
completed in conjunction with the build
out of the Urban Village Specific Plan
are identified on Figure 39, and include
the following:
• Add a northbound right turn lane
and a eastbound thru lane at the intersection of Avenida de la Carlota and El Toro Road.
• Add a 4th travel lane on El Toro
Road eastbound between Regional
Center Drive and Avenida De La
Carlota.
• Add a northbound right turn lane, a
southbound thru lane, an eastbound left turn lane, and a westbound thru lane at the intersection of Paseo de Valencia and El Toro
Road.
• Add an eastbound left turn lane, a
westbound left turn lane, and a

47 westbound thru lane at the intersection of Avenida de la Carlota and Paseo de Valencia.
• Add a northbound thru lane and a
southbound thru lane at the intersection of Paseo de Valencia and Los Alisos Blvd.

With the implementation of the recommended improvements, the intersections impacted by the development proposed as part of the Urban Village Specific Plan will continue to function at acceptable levels.

WATER
Water is provided to the project area by
the El Toro Water District (ETWD) from
the El Toro Reservoir in the City of Mission Viejo. Water service is currently provided to the service area by a network of pipelines, varying from 6 to 20- inches in size. Any and all additional
necessary laterals must tie into these
existing water lines.

In conjunction with the review of specific
development proposals, the ETWD shall
review the improvement plans for each
proposal to ensure that the Municipal
Facilities and Services Mitigation Standards as outlined in Table VII-1 of the Laguna Hills General Plan are complied
with. ETWD will review each sitespecific project to determine if upgrades to existing facilities, or construction of
new facilities will be required. Adequate
fire flow capacity shall be provided to
meet the requirements of the ETWD and
the Orange County Fire Authority.

SEWER
Wastewater services are provided by
the El Toro Water District, with treatment provided by the ETWD Water Recycling Plant. The Urban Village Specific Plan is currently served by various 6, 8 and 10-inch sanitary sewer lines.

The ETWD shall review the improvement plans as components of the project to ensure that each area is capable of handling the additional capacity generated by the increased development. In conjunction with the review of specific development proposals, the
ETWD shall review the improvement
plans for each proposal to ensure that
the Municipal Facilities and Services Mitigation Standards as outlined in Table VII-1 of the Laguna Hills General Plan
are complied with. ETWD will review
each site-specific project to determine if
upgrades to existing facilities, or construction of new facilities will be required.

STORM WATER DRAINAGE
Natural drainage within the Urban Village Specific Plan area is collected and channeled through the site via existing
drainage systems. Any development
that may occur will not significantly alter
existing drainage patterns, or substantially increase the rate or amount of surface runoff in the area. It is not anticipated that new storm water drainage facilities or expansion of existing facilities will be necessary in conjunction with any new development.

UTILITIES
Electricity
Electric power is provided by Southern
California Edison (SCE). SCE has indicated that the additional development density can be served by the system’s
existing distribution lines in the area.

Natural Gas

-------------- -- ---- ---
LEGEND
111111111111 ADDITIONAL

THROUGH LANE
---
••••

ADDITIONAL RIGHT

TURN LANE

ADDITIONAL LEFT

TURN LANE
-=--==:==:::'.:::::::::::::::::-~-
IL i ~ G:--
.,.
\1alenda
Laguna Hills Urban Village
Road
Improvements
date: Nov. 2002 fig.39

48 Natural gas is provided by the Southern
California Gas Company (SCGC).

SCGC has indicated that sufficient capacity exists within the existing infrastructure to accommodate the increased project density. Additional points-ofconnection will be established where necessary.

Telephone
Telephone service is provided by Pacific
Bell. Any additional telephone service
will be provided underground and connected to existing service lines where appropriate. Pacific Bell has indicated
that the existing infrastructure is sufficient to service the increased development intensity.

49 VII. IMPLEMENTATION

INTRODUCTION
This section describes the actions to be
taken to facilitate the timely implementation of the Urban Village Specific Plan as outlined under the "Purpose of Specific Plan" discussion found in the Introduction Section. The main goals of the Specific Plan, as outlined in the "Purpose of Specific Plan" discussion are to:
ƒ Encourage and facilitate new uses in
the area;
ƒ Create new pathways and add
landscaping to existing sidewalks to
create a pedestrian-friendly environment;
ƒ Create an identity for the area
through the use of entry features,
area way finding signs, consistent
landscaping and street furniture.
ƒ Facilitate private investments in the
development of desirable and
planned activity nodes;
ƒ Take full commercial and market advantage of the Urban Village’s central location in the Saddleback Valley; ƒ Increase the employment opportunities, tax revenues and ensure the long-term viability of the Urban Village; and
ƒ Provide the framework for a public/private partnership to implement the goals of the specific plan.

PUBLIC IMPROVEMENTS
In providing public improvements in the
Urban Village area, the City will be making a visible economic commitment to realizing the goals of the plan. The public improvements will add value to the area, thereby laying a foundation for future private sector investment. The City's recent purchase of an office building in the area to house a permanent Civic Center is the first step toward realizing the goals of the Specific Plan, and will lay the foundation for future public
improvements.

In conjunction with the preparation of
updates to its Capital Improvements
Program, the City shall evaluate and
consider potential Capital Improvements
within the Urban Village area to include,
but not be limited to, the following:
ƒ Circulation Improvements to the circulation system that reflect the street cross-sections shown in Figures 7
through 15 of the Specific Plan.
ƒ Entry Features as shown in Figures
21 through 25 of the Specific Plan.
ƒ Landscape and hardscape improvements, including street trees and shrubs, walls and decorative paving.
ƒ Pedestrian-oriented lighting fixtures
at key locations.
ƒ Street furniture and way finding signs
that will enhance the pedestrian character of the Village, provide a uniform appearance to the area, and provide a public information benefit.
ƒ Plazas and Village Greens that are
located on public property

PRIVATE IMPROVEMENTS
In combination with public sector improvements, new development on private property will begin to fulfill the City’s vision for the Urban Village. To
encourage these improvements and attract the desired types of developments, the Specific Plan includes incentives in
the form of reduced parking ratios, and
innovative sign regulations. In addition

50 the City can utilize a variety of incentives, including the following:
 Expedited processing of plan review
 Deferment of fees if development
meets certain criteria
 Direct payment for public related
costs such as infrastructure, access
improvements and public amenities.

PHASING PROGRAM
To initiate implementation of the Urban
Village Specific Plan goals, it is recommended that the following be completed within the initial phases of the improvements to the Urban Village:
 El Toro Road is the most prominent street segment within the Village in that it provides access
to the Civic Center and the proposed Main Street/Pedestrian Promenade. Implementing the
circulation improvements, and installing the entry features, landscaping, walls, lighting and signs along this streetscape is of primary importance.
 Implementation of the Perimeter
Street Edge Condition improvements (Figure 9 & 9.1) should closely follow the El Toro Road
improvements so as to create the
identity for the area. Because
implementation of the Perimeter
Street Edge Condition improvements will include improvements to the private property landscaped setback areas along the perimeter streets, the City will
need to work with the property
owners to implement those improvements.
 Construction of the Entry Features and Wayfinding signs oriented to the Perimeter Streets will also enhance the Urban Village identity, and, if feasible, should be completed in conjunction with the Edge Condition improvements to be made to the Perimeter Streets
 Phasing of the other street improvements, some of which are located on private property,
should be evaluated after the
completion of the El Toro Road
and Perimeter Street improvements. The feasibility and desirability of the City acquiring and converting the private streets to
public streets should be considered.

APPENDIX A. TECHNICAL STUDIES

TRAFFIC
The primary regional access to the Specific Plan area is via El Toro Road and the San Diego Freeway (1-5). Additional access is provided from Paseo de Valencia, Avenida de la Carlota, and Los Alisos Boulevard.

In order to assess the potential traffic impacts of build out of the Specific Plan area, a review of the Laguna Hills Final Master EIR was conducted. The Master EIR indicates that at General Plan build out the level of service (LOS) at all of the intersections within the Urban Village Specific Plan area will function at a LOS of "D" or better.

To insure that the intersections within the Specific Plan area continue to function at acceptable levels, the Master EIR outlines a number of improvements that will need to be implemented as the area builds out. The specific recommendations are as follows:
• Add a northbound right turn lane and a eastbound thru lane at the intersection of Avenida de la Carlota and El Toro Road. • Add a 4th travel lane on El Toro Road eastbound between Regional Center Drive and Avenida de la Carlota.
• Add a northbound right turn lane, a southbound thru lane, an eastbound left turn lane, and a westbound thru lane at the intersection of Paseo de Valencia and El Toro Road.
• Add an eastbound left turn lane, a westbound left turn lane, and a westbound thru lane at the intersection of Avenida de la Carlota and Paseo de Valencia.
• Add a northbound thru lane and a southbound thru lane at the intersection of Paseo de Valencia and Los Alisos Blvd.

The Master EIR also specifies that the recommended improvements shall be constructed in conjunction with adjacent development. If determined by the City Engineer to be necessary to provide for adequate traffic flow, any individual development may be required to provide off-site intersection improvements, subject to appropriate reimbursement agreements from future development or other financial mechanisms to ensure that new development pays only its proportionate share for improvements.

A-1

In addition to reviewing the Laguna Hills Final Master EIR in conjunction with development of the Urban Village Specific Plan, a supplemental traffic analysis of the proposed Specific Plan was conducted to determine whether the findings and recommendations of the Master EIR were still appropriate for the project. The report dated March 7, 2002, prepared by Linscott, Law & Greenspan, concluded that the projections of the Master EIR were still valid, and that implementation of the recommended improvements would insure that the intersections within the Specific Plan area would continue to function at acceptable levels.

INFRASTRUCTURE ANALYSIS
Water and Sewer: As identified in the Laguna Hills Final Master EIR, the Specific Plan area is served by the El Toro Water District (ETWD), which maintains and operates a network of water and sewer lines that extend into the City. Land within the boundaries of the ETWD is essentially built out; therefore basic infrastructure is in place, and adequate capacities for water and sewer service already exist. The impact of future new development is dependent on the nature of the development and its water and sewer demands.

To insure that development projects within the City of Laguna Hills do not result in a quantifiable reduction in. the level of infrastructure services provided to existing development, the Master EIR outlines mitigation standards that development projects within the City must adhere to. They are as follows:

Flood Control and Storm Drainage: Adequate facilities to protect structures for human occupancy and major roadways from the 100-year flood.

Water: Adequate fire flow as established by the Orange County Fire Authority, along with sufficient water storage for emergency situations and for maintenance of service pressures on an ongoing basis.

Wastewater: Unrestricted flow in sanitary sewers during average and peak conditions.

Solid Waste: Once weekly pick up of residential solid waste. Street sweeping as needed to meet NPDES requirements.

FISCAL ANALYSIS
The proposed Urban Village Specific Plan defines the development capacity of the planning area based primarily on land availability, traffic and parking limitations. The development capacity represents the additional development intensity that could be added to the existing base within the Urban Village. The Plan defines the future development capacity by land use category. The A-2

following limitations are established in the Plan for incremental development above the existing base:
• Retail 183,000 sq. ft .
• Hotel 250 rooms
• Residential 200 units
• Medical Office 138,000 sq. ft .
• General Office 380,000 sq. ft .

