Agenda packet — Laguna Hills City Council, August 25, 2026 (part 2 of 12)

D. Certificates of insurance will not be accepted in lieu of required endorsements, and submittal of certificates without required endorsements may delay commencement of the Project. It is SHINE CREATIONS LLC’s obligation to ensure timely compliance with all insurance submittal requirements as provided herein.

E. SHINE CREATIONS LLC agrees to ensure that subconsultants and subcontractors, if any, and any other parties involved with the Project who are brought onto or involved in the Project by SHINE CREATIONS LLC, provide the same minimum insurance coverage required of SHINE CREATIONS LLC. SHINE CREATIONS LLC agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. SHINE CREATIONS LLC agrees that upon request, all agreements with subcontractors and others engaged in the Project will be submitted to the Client for review.

F. SHINE CREATIONS LLC agrees to provide immediate written notice to Client of any claim, demand or loss against SHINE CREATIONS LLC arising out of the Project work or services performed under this Lighting Agreement and for any other claim, demand or loss which may reduce the insurance available to pay claims, demands or losses arising out of this Lighting Agreement.

7. INDEMNIFICATION
To the fullest extent permitted by law, SHINE CREATIONS LLC shall defend (at SHINE CREATIONS LLC’s sole cost and expense with legal counsel reasonably acceptable to Client), indemnify, protect, and hold harmless Client, its officials, officers, employees, agents and volunteers (collectively the “Indemnified Parties”), from and against any and all liabilities, actions, suits, claims, demands, losses, costs, judgments, arbitration awards, settlements, damages, demands, orders, penalties, and expenses including legal costs and attorney fees (collectively “Claims”), including but not limited to Claims arising from injuries to or death of persons (SHINE CREATIONS LLC’s employees included), for damage to property, including property owned by Client, or from any violation of any federal, state, or local law or ordinance, which Claims arise out of, pertain to, or are related to SHINE CREATIONS LLC’s performance under this Lighting Agreement. Under no circumstances shall the insurance requirements and limits set forth in this Lighting Agreement be construed to limit SHINE CREATIONS LLC’s indemnification obligation or other liability hereunder.

8. ENTIRE LIGHTING AGREEMENT
This Lighting Agreement constitutes the entire Lighting Agreement between the parties hereto and supersedes all prior negotiations, arrangements, representations, or understandings, if any, made by or among the parties with respect to the subject matter hereof. No amendments or other modifications of this Lighting Agreement shall be binding unless executed in writing by both parties hereto, or their respective successors, assigns, or grantees.

9. NO DURESS
This Lighting Agreement has been entered into without force or duress, signing at free will of the Client and each party involved. The Client has had free will with a clear decision to enter into this Lighting Agreement as a fully informed decision and such persons/companies/or clients are aware of all legal verbiage and has complete understanding of all listed contractual terms and agreements.

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I THE UNDERSIGNED AGREE IN FULL WITH ALL THE TERMS AND CONDITIONS LAID OUT IN THE ATTACHED DOCUMENTS AND INVOICES. I THE UNDERSIGNED AM QUALIFIED ON BEHALF OF SELF, CLIENT, OR THE PROPERTY/COMPANY TO ENTER INTO SUCH CONTRACT. [Signatures on Next Page]
“Client”
City of Laguna Hills,
a California municipal corporation

BOB WINGENROTH,
City Manager
ATTEST:
(SEAL)

JOSHUA STEVENSON,
City Clerk
APPROVED AS TO FORM:

Vanessa Lassooy,
Assistant City Attorney
“Provider”
Shine Creations LLC.

By: __________________________

MATHEW KRONQUIST,
President

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1695327.1 Page 197 of 1571
1695327.1
Exhibit A
Scope of Work

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CITY OF LAGUNA HILLS

HOLIDAY LIGHTING AND DECORATION SERVICES
Proposal Due Date: July 31, 2026
Contact Person:

Holland Gannon, Community Services Director
[email protected]
949-707-2686
I. INTRODUCTION
The City of Laguna Hills is soliciting quotes (proposals) from qualified vendors for the design, installation, maintenance, and removal of holiday lighting and decorations at various locations throughout the City. The City seeksfestive, professional, and visually impressive lighting displays that will enhance community spirit during the holiday season.

The proposals will include lights at entry monuments and a light show with holiday decorations at the Community Center.

The budget for 2026 Holiday Light Decorations is $125,000.