Municipal revenues from the proposed land uses fall into four categories. These include sales tax, property tax, transient occupancy tax and State subventions.

Estimates of the potential revenues upon build out can be prepared using comparable values found throughout Southern California. Table 3 presents a tabulation of the estimated revenues from the proposed Urban Village Specific Plan. Retail square footage was broken down into food, service and retail uses, which were estimated individually. Temporary Occupancy Tax (TOT) was estimated by assuming a mid-range hotel. Subventions were limited to Motor Vehicle License Fees, franchise fees and gas tax based on the additional residential population resulting from the development of approximately 200 ownership units. Because the Plan is an enhancement of an existing area that currently benefits from a full range of municipal services, and many of the onetime expenses of developing the area further, such as street improvements, will be financed by those entities developing the area, it is anticipated that the projected revenues will result in a positive net financial impact on the City of Laguna Hills.

A-3

Table 3
Laguna Hills Urban Village Revenue Data
Development Hotel Estimated Development Sales Property Resident Total Tax Type GLA Units Rooms employment Value Tax<2I Tax!') TO"P41 Subvent. <•I Revenue -- -- -- Retail 146,400 439 $18,300,000 $380,640 $31,842 $412,482 RestauranUfood 36,600 183 $6,405,000 $155,550 $11,145 $166,695 Hotel 250 75 $22,500,000 $39,150 $711,750 $750,900
Residential 2QQ(I) $48,000,000 $83,520 $25,050 $83,520
Medical Office!•I 138,000 (7) 587 $24,150,000 $42,021 $42,021 General Office 380,000 (Bl 1,292 $47,500,000 $26,600 $82,650 $109,250 Total 2,576 $166,855,000 $562,790 $290,328 $711,750 $25,050 1,455,618 - 1,522,847('1 Footnotes:
1) Residential assumes ownership units averaging 1200 square feet 2) Sales Tax estimated at sales of $325 psf for retail with 80% retail, $425 for food uses, office at $.07 psf 3) Property Tax rate estimated at $.174
4) TOT estimated at average room rate of $120 and 65% occupancy, 10% tax rate 5) Population estimated at 1.6 person's household, gas tax, MLF and typical franchise fees only 6) Assumes property tax exempt ownership, net leaseable area at 85% of gross building area 7) Assumes no general office
8) Assumes no medical office
9) Range reflects potential mix of medical and general office A-4

APPENDIX B.

BACKGROUND INFORMATION

PUBLIC INPUT
An important component of this Specific Plan is the Public Participation Program to ensure that the business owners, property owners and residents of the community share their thoughts and ideas regarding the Urban Village concepts.

The initial stages of the program involved City staff discussions with property owners in the area to assess the level of support for the project. Based upon these discussions, concept plans were prepared. Information mailers were sent to all property owners within the study area to invite them to community workshops.

There were three workshops held within the Urban Village area. The first one was held on February 21, 2001 at Saddleback Hospital and the second on June 20, 2001 within the Mall. The final community workshop was held on May 22, 2002. All three of the workshops provided the City with valuable insights into the specific development ideas that are important to area residents and merchants.

In addition, the City Views Newsletter (distributed to all residents of the City) described the planning process for the Urban Village and provided an opportunity for comments and suggestions. The workshops and newsletter helped define the most important aspects of the Specific Plan and focus attention on the issues they believed were critical. Approximately 25-30 participants attended each of the workshops. Follow-up questionnaires were distributed to the participants for additional input.

The Land Use Plan is the result of meetings with the major property owners, merchants and residents and the basis for development of this Specific Plan.

Additional opportunities for public review and comment on this plan were provided during the public review period for the environmental documentation required for this project and during the public hearings for the Zone Change adopting the Specific Plan.

GOVERNMENTCODECOMPL~NCE
The Urban Village Specific Plan has been prepared in accordance with Government Code Sections 65450 through 65457 (Specific Plans). Section 65450 provides for the preparation of specific plans by municipalities for the systematic implementation of all or part of the General Plan. This Specific Plan provides policies, guidelines, procedures, programs and regulations necessary to B-1

implement the General Plan. The Urban Village Specific Plan has been prepared at the direction of the Laguna Hills City Council in response to the Community Development and Design element and the General Plan Implementation and Monitoring Program (Laguna Hills General Plan, 1994). The Specific Plan is consistent with the General Plan. A more detailed review of the Specific Plan in relation to the General Plan is outlined below, on the table entitled General Plan Consistency.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
The environmental impact report for the Laguna Hills General Plan was certified in 1994. An Environmental Impact Report was also prepared for the 3-Phase Laguna Hills Mall expansion project and was certified in 1992. Only the first portion of the project was implemented. In accordance with Section 15152 of the Government Code (Tiering), a Mitigated Negative Declaration was prepared for this Specific Plan. The Mitigated Negative Declaration was prepared and made available for public review from September 6, 2002 through October 7, 2002 in accordance with Sections 15070 through 15075 of the Government Code. It will be certified by the Laguna Hills City Council in conjunction with their adoption of the Specific Plan.

GENERAL PLAN CONSISTENCY
The Urban Village Specific Plan is consistent with the goals and policies of the General Plan and is intended to implement each of the General Plan Elements.

The following chart is a comparative description, outlining how the Specific Plan meets and implements the relevant goals and strategies contained within the General Plan.

B-2

General Plan Goals Specific Plan Conformance

HOUSING
Encourage the provision of housing that Several sites are identified for residential is affordable to the extent required by law, or mixed-use projects, with an increased to lower and moderate income density to encourage a variety of housing households, by ensuring that existing types.
owners and prospective developers are
aware of potential affordable housing
development opportunities available
within the Laguna Hills Village.

Promote infill housing development within The Urban Village is surrounded by areas presently approved for residential existing development and the provision of development. housing units in this area would be infill.

Ensure that new residential development The Urban Village includes a variety of is appropriately located with respect to public and private services and facilities public and private services and facilities. that will be strengthened by the Specific Plan.

Promote provision of housing for the There are several existing facilities that elderly, disabled, large families, provide housing for the elderly and homeless, and other special needs disabled that are encouraged to remain groups. within the Urban Village.

LAND USE
Establish an inventory of land uses that The Specific Plan provides for a variety of provides diverse economic, social, and land uses within the Urban Village. cultural opportunities and that reinforces
the characteristics that make Laguna Hills
a desirable place to live.

Promote a mix of attractive, employment Many of the existing and permitted uses in generating business park areas that the Urban Village create a strong provide a sound and diversified economic economic base for the community and base, and that are compatible with the provide employment opportunities. community's overall character.

Maintain an organized pattern of land The land uses permitted in the Urban uses that minimize conflicts between land Village have been selected to ensure uses and respects the bulk, scale and compatibility and the design guidelines of character of existing development. the Specific Plan regulate scale, bulk and massing of new developments.

Encourage the intensification of land uses The Specific Plan not only provides for in an urban village context within the area opportunities for new developments but designated on the General Plan land use also requires the creation of pedestrian map as Village Commercial, thereby pathways to encourage walking between creating a pedestrian-oriented mixed use uses.
retail, office service, and residential area.

B-3

Limit the intensity of land uses within the The Specific Plan includes standards and urban village area to that which can be regulations to limit the intensity of accommodated by the area's roadway development.
system.

GROWTH MANAGEMENT
Require all new development to pay its As part of the development review share of the impacts associated with that process, the potential impacts associated development including impacts on with development projects will be regional traffic mitigation. evaluated and conditioned to minimize project related impacts.

As part of the development review New projects may be required to provide process, ensure that adequate roadways off-site improvements, subject to and other facilities will be available to appropriate reimbursement agreements support buildout of the project. Use the from future development or other financial performance standards included in the mechanisms to ensure that new General Plan Implementation Program as development pays only its proportionate the test for adequacy of City roadways, share for improvements. services, and facilities to support a new
development.

FISCAL MANAGEMENT
Work closely with the Laguna Hills Mall to The Specific Plan provides incentives for avoid any unnecessary delay in the Mall new development within the Urban Village expansion and occupancy. area.

Support the early development of any use Adoption of the Specific Plan and within the city that is both consistent with implementation of the right-of-way the General Plan and can generate a improvements, including the entry features positive net fiscal impact. This will be and landscape parkways will encourage particularly helpful to move the "Urban new developments in the Urban Village.

Village" commercial core forward in a
timely manner.

CIRCULATION & TRANSPORTATION
Maintain a balance between land use and The Specific Plan regulates the intensity of circulation operations by phasing new development by the volume of trip development to levels that can be generation to ensure that adequate accommodated by roadways existing or transportation facilities exist to serve the planned to exist at the time of completion project.
of each phase of the project.

Plan for future intersection improvements The Specific Plan provides for intersection outlined in Table IV-1. improvements in the Urban Village area.

Require new development projects to The Urban Village requires the provision incorporate the provision of bicycle, of pedestrian pathways connecting all transit, and pedestrian facilities. areas of the Village.

B-4

PARKS AND RECREATION
Use major community entries and arterial The Specific Plan provides for enhanced streets to enhance the City's overall edge conditions along the arterials and beauty including the quality of coordinated entry features for the landscaping and landscape maintenance perimeter of the Urban Village. within the public right-of-way.

GENERAL CITY SERVICES AND

FACILITIES
Pursue the development of a Civic The Specific Plan identifies a particular Center, which includes a multi-use location for the Civic Center within the community center. Urban Villaae.

AIR QUALITY
Encourage the development of job- The Specific Plan provides opportunities intensive uses within designated for the development of new job-intensive employment centers to reduce the length uses within the Urban Village. of home-to-job commutes by local
residents.

Amend the Zoning Code to integrate a The Specific Plan permits a variety of Mixed Use Overlay Area for use in the uses, including mixed-use project that Urban Village and Mixed Use General include residential, retail and office uses.

Plan designations as a means to enhance The creation of pedestrian pathways are pedestrian movement throuqhout the City also required to facilitate walkinq.

NOISE
Ensure that new commercial and During review of new developments, the industrial activities (including the potential noise levels will be evaluated placement of mechanical equipment) are and the project will be designed to designed so that activities comply with minimize noise impacts on adjacent uses. the maximum noise level standards at the
property line of adjacent uses, thereby
minimizing impacts on adiacent uses.

B-5

The Village at Laguna Hills
Attachment 3
Ordinance – Amended and Restated Development Agreement
for USE-0239-2025 Village at Laguna Hills Project

ORDINANCE NO. 2026-#

AN ORDINANCE OF THE CITY COUNCIL OF THE

CITY OF LAGUNA HILLS, CALIFORNIA,

APPROVING AND ADOPTING AN AMENDED AND

RESTATED DEVELOPMENT AGREEMENT

BETWEEN THE CITY OF LAGUNA HILLS AND MGP

FUND X LAGUNA HILLS, LLC FOR THE VILLAGE AT
LAGUNA HILLS PROJECT.

WHEREAS, Article 2.5 of Chapter 4 of Division I of Title 7, Sections 65864 through 65869.5 of the California Government Code authorizes a city to enter into a contract which is called a development agreement in order to establish with certainty what regulations will govern the construction of a development; WHEREAS, the City Council adopted Ordinance No. 2022-1 on March 8, 2022, approving a Development Agreement between the City of Laguna Hills (“City”) and MGP Fund X Laguna Hills, LLC (“Owner”), to vest certain project entitlements and further address the implementation of the Village at Laguna Hills project the existing approximately 68-acre former Laguna Hills Mall site generally located along the southerly side of El Toro Road and the westerly side of Avenida de la Carlota of in the City of Laguna Hills (the “Property”); and
WHEREAS, on March 8, 2022 the City Council adopted Resolution No.

PA2022-03- 08-2 approving land use entitlements for the Project delineated as Case No.

USE-010- 2019, which consist of a Site Development Permit for new development, a Master Sign Program for various on-site signs, a Conditional Use Permit for a new health club facility, a Conditional Use Permit for a new hotel, a Conditional Use Permit to allow shared parking, a Vesting Tentative Tract Map, and a Precise Plan for mixed use development of the site, along with conditions of approval with respect thereto; and WHEREAS, the City has previously evaluated the Project’s potential environmental impacts and, on March 8, 2022, adopted Resolution No. PA2022-03-08- 1 making corresponding findings regarding the Project’s compliance with the California Environmental Quality Act pursuant to Public Resources Code Section 21166 and California Code of Regulations, Title 14, Sections 15162 and 15164, and adopting a Fifth Addendum to the Laguna Hills General Plan Program Environmental Impact Report for the Project; and,
WHEREAS, on September 29, 2025, the City was in receipt of an application from the Owner requesting approvals of an Amended and Restated Development Agreement and for Major Modifications to the Village at Laguna Hills project in accordance with the provisions in the original Development Agreement with related land use entitlement amendments for the demolition and removal of the remaining portions of the Laguna Hills Mall structure and the construction of new retail, perimeter commercial pads, two hotels, multifamily housing, townhomes, duplexes,

single family detached homes, a communal open space (Village Park) and related amenities, (the "Project"); and
WHEREAS, on July 14, 2026, the City Council adopted Resolution No.

PA2026-# approving land use entitlements for the Project delineated as Case No. USE0239-2025, which consist of a Site Development Permit for new development; a Master Sign Program for various on-site signs; Conditional Use Permits for two new hotels; a Conditional Use Permit to allow seasonal and temporary uses at the Village Park; a Joint Use Parking Permit; an amended Vesting Tentative Tract Map to subdivide the property into 27 lots; and a Precise Plan for mixed use development of the site, along with conditions of approval with respect thereto; and
WHEREAS, on July 14, 2026, the City Council concurrently approved Ordinance No. 2026-# approving and adopting an amendment to the Urban Village Specific Plan in conjunction with land use entitlements for the Project delineated as Case No. USE-0239-2025, to allow single family detached residential uses by right, to allow a 6-foot building separation between single family detached residential buildings, and to exempt the Village at Laguna Hills Project Site from the City-wide Objective Design Standards;
WHEREAS, in connection with its consideration of the 2026 Project approvals, the City Council has considered the City’s previously certified 2009 Laguna Hills General Plan Program Environmental Impact Report, the Fifth Addendum adopted for the Village at Laguna Hills Project in 2022, the 2026 Village at Laguna Hills Project CEQA Compliance Memorandum dated June 24, 2026, and the whole of the administrative record; and
WHEREAS, based on its consideration of those materials and the whole of the administrative record, the City Council has determined that no subsequent or supplemental environmental impact report is required for the 2026 Project pursuant to Public Resources Code Section 21166 and California Code of Regulations, Title 14, Sections 15162 and 15163, and that the Project remains within the scope of the environmental review previously completed for the Village at Laguna Hills Project; and WHEREAS, the City Council serves as, and is, the Planning Agency of the City pursuant to Government Code Section 65100; and
WHEREAS, on June 24, 2026, as required by Government Code Section 65867, the City caused public notice to be given of the City Council's intention to consider adoption of the development agreement for the Project as provided in Government Code Sections 65090 and 65091 and Chapter 9-96 of the Laguna Hills Municipal Code, and on July 14, 2026, as required by Government Code Section 65867, the City Council held a public hearing on adoption of the development agreement, and introduction and first reading of this ordinance; and,

WHEREAS, on July 14, 2026, the City Council considered the adoption of this ordinance approving and authorizing the execution of the development agreement.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA
HILLS, CALIFORNIA, HEREBY ORDAINS AS FOLLOWS:

SECTION 1. The development agreement with the Owner for the Project attached hereto as Exhibit "A" is hereby APPROVED based on the following statement of findings:

A. The City Council finds that the amended and restated Development Agreement and the Project are consistent with the objectives, policies, general land uses, and programs specified in the Laguna Hills General Plan and the Urban Village Specific Plan, as amended, and implement an urban village identity that includes a variety of high quality public, regional commercial, recreational, and residential uses working in concert to create an "urban village" with enhanced pedestrian areas conveniently linking commercial, residential, and civic areas. The Project includes modifications to the Village at Laguna Hills Project approved in 2022 that will result in Development of the following on the Property:
i. up to 163,215 square feet of space within Retail Buildings; ii. two new Hotel containing up to 239 rooms;
iii. between 1,457 and 1,500 residential units as follows:
a. Market Rate apartments: 901 residential units within three wrap buildings;
b. Affordable apartments: 200 residential units within a podium building; c. Towns: 110 units in three-story, 3-4 bedrooms with two car garages; d. Split: 60 units in three-story, 2-4 bedrooms with one and two car garages
e. Paseo (Single Family Detached): 78 units in three-story, 3-4 bedrooms with two car garages
f. Duplex: 72 units in three-story, 2-4 bedrooms with one and two car garages
g. Motor Court: 36 units in three-story, 2-4 bedrooms with one and two car garages
iv. the construction of park and open space improvements within the Village Park; and
v. the construction of associated public improvements, parking facilities, streets, pedestrian pathways, and other infrastructure.

B. The amended and restated development agreement and the Project are consistent and compatible with the densities and uses authorized for the Project site specified in the Laguna Hills General Plan, the Urban Village Specific Plan, and the Zoning and Development Code of the City.

C. The development agreement provides for the orderly development of the Project property. The development agreement identifies the different phases and timing

for construction of the Project and public improvements.

SECTION 2. The City Council finds that the above recitations are true and correct and constitute the findings of the City Council and Planning Agency in this case.

SECTION 3. The City Manager is hereby directed and authorized to take all necessary actions to implement this ordinance, including but not limited to, to execute the development agreement attached hereto as Exhibit "A" and other related documents, and to make minor clerical or non-substantive changes thereto.

SECTION 4. A fully executed copy of the amended and restated development agreement attached hereto as Exhibit “A” between the City and the Owner shall be filed and maintained in the office of the City Clerk.

SECTION 5. The City Clerk shall record a copy of the development agreement with the Orange County Clerk-Recorder within 10 days of the effective date of this ordinance, on or before August XX, 2026.

SECTION 6. This ordinance shall become effective 30 days after its adoption, on August XX, 2026.

SECTION 7. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this 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 section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.

SECTION 8. The City Clerk shall certify to the adoption of this ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen days after passage and adoption as may be required by law; or, in the alternative, the City Clerk may cause to be published a summary of this ordinance and a certified copy of the text of this ordinance shall be posted in the office of the City Clerk five days prior to the date of adoption of this ordinance; and, within fifteen days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this ordinance, together with the vote for and against the same, in the office of the City Clerk.

PASSED, APPROVED, AND ADOPTED this day of , 2026.

DON CASKEY, MAYOR

1569768.1
ATTEST:
_______________________________________

JOSHUA STEVENSON, CITY CLERK
(STATE OF CALIFORNIA)
(COUNTY OF ORANGE) ss
(CITY OF LAGUNA HILLS )
I, Joshua Stevenson, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing Ordinance No. 2026-# was duly introduced and placed upon its first reading at a Regular Meeting of the City Council on the day of ___, 2026, and that thereafter, said ordinance was duly adopted and passed at a Regular Meeting of the City Council held on the day of _ , 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
(SEAL)
_________________________________

JOSHUA STEVENSON, CITY CLERK

The Village at Laguna Hills
Attachment 3, Exhibit A
Amended and Restated Development Agreement
for USE-0239-2025 Village at Laguna Hills Project

RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:

City of Laguna Hills
c/o City Clerk
24035 El Toro Road
Laguna Hills, California 92653
______________________________________________________________________________ (Space Above Line for Recorder’s Use)
Exempt from Recorder’s Fees Pursuant to
Government Code §§ 6103 and 27383

AMENDED AND RESTATED DEVELOPMENT AGREEMENT
(Village at Laguna Hills Mixed Use Project)

BY AND BETWEEN
THE CITY OF LAGUNA HILLS, a municipal corporation, duly organized and existing under the Constitution and laws of the State of California AND
MGP FUND X LAGUNA HILLS, LLC, a Delaware limited liability company

THIS DEVELOPMENT AGREEMENT SHALL BE RECORDED WITHIN TEN DAYS OF ITS EFFECTIVE DATE PURSUANT TO THE REQUIREMENTS OF GOVERNMENT CODE §65868.5

i

TABLE OF CONTENTS
SECTION 1 DEFINITIONS............................................................................................................5

1.1 2022 Project. ............................................................................................................5

1.2 2026 Project. ............................................................................................................5

1.3 Affordable Housing Developer................................................................................5

1.4 Affordable Housing Laws........................................................................................5

1.5 Affordable Housing PSA. ........................................................................................6

1.6 Affordable Senior Housing Lot. ..............................................................................6

1.7 Affordable Senior Housing Covenant......................................................................6

1.8 Affordable Senior Housing Project..........................................................................6

1.9 Affordable Unit(s)....................................................................................................6

1.10 Area Median Gross Income. ....................................................................................6

1.11 Attached For-Sale Residential Units........................................................................6

1.12 Authorizing Ordinance.............................................................................................6

1.13 CEQA.......................................................................................................................6

1.14 Certificate(s) of Occupancy. ....................................................................................7

1.15 Commence Construction, Commencement of Construction, Commenced Construction........................................................................................7

1.16 Complete Construction, Completed Construction, or Completion of Construction.............................................................................................................7

1.17 City...........................................................................................................................8

1.18 City Manager. ..........................................................................................................8

1.19 Community Benefit Fees. ........................................................................................8

1.20 Covenant Agreement. ..............................................................................................8

1.21 Detached For-Sale Residential Unit.........................................................................8

1.22 Develop, Developed, or Development.....................................................................8

1.23 Development Agreement. ........................................................................................8

1.24 Development Agreement Date.................................................................................8

1.25 Development Agreement Ordinance........................................................................8

1.26 Development Agreement Statute. ............................................................................9

1.27 Development Approvals. .........................................................................................9

1.28 Development Fees....................................................................................................9

1.29 Development Plan....................................................................................................9

1.30 Director. ...................................................................................................................9

1.31 Discretionary Action(s), Discretionary Approval(s), or Discretionary Permit(s)...................................................................................................................9

1.32 Evidence of Transaction. .........................................................................................9

1.33 Excusable Delay.....................................................................................................10

1.34 Excusable Delay re Hotel 1....................................................................................10

1.35 Existing Land Use Regulations..............................................................................10

1.36 Extremely Low Income Households......................................................................10

1.37 Final Map(s)...........................................................................................................10

1.38 Five Lagunas Project..............................................................................................11

1.39 Five Lagunas Entitlements.....................................................................................11

1.40 General Plan...........................................................................................................11

ii

1.41 Gross Rent..............................................................................................................11

1.42 Hotel 1....................................................................................................................11

1.43 Hotel 2....................................................................................................................11

1.44 Hotel / Hotels. ........................................................................................................11

1.45 Hotel Feasibility Study. .........................................................................................11

1.46 Hotel Purchase and Sale Agreement......................................................................11

1.47 HVS........................................................................................................................11

1.48 Litigation Delay. ....................................................................................................11

1.49 Lot Line Adjustment..............................................................................................11

1.50 Major Project Modification(s). ..............................................................................11

1.51 Milestones..............................................................................................................12

1.52 Ministerial Action(s), Ministerial Approval(s), or Ministerial Permit(s). .............12

1.53 Mitigation Fee Act. ................................................................................................12

1.54 Mitigation Monitoring Program.............................................................................12

1.55 Mortgage................................................................................................................12

1.56 Mortgagee. .............................................................................................................12

1.57 Multifamily Building. ............................................................................................12

1.58 New Retail or Retail...............................................................................................13

1.59 Original Development Agreement Date. ...............................................................13

1.60 Owner.....................................................................................................................13

1.61 Owner’s Public Art Obligation. .............................................................................13

1.62 Pad(s). ....................................................................................................................13

1.63 Pad Lease. ..............................................................................................................13

1.64 Partial Assignment and Assumption Agreement. ..................................................13

1.65 Parties; Party. .........................................................................................................13

1.66 Phase One...............................................................................................................13

1.67 Phase One Required Improvements.......................................................................14

1.68 Phase One Elective Improvements. .......................................................................14

1.69 Phase Two..............................................................................................................14

1.70 Phase Two Required Improvements. .....................................................................14

1.71 Phase Two Elective Improvements........................................................................14

1.72 Project Trip Budget Allocation..............................................................................14

1.73 Property..................................................................................................................14

1.74 Public Art...............................................................................................................14

1.75 Qualified Hotel Consultant. ...................................................................................15

1.76 Quality Tenant. ......................................................................................................15

1.77 Quimby Act............................................................................................................15

1.78 Required Improvements.........................................................................................15

1.79 Residential Building(s). .........................................................................................15

1.80 Residential Unit. ....................................................................................................15

1.81 Restricted Income Households. .............................................................................15

1.82 Restricted Income Units.........................................................................................15

1.83 Retail Buildings. ....................................................................................................15

1.84 Retail Lease............................................................................................................15

1.85 Retail Lessee. .........................................................................................................15

1.86 Senior(s).................................................................................................................15

iii

1.87 Specific Plan. .........................................................................................................16

1.88 Site Plan. ................................................................................................................16

1.89 Specific Plan Area Trip Budget Allocation. ..........................................................16

1.90 Subsequent Development Approvals.....................................................................16

1.91 Subsequent Land Use Regulations.........................................................................16

1.92 Term.......................................................................................................................16

1.93 Third Party Challenge............................................................................................16

1.94 Traffic Impact Analysis. ........................................................................................17

1.95 Twenty Year Period. ..............................................................................................17

1.96 Uniform Codes.......................................................................................................17

1.97 Units. “Units” means Residential Units and Affordable Units..............................17

1.98 Updated Hotel Feasibility Study............................................................................17

1.99 Upscale...................................................................................................................17

1.100 Veteran(s)...............................................................................................................17

1.101 Village Park. ..........................................................................................................17

1.102 Zoning Code...........................................................................................................17 SECTION 2 TERM........................................................................................................................17

2.1 Duration of Term. ..................................................................................................17

2.2 Extension of Term..................................................................................................18

2.3 Termination Due to Judicial Order. .......................................................................18

2.4 Automatic Termination upon Completion of 2026 Project. ..................................18

2.5 Effect of Expiration of Term Prior to Completion of 2026 Project.......................18 SECTION 3 BINDING COVENANTS.........................................................................................18 SECTION 4 EFFECT OF AGREEMENT ....................................................................................19 SECTION 5 DEVELOPMENT OF PROJECT.............................................................................19

5.1 Rights to Develop; Owner Applications for Limited Density Increase.................19

5.2 Vesting of Rights of Developer. ............................................................................20

5.3 Effect of Development Agreement on Land Use Regulations...............................20

5.4 Timing of Development.........................................................................................20

5.5 Tentative Subdivision Map and Other Entitlement Extensions.............................23

5.6 Project Trip Budget Allocation..............................................................................23 SECTION 6 ENFORCEMENT.....................................................................................................24 SECTION 7 PUBLIC BENEFITS.................................................................................................24

7.1 Payment of Community Benefit Fees....................................................................24

7.2 Affordable Housing. ..............................................................................................25

7.3 Provision of the Village Park Improvements.........................................................26

7.4 Provision of Public Art and Payment of Public Art In-Lieu Fees. ........................26

7.5 Provision of Public Improvements.........................................................................26

7.6 Provision of Private Infrastructure Improvements On and Within the Property..................................................................................................................27 SECTION 8 PUBLIC IMPROVEMENTS AND SERVICES ......................................................27

8.1 Public Improvements Required to Support the 2026 Project.................................27

iv

8.2 Cooperation by City and Owner for Public Improvements. ..................................27

8.3 Timing, Phasing and Sequence of Public Improvements and Facilities................28

8.4 Maintenance of Public Improvements. ..................................................................28

8.5 Acceptance of Improvements; As-Built or Record Drawings. ..............................28 SECTION 9 DEDICATIONS AND EXACTIONS ......................................................................29

9.1 Dedications In Conjunction With Public Improvements.......................................29

9.2 Dedication for Enhanced Parkway Improvements Along Avenida de la Carlota....................................................................................................................29

9.3 Dedication of Landscape Maintenance Easement for Entry Monuments..............29

9.4 Dedication of Easement for Traffic Signal Equipment..........................................29 SECTION 10 FEES .......................................................................................................................30

10.1 Development Fees Applicable to the 2026 Project................................................30

10.2 Fees Applicable for Modified Development Approvals........................................30

10.3 Public Park In-lieu Fees.........................................................................................30

10.4 Public Art In-lieu Fees...........................................................................................32

10.5 Community Benefit Fees. ......................................................................................33

10.6 Additional City Remedies for Non-Payment of Fees Owed by Owner.................36

10.7 Annual Development Agreement Administration Fee. .........................................36 SECTION 11 EXISTING USES; AUTOMATIC RESCISSION OF 2016 FIVE LAGUNAS ENTITLEMENTS .............................................................................37

11.1 Existing Uses. ........................................................................................................37

11.2 Rescission of Prior Entitlements............................................................................37 SECTION 12 FUTURE APPROVALS.........................................................................................37

12.1 Basis for Denying or Conditionally Granting Future Subsequent Development Approvals. .......................................................................................37

12.2 Standard of Review of Subsequent Development Approvals................................37

12.3 City Review of Major Project Modifications.........................................................37

12.4 Potential Condemnation of Pad 4 and Hotel 1.......................................................38 SECTION 13 AMENDMENT.......................................................................................................38

13.1 Initiation of Amendment........................................................................................38

13.2 Procedure. ..............................................................................................................39

13.3 Consent. .................................................................................................................39

13.4 Effect of Amendment to Development Agreement. ..............................................39

13.5 Operating Memoranda. ..........................................................................................39 SECTION 14 NON-CANCELLATION OF RIGHTS ..................................................................39 SECTION 15 UNDERTAKINGS AND ASSURANCES CONTEMPLATED AND PROMOTED BY DEVELOPMENT AGREEMENT STATUTE........................40 SECTION 16 RESERVED AUTHORITY....................................................................................40

16.1 Reservation of Authority With Respect to Subsequent Development Approvals and Major Project Modifications..........................................................40

v

16.2 State and Federal Laws and Regulations. ..............................................................40

16.3 Uniform Codes.......................................................................................................40

16.4 Public Health and Safety........................................................................................40 SECTION 17 CANCELLATION..................................................................................................41

17.1 Initiation of Cancellation. ......................................................................................41

17.2 Procedure. ..............................................................................................................41

17.3 Consent of Owner and City....................................................................................41

17.4 Fee Payment Obligations. ......................................................................................41 SECTION 18 PERIODIC REVIEW..............................................................................................41

18.1 Time for Review. ...................................................................................................41

18.2 Owner’s Submission. .............................................................................................41

18.3 Findings..................................................................................................................42

18.4 Initiation of Review by City. .................................................................................42

18.5 Non-Compliance by Owner. ..................................................................................42

18.6 Notice to Owner.....................................................................................................43

18.7 Public Hearing. ......................................................................................................43

18.8 Decision. ................................................................................................................43

18.9 Standard of Review................................................................................................43

18.10 Implementation. .....................................................................................................43

18.11 Schedule for Compliance.......................................................................................43 SECTION 19 DEFAULTS AND REMEDIES..............................................................................43

19.1 Default....................................................................................................................43

19.2 Notice of Default / Cure.........................................................................................44

19.3 Remedies................................................................................................................44 SECTION 20 [INTENTIONALLY OMITTED]...........................................................................45 SECTION 21 ASSIGNMENT.......................................................................................................45

21.1 Right to Assign. .....................................................................................................45

21.2 Release upon Transfer............................................................................................46

21.3 City’s Consent........................................................................................................46 SECTION 22 GENERAL..............................................................................................................46

22.1 Excusable Delay.....................................................................................................46

22.2 Construction of Development Agreement. ............................................................49

22.3 Severability; Court Finding Materially Impairing Consideration; Cancellation For Protracted Litigation Delay or Significant CEQARelated Costs. ........................................................................................................49

22.4 Cumulative Remedies. ...........................................................................................50

22.5 Indemnification......................................................................................................50

22.6 Cooperation in the Event of Legal Challenge........................................................51

22.7 Public Agency Coordination..................................................................................51

22.8 Initiative Measures.................................................................................................51

22.9 Attorneys’ Fees. .....................................................................................................51

22.10 No Waiver..............................................................................................................52

vi

22.11 Authority to Execute..............................................................................................52

22.12 Notice.....................................................................................................................52

22.13 Captions. ................................................................................................................53

22.14 Consent. .................................................................................................................53

22.15 Further Actions and Instruments............................................................................53

22.16 Subsequent Amendment to Authorizing Statute....................................................53

22.17 Governing Law. .....................................................................................................53

22.18 Effect on Title. .......................................................................................................53

22.19 Mortgagee Protection.............................................................................................54

22.20 Notice of Default to Mortgagee, Right of Mortgagee to Cure...............................54

22.21 Bankruptcy.............................................................................................................54

22.22 Disaffirmance.........................................................................................................54

22.23 No Third Party Beneficiaries. ................................................................................55

22.24 Jurisdiction and Venue...........................................................................................55

22.25 Project as a Private Undertaking............................................................................55

22.26 Restrictions. ...........................................................................................................55

22.27 Recitals...................................................................................................................55

22.28 Recording...............................................................................................................56

22.29 Entire Agreement...................................................................................................56

22.30 Successors and Assigns..........................................................................................56

22.31 Exhibits. .................................................................................................................56

22.32 Waiver of Right to Protest. ....................................................................................56

1 AMENDED AND RESTATED DEVELOPMENT AGREEMENT

BETWEEN

THE CITY OF LAGUNA HILLS
AND

MGP FUND X LAGUNA HILLS, LLC
This Amended and Restated Development Agreement ("Development Agreement") is made and entered into this ______ day of _______ 2026 ("Development Agreement Date"), by and between the City of Laguna Hills, a municipal corporation, duly organized and existing under the Constitution and laws of the State of California ("City") and MGP FUND X Laguna Hills, LLC, a Delaware limited liability company ("Owner"), pursuant to the authority set forth in Article 2.5 of Chapter 4 of Division I of Title 7, Sections 65864 through 65869.5 of the California Government Code (the "Development Agreement Statute").

RECITALS
This Development Agreement is predicated upon the following facts:

A. City is authorized, pursuant to California Government Code §§65864 through 65869.5 (the "Development Agreement Statute") and Chapter 9-84 of the Laguna Hills Municipal Code (the "Development Agreement Ordinance") to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property in order to, among other things: encourage and provide for the development of public facilities in order to support development projects; provide certainty in the approval of development projects in order to avoid the waste of resources and the escalation in project costs and to encourage investment in and commitment to comprehensive land use planning, which will make maximum efficient utilization of resources at the least economic cost to the public; provide assurance to the applicants of development projects: (i) that they may proceed with their projects in accordance with existing policies, rules and regulations, subject to the conditions of approval of such projects and provisions of such development agreements, and (ii) encourage private participation in comprehensive planning and reduce the private and public economic costs of development.

B. These Recitals refer to and utilize certain terms which are defined in this Development Agreement. The Parties intend to refer to those definitions in conjunction with the use thereof in these Recitals.

C. Owner represents that it owns in fee the approximately 68-acre former Laguna Hills Mall site (the "Property") located in the City of Laguna Hills within the Specific Plan area, and more particularly described in Exhibit A attached hereto.

D. City desires that the approximately 240-acre area bounded by Paseo de Valencia on the north and west, Los Alisos Boulevard on the south, and I-5 on the east be developed in a manner consistent with the Village Commercial land use designation of the City’s General Plan, which generally envisions the development of this area as a community core in which a variety of public, regional commercial, recreational, and high density residential uses work in concert to

2 create an "urban village" with enhanced pedestrian areas conveniently linking commercial, residential, and civic areas.

E. In order to carry out the goals and policies of the General Plan for the Village Commercial area, on November 26, 2002, the Laguna Hills City Council adopted the Urban Village Specific Plan (the "Specific Plan"), establishing a land use concept, plans for additional public open space and pedestrian pathways, design guidelines, and development standards for new developments in the Specific Plan area aimed at creating an urban village identity. The allowed development intensity in the Specific Plan area is determined based upon vehicle trip generation limits, rather than land use type or size, and the Specific Plan provides for flexibility in development options and the mixture of land uses, provided established anticipated aggregate vehicle trip limits generated by new development are not exceeded. The City implements this aspect of the Specific Plan through a vehicle trip budget debiting process pursuant to which additional peak hour vehicle trips generated by each new development or redevelopment project are subtracted from the current aggregate total additional peak hour vehicle trips available to accommodate future new development in the Specific Plan area (the "Specific Plan Area Trip Budget Allocation"). Pursuant to the Specific Plan, applicants for new development projects are authorized to develop to the maximum intensity of their plans, otherwise consistent with the Specific Plan, upon verification that the vehicle trip generation impacts created by the new development shall not exceed the remaining Specific Plan Area Trip Budget Allocation. In July 2009, the Laguna Hills City Council adopted a comprehensive update to the City’s General Plan, which authorized increased development intensity, and a corresponding increased number of authorized aggregate additional vehicle trips to accommodate future development projects, within the Specific Plan area. In April 2011, the Laguna Hills City Council approved amendments to the Specific Plan in order to implement the General Plan update.

F. In March 2016, the City Council approved a Site Development Permit, Master Sign Program, Conditional Use Permit, Parking Use Permit, Vesting Tentative Tract Map, and Precise Plan No. 2-15-3114 for the Property, which authorized redevelopment of the Laguna Hills Mall and the Property with a mixed-use retail and residential project, branded the Five Lagunas Project.

G. Owner subsequently submitted applications to modify the Five Lagunas Project and replace it with revised land use entitlements to permit redevelopment of the Property through the demolition and removal of the former Laguna Hills Mall structure and the construction on the Property of a new retail and entertainment core, commercial pads, office buildings, a hotel, multifamily housing, parking structures, a central communal open space and related amenities, (hereinafter referred to as the "2022 Project").

H. On March 8, 2022, the City Council adopted Resolution No. PA2022-03-08-2 approving land use entitlements for the 2022 Project, as set forth in Case No. USE-010-2019, which included a Site Development Permit, a Precise Plan, a Master Sign Program, a Vesting Tentative Tract Map, a Parking Use Permit, a Conditional Use Permit for a hotel, and a Conditional Use Permit for a health club, along with associated conditions of approval (collectively, and all as more particularly defined herein and as amended, the "2022 Approvals").

3 I. To further implement the Project, City and Owner subsequently entered into that certain Development Agreement between City and Owner, dated April 22, 2022, and recorded April 25, 2022, as Document No. 2022000155625 of the Official Records of Orange County (hereinafter, the "Original Agreement"), which was approved by City of Laguna Hills Ordinance No. 2022-1 on March 22, 2022.

J. Due to evolving market conditions, Owner now desires to modify the 2022 Project, which changes primarily include, but are not limited to, diversifying the residential mix with new attached for-sale units and single-family detached for-sale units alongside multifamily housing, incorporating a second hotel, and reducing the total square footage of the retail, while removing previously planned office space and parking structures.

L. Per the terms and conditions of the Original Agreement, Major Project Modifications require approval of the City Council.

M. On July 14, 2026, the City Council (sitting as the combined Planning Agency and City Council) adopted Resolution No. [_____________] conditionally approving the modified entitlements for the 2026 Project, as set forth in Case No. [USE-###-2026], as well as adopting the requested amendment to the Specific Plan, for the 2026 Project (collectively, the "Development Approvals").

N. The City has evaluated the potential environmental impacts of the 2026 Project and, on July 14, 2026, adopted Resolution No. [____________] making corresponding findings regarding the 2026 Project’s compliance with the California Environmental Quality Act pursuant to Public Resources Code Section 21166 and California Code of Regulations, Title 14, Sections 15162 and 15164.

O. The Parties now desire to enter into this Development Agreement to reflect the 2026 Project, including to ensure that Owner delivers equivalent or enhanced public benefits to the community compared to the terms of the Original Agreement.

P. City desires to accomplish the goals and objectives set forth in City’s General Plan and the Specific Plan and finds that the 2026 Project will accomplish said goals and objectives. The City has determined that the 2026 Project is consistent with the General Plan, the Specific Plan and the Existing Land Use Regulations, as defined below.

Q. In accordance with the Specific Plan, a traffic impact analysis dated April 30, 2026 (the "Traffic Impact Analysis") was prepared by Linscott, Law & Greenspan, Engineers, which analyzes the potential traffic impacts of the 2026 Project, calculates the net change in peak hour vehicle trips that will be generated as a result of the 2026 Project, and demonstrates that there are sufficient remaining additional peak hour vehicle trips available in the current Specific Plan Area Trip Budget Allocation to accommodate the 2026 Project.

R. As consideration for the benefits gained by Owner from the vested rights acquired pursuant to the Development Agreement Statute and to conform with the requirements of the Specific Plan, City is requiring that Owner construct and install, as part of Development of the 2026 Project, certain public improvements and provide other public benefits.

4 S. In order to avoid any misunderstandings or disputes which may arise from time to time between Owner and City concerning the proposed Development of the 2026 Project and to assure each party of the intention of the other as to the processing of any land use entitlements which now or hereafter may be required for such development, the Parties believe it is desirable to set forth their intentions and understandings in this Development Agreement. In order for both City and Owner to achieve their respective objectives, it is imperative that each be as certain as possible that Owner will develop and that City will permit Owner to proceed with Development of the 2026 Project and public improvements and other public benefits as approved by City within the time periods provided in this Development Agreement, except as otherwise indicated herein.

T. The City caused public notice to be given of the City Council’s intention to consider adoption of this Development Agreement for the 2026 Project as required by Section 65867 of the Development Agreement Statute.

U. The City Council held public hearings on the Development Agreement as required by Section 65867 of the Development Agreement Statute.

V. The City Council hereby finds and determines that this Development Agreement:
(i) is consistent with the objectives, policies, general land uses, and programs contained City’s General Plan and the Specific Plan, as amended concurrently herewith; (ii) is compatible with the uses authorized in the Village Commercial land use district; (iii) provides for the orderly development of the Property; and (iv) is entered into pursuant to and in compliance with the requirements of Section 65867 of the Development Agreement Statute.

W. In preparing and adopting the General Plan and in granting the Development Approvals and the amendment to the Specific Plan, City considered the health, safety and general welfare of the residents of City and prepared in this regard an extensive environmental impact report and other studies. Without limiting the generality of the foregoing, in preparing and adopting the General Plan and in granting the Development Approvals, the City Council carefully considered and determined the projected needs (taking into consideration the planned development of the 2026 Project and all other areas within the City) for water service, sewer service, storm drains, electrical facilities, traffic/circulation infrastructure, police and fire services, paramedic and similar improvements, facilities and services within the Specific Plan area, and the appropriateness of the density and intensity of the development comprising the Project and the needs of City and surrounding areas for other infrastructure.

X. On _______, 2026, the City Council adopted the Authorizing Ordinance approving and authorizing the execution of this Development Agreement.

Y. Upon the effective date of the Authorizing Ordinance, this Development Agreement shall supersede and replace the Original Agreement in its entirety, which shall thereafter be of no further force or effect and the rights and obligations of City and Owner with respect to the 2026 Project shall be governed exclusively by the terms and conditions set forth herein.

5 NOW, THEREFORE, pursuant to the authority contained in the Development Agreement Statute, and pursuant to the Development Agreement Ordinance, and pursuant to the mutual promises and covenants herein contained, the Parties hereto agree as follows:

SECTION 1 DEFINITIONS
The following words and phrases are used as defined terms throughout this Development Agreement, and each defined term shall have the meaning set forth below.

1.1 2022 Project. The "2022 Project" is defined in Recital G.

1.2 2026 Project. The "2026 Project" means those certain improvements described in the Development Approvals, the Subsequent Development Approvals, and any Major Project Modifications. In general, the 2026 Project consists of the Development of the Property with a multi-phase, mixed-use project generally consisting of the Development of the following on the Property: (i) up to 163,215 square feet of retail space (including 140,120 square feet of New Retail); (ii) two Hotels containing between 225 to 240 rooms combined; (iii) 356 Attached ForSale Residential Units; (iv) 90 Detached For-Sale Residential Units; (v) three Multifamily Buildings containing approximately 1,011 Residential Units (subject to the possible substitution of Attached for-Sale Residential Units described in Section 5.4.1(C)); (vi) construction and operation of the Affordable Senior Housing Project per the terms of the Affordable Senior Housing Covenant which shall include 200-250 Affordable Units; (vii) the construction of park and open space improvements within the Village Park; (viii) and the construction of associated pubic improvements, parking facilities, streets, pedestrian pathways, and other infrastructure subject to phasing of said improvements to align with a coordinated build-out plan. The approximate locations and/or building envelope of the Attached For-Sale Residential Units, Multifamily Buildings, Detached For-Sale Residential Units, Retail Buildings, Hotels, Village Park, and other improvements authorized by the Development Approvals are generally depicted on the Site Plan.

1.3 Affordable Housing Developer. "Affordable Housing Developer" means Meta Development Partners, LLC ("Meta") or any replacement affordable housing developer identified by Owner; provided that any such replacement affordable housing developer shall be subject to the prior written approval of the City, which approval shall not be unreasonably withheld, conditioned, or delayed. Notwithstanding the foregoing, Meta shall be permitted to assign its rights to any tax credit partnership in which Meta Development, LLC (or a limited liability company in which Meta acts as the managing member) acts as a general partner without City approval.

1.4 Affordable Housing Laws. "Affordable Housing Laws" means all state, federal and local laws, rules, regulations and program requirements governing the financing, development, operation, marketing, occupancy and affordability of housing subject to income or age restrictions, including, without limitation, Internal Revenue Code Section 42, CDLAC regulations, TCAC regulations, HUD requirements, fair housing laws, and any requirements imposed by public lenders or governmental funding sources.

6 1.5 Affordable Housing PSA. "Affordable Housing PSA" means the purchase and sale agreement between Owner and the Affordable Housing Developer for the conveyance of the Affordable Senior Housing Lot, which agreement shall include a condition precedent to closing that requires the Affordable Housing Developer to secure financing for the development of the Affordable Senior Housing Project, and which, subsequent to closing, requires the Affordable Housing Developer to develop the Affordable Senior Housing Project consistent with Exhibit F.

The terms and condition of the Affordable Housing PSA shall be subject to the terms of this Agreement.

1.6 Affordable Senior Housing Lot. "Affordable Senior Housing Lot" means the approximately 3.2-acre parcel generally depicted on the Site Plan attached hereto as "Lot 27 Affordable" which is to be used for the Affordable Senior Housing Project. Owner will deliver the Affordable Senior Housing Lot to an Affordable Housing Developer for the construction of the Affordable Senior Housing Project consistent with the requirements of Subsection 5.4.1(D).

1.7 Affordable Senior Housing Covenant. Means a restrictive covenant to be recorded against the Affordable Senior Housing Lot substantially in the form of Exhibit F.

1.8 Affordable Senior Housing Project. "Affordable Senior Housing Project" means the development and operation of between 200 and 250 Affordable Units on the Affordable Senior Housing Lot, which Affordable Units shall (i) be Restricted Income Units, (ii) have an average level of affordability, across the entire Affordable Senior Housing Project, of sixty percent (60%) of Area Median Gross Income, at least ten percent (10%) of which shall be affordable to Extremely Income Households, and (iii) be subject to the terms of the Affordable Housing Covenant.

1.9 Affordable Unit(s). "Affordable Unit(s)" means a unit or units of housing that is/are located within the Affordable Senior Housing Building and is/are affordable to Restricted Income Households, as those terms are defined herein.

1.10 Area Median Gross Income. "Area Median Gross Income" means the income for each Affordable Unit as determined consistent with Internal Revenue Code Section 42(g)(1)(B) as published by the California Tax Credit Allocation Committee at the time the Affordable Units are put in service.

1.11 Attached For-Sale Residential Units. "Attached For-Sale Residential Units" refers to each of the proposed units, which may include two-unit buildings (duplex units), within the areas shown as Lot 9 & 10 North Residential (see Section 1.68 and Section 5.4.1(C)), "Lot 11 Townhomes UA-Towns," "Lot 12 Townhomes UA-Towns," "Lot 13 Townhomes UA-Towns," "Lot 14 Townhomes UA-Split," "Lot 16 Duplex," and "Lot 18 Duplex," "Lot 20 Townhomes UA-MR2," and "Lot 21 Duplex," as shown on the Site Plan.

1.12 Authorizing Ordinance. The "Authorizing Ordinance" means Ordinance No. [__________] approving and authorizing this Development Agreement.

1.13 CEQA. "CEQA" means the California Environmental Quality Act, Public Resources Code Section 21000 et seq., and the regulations adopted pursuant thereto (Title 14 of

7 the California Code of Regulations, Section 15000 et seq.), as they may be amended from time to time.

1.14 Certificate(s) of Occupancy. "Certificate(s) of Occupancy" means certificate(s) of occupancy granted by the building department of the City in accordance with the Uniform Building Code.

1.15 Commence Construction, Commencement of Construction, Commenced Construction. "Commence Construction," Commencement of Construction," or "Commenced Construction" means:

1.15.1 With respect to the Phase One Required Improvements and both Hotels, Owner has delivered the required Evidence of Transactions and begun actual construction of vertical components of buildings in reliance upon a validly issued building permit.

1.15.2 With respect to Phase Two Required Improvements, Owner has begun actual construction of vertical components of buildings on each Pad in reliance upon validly issued building permits; provided, however, for any two (2), at Owner’s election, of the four (4) retail pads shown as Pad 1, Pad 2, Pad 3, and Pad 4 on the Site Plan, the execution of a ground lease for such Pad and stubbing of utilities to the Pad shall satisfy the obligation to Commence Construction with respect to the two (2) pads so elected.

1.15.3 With respect to the Village Park, Owner has demolished the existing Nordstrom Rack building and has commenced the installation of Village Park improvements, which may include paving, landscaping, or any hardscape element, pursuant to the Development Approvals. Once the Owner has Commenced Construction of each of the Retail Buildings, the Hotels, and/or Village Park, the Owner shall Complete Construction, as hereinafter defined, with commercially reasonable diligence, but in no event later than the earlier to occur of (i) two (2) years after Commencement of Construction, and (ii) the fifth (5th) anniversary date of the Development Agreement Date.

1.16 Complete Construction, Completed Construction, or Completion of Construction. "Complete Construction," "Completed Construction," or "Completion of Construction" means:

1.16.1 With respect to Multifamily Buildings, Attached For-Sale Residential Units, Single-Family Detached For-Sale Residential Units, Retail Buildings, the Affordable Senior Housing Project, and any Hotel, Owner has (i) requested and is entitled to issuance of temporary or permanent Certificates(s) of Occupancy, and (ii) obtained written approval from the appropriate City officials for all Public Improvements required to be completed prior to issuance of the relevant Certificate(s) of Occupancy pursuant to the Development Approvals.

1.16.2 With respect to the Village Park, Owner has (i) installed all landscaping, irrigation, lighting, pedestrian pathways, water features, shade structures, seating, equipment, and/or other infrastructure; (ii) Completed Construction of the buildings on Pads 5, 6, 7, and 8 as shown on the Site Plan, subject to subsection 1.15.3 below; and (iii) Commenced Construction of Shops B and Shops C at the locations shown on the Site Plan (or alternative locations subject to Owner election under Section 5.4.1(C) hereof).

8 1.16.3 With respect to the buildings on Pads 5, 6, 7, and 8 as shown on the Site Plan, completion of a weather-tight building envelope consisting of the completed foundation, primary structural frame, and finished roof, delivered with utility services stubbed-out within the premises, but not including any interior HVAC distribution, electrical systems, plumbing fixtures, or other finishes.

1.17 City. "City" means the City of Laguna Hills, a municipal corporation, duly organized and existing under the Constitution and laws of the State of California.

1.18 City Manager. "City Manager" means the City Manager of the City of Laguna Hills or his or her designee.

1.19 Community Benefit Fees. "Community Benefit Fees" are described in Section

10.5 of this Development Agreement. Because Community Benefit Fees are an obligation arising from this Development Agreement, they are not Development Fees and subject to the Mitigation Fee Act or the Quimby Act, and City may deposit such payments into the City’s general fund and expend such funds for any lawful purpose.

1.20 Covenant Agreement. "Covenant Agreement" means the covenant agreement with the City as required by the Development Approvals relating to the ownership, operation, and maintenance of the Village Park and other open space.

1.21 Detached For-Sale Residential Unit. "Detached For-Sale Residential Unit" shall mean each of the units within the areas shown as "Lot 17 SFD UA-Paseo" and "Lot 19 SFD UAPaseo" depicted on the Site Plan.

1.22 Develop, Developed, or Development. "Develop," "Developed," or "Development" means the improvement or renovation of the Property for the purposes of completing the structures, improvements and facilities comprising the Project, including, without limitation: grading; the construction of infrastructure and public facilities related to the Project, whether located within or outside the Property; the construction of buildings, structures, and other facilities; the installation of landscaping; and the construction of other facilities and improvements necessary or appropriate for the Project. "Develop," "Developed," or "Development" does not mean the maintenance, repair or reconstruction of any building, structure, improvement, landscaping or facility after the Completion of Construction.

1.23 Development Agreement. "Development Agreement" means this Amended and Restated Development Agreement and any subsequent amendments to this Amended and Restated Development Agreement which have been made in compliance with the provisions of this Amended and Restated Development Agreement, the Development Agreement Statute, and the Development Agreement Ordinance.

1.24 Development Agreement Date. The "Development Agreement Date" means the effective date of the Authorizing Ordinance, which date is shown on page 1, paragraph 1 of this Development Agreement.

1.25 Development Agreement Ordinance. The "Development Agreement Ordinance" means Chapter 9-84 of the Laguna Hills Municipal Code.

9 1.26 Development Agreement Statute. The "Development Agreement Statute" means Sections 65864 through 65869.5 of the California Government Code as it exists on the Development Agreement Date.

1.27 Development Approvals. "Development Approvals" means those certain land use entitlements associated with Case No. USE-xxx-2026 approved for the Project by the City on July 14, 2026, and which include a Site Development Permit, a Precise Plan, a Master Sign Program, a Vesting Tentative Tract Map, a Parking Use Permit, and the amendments to the Specific Plan approved concurrently with this Development Agreement. To the extent any of the land use entitlements approved for the 2026 Project are further amended from time to time upon application by Owner, Development Approvals shall include such matters as so amended. If this Development Agreement is required by law to be amended in order for Development Approvals to include any such amendments, Development Approvals shall not include such amendments unless and until this Development Agreement is so amended.

1.28 Development Fees. "Development Fees" shall have the meaning ascribed in Section 10.1 herein, and as more specifically described in Exhibit B attached hereto.

1.29 Development Plan. "Development Plan" means this Development Agreement, the Development Approvals, and the Existing Land Use Regulations, as well as all Subsequent Development Approvals, and all Subsequent Land Use Regulations to which Owner has consented to in writing, which consent shall be in Owner’s sole and absolute discretion.

Depending on the context, "Development Plan" may also mean Development of the Project in accordance with the Development Plan.

1.30 Director. "Director" means the Community Development Director of the City of Laguna Hills.

1.31 Discretionary Action(s), Discretionary Approval(s), or Discretionary Permit(s). "Discretionary Action(s)", "Discretionary Approval(s)", or "Discretionary Permit(s)" means an action which requires the exercise of judgment, deliberation or discretion on the part of the City, including any board, agency, commission or department and any officer or employee thereof, in the process of approving or disapproving a particular activity, as distinguished from an activity which is defined herein as a Ministerial Action, Ministerial Approval, or Ministerial Permit.

1.32 Evidence of Transaction. "Evidence of Transaction" means:

1.32.1 With respect to each of Anchor 1, Anchor 2, or Shops A, the recordation of a memorandum of Retail Lease in the Official Records of Orange County; provided, however, that for each of Anchor 1 and Anchor 2, such memorandum of Retail Lease must be executed with a Quality Tenant. The memorandum of Retail Lease shall identify the tenant, the delivery conditions with respect to improvements that are the subject matter of the Retail Lease, the brand under which the tenant will operate the business, and the term of the Retail Lease.

1.32.2 With respect to each of Hotel 1 or Hotel 2, the recordation of a memorandum of Hotel Purchase and Sale Agreement in the Official Records of Orange County, and the delivery to the City Attorney of a redacted copy of the franchise agreement for the respective Hotel reflecting the quality of the Hotel as Upscale, identification of the Hotel flag,

10 number of rooms, and terms for compliance with any Project condition of approval requiring that the hotel operator check guests out and back in before thirty (30) days accrue on any stay.

1.32.3 With respect to the Affordable Senior Housing Lot, the recordation of a grant deed in the Official Records of Orange County with respect to the lot shown on the Site Map as "Lot 27 Central Affordable," and the concurrent recordation of financing for the construction of the Affordable Housing Units pursuant to the Affordable Housing PSA, which Affordable PSA includes, at minimum, the following, and with the same evidenced in the recorded memorandum: (i) a condition precedent to closing that requires the Affordable Housing Developer to secure financing for the Affordable Senior Housing Project; (ii) Commencement of Construction within one (1) year of the date of closing; and (iii) the recordation of the Affordable Senior Housing Covenant.

1.33 Excusable Delay. "Excusable Delay" is defined in Section 22.1.

1.34 Excusable Delay re Hotel 1. "Excusable Delay re Hotel 1" means a delay in the Commencement of Construction of Hotel 1 which results from the failure of the market to support an Upscale hotel as demonstrated by an Updated Hotel Feasibility Study. For purposes of clarity, Excusable Delay re Hotel 1 is not applicable, under any circumstance, to Hotel 2, nor is it applicable in the event Hotel 1 cannot be constructed on Lot 24 due to actions of a thirdparty public agency. Owner shall demonstrate the existence of Excusable Delay re Hotel pursuant to those procedures described in Subsection 5.4.6. Notwithstanding anything herein to the contrary, "Excusable Delay," as described in Section 22.1, is not applicable to the Development of the Hotels.

1.35 Existing Land Use Regulations. "Existing Land Use Regulations" means all ordinances, laws, resolutions, codes, rules, regulations, moratoria, initiatives, policies, requirements, or guidelines of the City in effect on the Original Development Agreement Date, which govern the permitted uses of land, the density and intensity of use, and the design, improvement, construction standards and specifications applicable to the development of the Property, including, but not limited to, the General Plan, the Zoning Code, the Specific Plan, Mitigation Monitoring Program, and all other ordinances of City establishing subdivision standards, park regulations, impact or Development Fees and building and improvement standards, except as expressly provided to the contrary in the Authorizing Ordinance. Existing Land Use Regulations do not include non-land use regulations, which include, without limitation, all City ordinances, resolutions, rules, regulations or official policies governing:
business licenses issued by the City for the conduct of businesses, professions, and occupations; taxes and assessments; the control and abatement of nuisances; the granting of encroachment permits and the conveyance of rights and interests which provide for the use of the entry upon public property; and/or the exercise of the power of eminent domain.

1.36 Extremely Low Income Households. "Extremely Low Income Households" means a household earning not greater than thirty percent (30%) of Area Median Gross Income.

1.37 Final Map(s). "Final Map(s)" refers to one or more final maps which may be filed with respect to the Vesting Tentative Tract Map approved as part of the Project Approvals, as provided in Government Code Sections 66456 et. seq.

11 1.38 Five Lagunas Project. "Five Lagunas Project" means development of the Property in the manner authorized by the Five Lagunas Entitlements.

1.39 Five Lagunas Entitlements. "Five Lagunas Entitlements" mean that certain Site Development Permit, Master Sign Program, Conditional Use Permit, Parking Use Permit, Vesting Tentative Tract Map, and Precise Plan No. 2-15-3114 approved by the City on March 22, 2016, as amended, and all permits and approvals implementing the foregoing granted by the City.

1.40 General Plan. "General Plan" means the General Plan of the City.

1.41 Gross Rent. "Gross Rent" means all amounts paid by household for occupancy of an Affordable Unit determined consistent with Internal Revenue Code Section 42(g)(2).

1.42 Hotel 1. "Hotel 1" means the first of two Hotels to be developed on the Property.

The approximate size and location of Hotel 1 is depicted on the Site Plan as "Hotel 1."

1.43 Hotel 2. "Hotel 2" means the second of two Hotels to be developed on the Property. The approximate size and location of Hotel 2 is depicted on the Site Plan as "Hotel 2."

1.44 Hotel / Hotels. "Hotel(s)" refers to Hotel 1 and/or Hotel 2, and means the hotel structure(s) and related use(s), associated parking facilities, and infrastructure authorized to be Developed pursuant to the Development Approvals. The Hotels shall collectively provide up to 240 hotel rooms, and no less than 225 hotel rooms. The Hotels shall meet or exceed the Upscale classification as defined herein, and no more than three percent (3%) of the total rooms combined for the two Hotels may be used for stays for periods of thirty (30) days or longer.

1.45 Hotel Feasibility Study. "Hotel Feasibility Study" means a study conducted by a "Qualified Hotel Consultant" determining whether or not the operation of an Upscale Hotel of approximately 100-150 rooms is supported by market data.

1.46 Hotel Purchase and Sale Agreement. "Hotel Purchase and Sale Agreement" means a purchase and sale agreement pursuant to which a Hotel is required to be constructed and operated.

1.47 HVS. "HVS" means HVS Consulting & Valuation, a division of TS Worldwide, LLC.

1.48 Litigation Delay. "Litigation Delay" means any period of excusable delay described in Subsection 22.1.1(D) of this Development Agreement.

1.49 Lot Line Adjustment. "Lot Line Adjustment" refers to the procedure described in Government Code Section 66412(d). Owner may pursue one or more Lot Line Adjustments to establish parcels for purposes of implementing the Project, along with corresponding certificates of compliance.

1.50 Major Project Modification(s). "Major Project Modification(s)" means any Discretionary Approval or Discretionary Permit requested by Owner that is approved, granted, or

12 issued after the Development Agreement Date, which would result in the authorization for any of the following: (i) the Development of more than 1,500 Units on the Property; (ii) the Development of fewer than two hundred (200) Affordable Units; (iii) the Development of fewer than 225 hotel rooms on the Property combined between the Hotels; (iv) the Development of less than 140,120 square feet of New Retail Space on the Property; and/or (v) the Development of a Village Park that is less than two and a half (2.5) acres in size. provided, however, that a minor change to the orientation, location, and/or building footprint of a structure within the boundaries of the same legal lot shall not be deemed to be a Major Project Modification. Notwithstanding anything herein to the contrary, Major Project Modifications may be granted, denied, or conditionally approved by the City acting in its sole and absolute discretion.

1.51 Milestones. "Milestones" means the outside dates by which specified obligations of Owner under this Development Agreement are required to have been performed, all as more specifically described in Exhibit D attached hereto.

1.52 Ministerial Action(s), Ministerial Approval(s), or Ministerial Permit(s). "Ministerial Action(s)", "Ministerial Approval(s)", and "Ministerial Permit(s)" means a permit approval or clearance in conformance with the Existing Land Use Regulations, including, without limitation, conformance maps for tentative maps, determinations of compliance with the Project conditions of approval of the Development Approvals, grading plans, improvement plans, buildings plans and specifications, and ministerial issuance of one or more Final Maps, zoning clearances, grading permits, improvement permits, wall permits, building permits, demolition permits, Lot Line Adjustments, encroachment permits, temporary use permits, and certificates of use and occupancy as necessary for completion of the Development of the Property in accordance with the Development Plan, as distinguished from an activity which is defined herein as a Discretionary Action, Discretionary Approval, or Discretionary Permit.

1.53 Mitigation Fee Act. "Mitigation Fee Act" shall mean California Government Code Section 66000 et. seq., as it may be amended from time to time.

1.54 Mitigation Monitoring Program. "Mitigation Monitoring Program" means those portions of the Mitigation Monitoring and Reporting Program adopted by the City Council on July 14, 2009, in conjunction with certification of the Program Environmental Impact Report prepared in connection with the 2009 Comprehensive Update of the City’s General Plan ("PEIR") and as made applicable to the Five Lagunas Project.

1.55 Mortgage. "Mortgage" means a mortgage, deed of trust or sale and leaseback arrangement or other transaction in which the Property, or a portion thereof or an interest therein, is pledged as security.

1.56 Mortgagee. "Mortgagee" means the holder of the beneficial interest under a Mortgage, or the owner of the Property, or interest therein, under a Mortgage.

1.57 Multifamily Building. Shall mean each of the proposed buildings shown on the Site Plan as "Lot 23 Central Residential," "Lot 24 South Residential," and "Lot 9 & 10 North Residential."

13 1.58 New Retail or Retail. "New Retail" or "Retail" means new retail square footage, including restaurants, to be Developed on the Property, and which does not include the existing approximately 10,125 square foot building identified on the Site Plan as "(E) Restaurant" and the approximately 12,970 square foot building identified on the Site Plan as "(E) Restaurant."

1.59 Original Development Agreement Date. The "Original Development Agreement Date" means April 22, 2022.

1.60 Owner. "Owner" is MGP FUND X Laguna Hills, LLC and any person or entity with which or into which MGP FUND X Laguna Hills, LLC may merge, and any person or entity who may acquire substantially all of the assets of MGP FUND X Laguna Hills, LLC and any person or entity who receives any of the rights or obligations under this Development Agreement in accordance with the provisions of Section 21 (Assignment) of this Development Agreement. Notwithstanding anything herein to the contrary, neither the Affordable Housing Developer nor any owner of the Affordable Senior Housing Lot shall be deemed an Owner for purposes this Development Agreement except as to those obligations relating to development of the Affordable Senior Housing Project. It being the intent of the parties to allow the Development of the Affordable Housing Project to be developed independently of the obligations of the Owner with respect to the remainder of the Project, neither the Affordable Housing Developer nor the Affordable Senior Housing Lot shall be responsible for or subject to any obligation, fee, exaction, assessment, public benefit requirement, public improvement obligation, infrastructure obligation, Community Benefit Fee, Development Fee, CFD obligation, park obligation, public art obligation, or similar requirement arising from or attributable to any portion of the Project other than the Affordable Senior Housing Project; provided, however, that the foregoing shall not limit the obligation to develop and complete the Affordable Senior Housing Project or any infrastructure, improvements, fees, or obligations solely attributable to, required for, or serving the Affordable Senior Housing Project.

1.61 Owner’s Public Art Obligation. "Owner’s Public Art Obligation" shall have the meaning ascribed in Section 7.4 of this Development Agreement.

1.62 Pad(s). "Pad(s)" means one or more of the pads shown as Pad 1 through Pad 8, inclusive, proposed for retail uses, including restaurants.

1.63 Pad Lease. A "Pad Lease" means a lease agreement between Owner and Retail Lessor, pursuant to which there is an obligation to construct and operate a retail venture on the Pad.

1.64 Partial Assignment and Assumption Agreement. "Partial Assignment and Assumption Agreement" is defined in Section 21.1.

1.65 Parties; Party. "Parties" means the Owner and the City. A "Party" refers to either the Owner or the City.

1.66 Phase One. "Phase One" means the Development of the portions of the Project described in Subsection 5.4.1 of this Development Agreement.

14 1.67 Phase One Required Improvements. "Phase One Required Improvements" means: (i) "Anchor 1", "Anchor 2", and "Shops A", each as shown on the Site Plan; (ii) Hotel 1; and (iii) the Affordable Senior Housing Project; and (iv) Completion of Construction of all required streets, utilities and landscaping required to serve, or proximate to, the aforementioned improvements.

1.68 Phase One Elective Improvements. "Phase One Elective Improvements" means:
all Residential Units located north of Health Center Drive, as shown on the Site Plan, including Owner’s option to substitute up to sixty (60) Attached for-Sale Residential Units or Detached For-Sale Residential Units along with Shops B and Shops C as stand-alone retail buildings in the same general location and size as depicted on the Site Plan in lieu of the construction of the building identified on the Site Plan as Lot 9 & 10 North Residential as further described in Subsection 5.4.1(C). Any building(s) constructed on Lot 9 & 10 North Residential, whether a Multifamily Building or, upon Owner’s election pursuant to Subsection 5.4.1(C), as Attached for-Sale Residential Units, must be a minimum height of three stories.

1.69 Phase Two. "Phase Two" means the Development of the portions of the Project described in Subsection 5.4.2 of this Development Agreement.

1.70 Phase Two Required Improvements. "Phase Two Required Improvements" means: (i) Village Park, (ii) the Pads, (iii) Shops B and Shops C, each as shown on the Site Plan, (iv) Hotel 2; and (v) Completion of Construction of all streets, utilities, and landscaping required to serve, or proximate to, the aforementioned improvements.

1.71 Phase Two Elective Improvements. "Phase Two Elective Improvements" means the Multifamily Building shown on "Lot 23 Central Residential," and "Lot 24 South Residential" or any other multi-family building that may be later proposed, and all Residential Units located south of Health Center Drive, as shown on the Site Plan. The foregoing does not include "Lot 9 & 10 North Residential" as shown on the Site Plan.

1.72 Project Trip Budget Allocation. "Project Trip Budget Allocation" means the total aggregate net change in AM and PM peak hour vehicle trips anticipated to be generated as a result of full development of the 2026 Project, as determined by the Traffic Impact Analysis and in accordance with Section 5.6. As set forth in the Traffic Impact Analysis, as of the Development Agreement Date, the 2026 Project is anticipated to generate 250 fewer total daily AM peak hour vehicle trips and 1,169 fewer total daily PM peak hour vehicle trips than the 2022 Project.

1.73 Property. The "Property" means the real property described and depicted in Exhibit A.

1.74 Public Art. "Public Art" has the meaning ascribed to this term in the "Public Art" provisions of Section V, at pages 39-40, of the Specific Plan. As specified in the Specific Plan, Public Art includes, but is not limited to, sculptures, paintings, graphic arts, mosaics, photographs, fountains, decorative arts, and the preservation of historical or cultural resources.

15 1.75 Qualified Hotel Consultant. "Qualified Hotel Consultant" means HVS or another hotel consultant, mutually agreed upon by the Parties, qualified to determine whether market conditions support the operation of an Upscale quality Hotel.

1.76 Quality Tenant. "Quality Tenant" means, with respect to Anchor 1 or Anchor 2, as applicable: (i) a grocery store chain of quality similar to Pavilions, Whole Foods Market, Sprouts Farmers Market, Bristol Farms, or Gelson’s; or (ii) a retail chain of similar quality to Nordstrom Rack, HomeGoods, Saks OFF 5TH, or Bloomingdale’s The Outlet Store.

1.77 Quimby Act. "Quimby Act" shall mean California Government Code Section 66477, as it may be amended from time to time.

1.78 Required Improvements. "Required Improvements" means the Phase One Required Improvements and the Phase Two Required Improvements.

1.79 Residential Building(s). "Residential Building(s)" means a Multifamily Building, an Attached For-Sale Residential Unit, or a Detached For-Sale Residential Unit, as applicable.

1.80 Residential Unit. "Residential Unit" means any separate residential domicile eligible for sale or lease on the Property, including a Detached For-Sale Residential Unit, any apartment or condominium unit located within a Multifamily Building, or any Attached For-Sale Residential Unit, and specifically excluding the Affordable Units.

1.81 Restricted Income Households. "Restricted Income Households" means a household for which Gross Rent is not more than a rate of 30% of the imputed income limitation applicable to the Affordable Unit occupied by such household pursuant to Internal Revenue Code Section 42(g)(2)(C) and applicable TCAC requirements.

1.82 Restricted Income Units. "Restricted Income Units" means Affordable Units that have an affordability level of not more than 70% of Area Median Income.

1.83 Retail Buildings. "Retail Buildings" means the commercial structures intended to house any commercial use permitted within the Specific Plan (see Table 1, Land Use Matrix), including conditionally permitted uses, authorized to be Developed pursuant to the Development Approvals. The approximate size and location of the Retail Buildings are depicted on the Site Plan as "Retail," "Shops," "Anchor," "Pad," "(E) Restaurant," and "(E) Building."

1.84 Retail Lease. "Retail Lease(s)" means a lease with a Quality Tenant which includes an obligation to Complete Construction of Anchor 1 or Anchor 2, as applicable, and operate the applicable improvements under the Retail Lessee brand.

1.85 Retail Lessee. "Retail Lessee" means any operator and lessee of a retail or restaurant establishment.

1.86 Senior(s). "Senior(s)" means an individual(s) that is(are) fifty-five (55) years of age or older.

16 1.87 Specific Plan. "Specific Plan" means the Urban Village Specific Plan approved by the City Council on November 26, 2002, as amended by the City Council in 2011 and concurrently with approval of this Development Agreement.

1.88 Site Plan. "Site Plan" refers to the drawing attached hereto as Exhibit C.

1.89 Specific Plan Area Trip Budget Allocation. "Specific Plan Area Trip Budget Allocation" means the then current number of remaining AM and PM peak hour vehicle trips available to accommodate future new development in the Specific Plan area as calculated by the City in accordance with the vehicle trip budget debiting process contemplated by the General Plan and the Specific Plan.

1.90 Subsequent Development Approvals. "Subsequent Development Approvals" means all Ministerial Actions, Ministerial Approvals, Ministerial Permits, Discretionary Actions, Discretionary Approvals, and Discretionary Permits, which do not constitute Major Project Modifications, that are approved, granted, or issued for the Project after the Development Agreement Date, which are required or permitted by the Existing Land Use Regulations, or by the Subsequent Land Use Regulations to which Owner has consented in writing (which consent shall be in Owner’s sole and absolute discretion), the Development Approvals, and this Development Agreement. Subsequent Development Approvals include, without limitation: (i) one or more Lot Line Adjustments; (ii) Final Maps; (iii) grading, building and other similar permits necessary to implement the Development Approvals (including, but not limited to, permits for tenant improvement buildouts); (iv) design, landscaping, lighting, or similar plans expressly contemplated or required by the conditions of approval to the Development Approvals; (v) design approvals, site plans, site development permits, or similar Discretionary Approvals necessary for the Development of the Village Park, Retail Buildings, Hotels, Townhomes, Detached For-Sale Residential Units, Multifamily Buildings, and/or associated infrastructure and parking facilities in the locations authorized by the Development Approvals; (vi) conditional use permits; (vii) parking use permits; (viii) master sign programs; and (ix) amendments to the Development Approvals that do not constitute Major Project Modifications.

1.91 Subsequent Land Use Regulations. "Subsequent Land Use Regulations" means any change in or addition to the Existing Land Use Regulations adopted or becoming effective after the Development Agreement Date, including, without limitation, any change in any applicable general or specific plan, zoning, subdivision, or building regulation, including, without limitation, any such change by means of an ordinance, initiative, resolution, policy, order or moratorium, initiated or instituted for any reason whatsoever by the City Council or any other board, agency, commission or department of City, or any officer or employee thereof, or by the electorate, as the case may be, or changes in state law, which would, absent this Development Agreement, otherwise be applicable to the Project.

1.92 Term. "Term" is defined in Section 2 of this Development Agreement.

1.93 Third Party Challenge. "Third Party Challenge" shall have the meaning ascribed in Subsection 22.1.1(D) of this Development Agreement.

17 1.94 Traffic Impact Analysis. "Traffic Impact Analysis" means the traffic impact analysis dated September 1, 2020, as updated on April 30, 2026, prepared by Linscott, Law & Greenspan, Engineers pursuant to the Specific Plan, which analyzes the anticipated traffic impacts of the Project and calculates the change in AM and PM peak hour vehicle trips that will be generated by the Project. Pursuant to the Traffic Impact Analysis, the estimated total AM and PM peak hour vehicle trips that will be generated by the Project are calculated utilizing the trip generation rates set forth in the 10th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE).

1.95 Twenty Year Period. "Twenty Year Period" means the period commencing on the Original Development Agreement Date and terminating on end of the day of the twentieth anniversary of the Development Agreement Date.

1.96 Uniform Codes. "Uniform Codes" means codes adopted by the International Conference of Building Officials, or other similar body, as part of the then most current versions of the Uniform Building Code, Uniform Fire Code, Uniform Plumbing Code, Uniform Mechanical Code, or National Electrical Code, and also adopted by the City, if applicable Citywide.

1.97 Units. “Units” means Residential Units and Affordable Units.

1.98 Updated Hotel Feasibility Study. "Updated Hotel Feasibility Study" is defined in Subsection 5.4.6.

1.99 Upscale. "Upscale" means hotel brands classified as "Upscale," on the chain scale hotel classification list for North America published by Smith Travel Research as the then current version, or another similar list mutually acceptable to the City and the Owner. By way of example only, hotel brands currently listed as "Upscale" by Smith Travel Research include, but are not limited to, Courtyard by Marriott, Residence Inn, Radisson, and Doubletree.

1.100 Veteran(s). "Veteran(s)" means an individual(s) that is/are a United States armed forces veteran(s).

1.101 Village Park. "Village Park" means a publicly accessible, privately-owned park, inclusive of communal open space improvements and related pathways, features, equipment, and infrastructure authorized and required to be Developed by the Development Approvals. The approximate location of the Village Park is depicted on the Site Plan. The Village Park shall include, among other amenities, an iconic statement piece subject to the approval of the Community Development Director.

1.102 Zoning Code. "Zoning Code" refers to Title 9 of the Laguna Hills Municipal Code.

SECTION 2 TERM

2.1 Duration of Term. The term ("Term") of this Development Agreement shall be that period of time during which this Development Agreement shall be in effect and bind the Parties hereto. The Term shall commence on the Development Agreement Date and shall extend