II. Scope of Work:

1. Laguna Hills Entry Monuments and Gazebo Park
o Garland & Lights: Decorate all 5 Entry Monument signs with decorated, lighted garland and warm white lighting. Light bushes/shrubbery directly in front of Entry Monument sign with warm white lights
o Tree Decoration Requirements(perlocation):
▪ Trunk and individual branch wrapping with warm white string lighting

1. Wrapped lightstrandsshould have no more than 2” separations on trunks
▪ Canopy lighting and hanging light decorations (e.g.,starbursts, drip lights, snowflakes) distributed evenly throughout the canopy
▪ Lift and traffic coordination with Public Works asrequired Location Number of Trees
Moulton/Lake Forest 1

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Location Number of Trees
Moulton/Nellie Gail 6
Alicia/5 Freeway 2
La Paz/Cabot 2
Oso/Cabot 2

2. El Toro Medians (2 Identical Medians)
o Wrap entire palm tree trunk with warm white lights(6 palms per median) o Install lighted decorations on 4 pillars per median (ex. Christmastrees, snowflakes, gift boxes, ornaments, etc)

3. Gazebo Park (Santa Maria/San Remo)
o Decorate gazebo with holiday lights and a wreath

4. Community Center
o Wreaths,snowflakes, or other holiday-themed decorations on front entrance doors/windows
o Install lighting on bushes, trees, and small palm trees in plaza area planters o Decorate 18’ tall City outdoor Christmas tree:
o Warm white string lights(with option to add multi-color/twinkle lights) o Ornaments
o Light switch prop for tree lighting ceremony with City Council o Tree lighting adjacent to:
o Alicia Parkway (warm white lights)
o Paseo de Valencia (warm white lights)
o Trees on both sides of Community Center Drive entry:
▪ Wrap trunks and canopies as in “Entry Monument Light Coverage Examples”
o Lit holiday decorations on monument pillars at corner of PDV/Alicia o One large walk-through lit decoration piece in plaza area o Design and install a holiday light show synchronized to music:
o Include additional lighted decorations, lights, and professional audio equipment
o Use plaza area trees(eight in tree wells) for light show lighting o When not active, lights must remain static
o Include decorations within plaza area that integrate with the show

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o Show Schedule:
o Duration: 7–10 minutes per show
o Frequency: Every 30 minutes from 5:00 PM to 9:00 PM
o Program two alternating shows with different musicalselections III. GENERAL REQUIREMENTS (Applies to All Proposals)
• Provide traffic control, including traffic control plans, for the installation and removal of lights. Obtain a no-fee City encroachment permit from the Public Works Department prior to implementation of traffic control
• All lighting must be LED
• Timers or automation must be included for lighting control • Contractor shall be responsible for maintenance and repair during the display period o Maintenance requests must be addressed within 24 hours of reported issue • Lights must be installed by November 25th. Lights will be turned on at all locations from November 27, 2026-December 28, 2026. Lights must be removed by January 4, 2027
o Photographic confirmation of installation will be sent to the City by November 27th
• Contractor must have experience with municipal-scale holiday lighting • Weekly Nighttime Inspections of all lighted areas with summary of findings emailed to City staff the day after inspection is completed
• Mandatory attendance at Tree Lighting Ceremony on December 4 th, 2026
• Insurance, bonding, and appropriate certifications required • INSURANCE
o Compliance with Insurance Requirements. VENDOR shall obtain, maintain, and keep in full force and effect during the term of this Lighting Agreement, at its sole cost and expense, and in a form and content satisfactory to Client, all insurance required under this section. VENDOR shall not commence any Project services or work under this Lighting Agreement unless and until it has provided evidence satisfactory to Client that it has secured all insurance required under this section. If VENDOR’s existing insurance policies do not meet the insurance requirements set forth herein, VENDOR agrees to amend, supplement or endorse the policies to do so.
o Types of Insurance Required. As a condition precedent to the effectiveness of this Lighting Agreement, and without limiting the indemnity provisions set forth in this Lighting Agreement, VENDOR shall obtain and maintain in full force and effect during the term of this Lighting Agreement, including any extension thereof, the following policies of insurance:
▪ Commercial General Liability Insurance. VENDOR shall obtain and maintain, in full force and effect throughout the term of this Lighting Agreement, a policy of Commercial General Liability Insurance written on an occurrence basis with limits of at least one million dollars ($1,000,000.00) per occurrence, two million dollars

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($2,000,000.00) in the general aggregate, and one million dollars ($1,000,000.00) for products and completed operations. Defense costs shall be paid in addition to the limits. The policy shall contain no endorsements or provisions limiting coverage for (1) contractual liability; (2) cross liability exclusion for claims or suits by one insured against another; or (3) contain any other exclusion contrary to the Lighting Agreement.
▪ Automobile Liability Insurance. VENDOR shall obtain and maintain, in full force and effect throughout the term of this Lighting Agreement, a policy of Automobile Liability Insurance written on a per occurrence basis with limits of at least one million dollars ($1,000,000.00) combined limit for each occurrence covering bodily injury and property damage. The policy shall specifically include coverage for owned, non-owned, leased, and hired automobiles.
▪ Workers’ Compensation Insurance. VENDOR shall obtain and maintain, in full force and effect throughout the term of this Lighting Agreement, a policy of Workers’ Compensation Insurance in at least the minimum statutory amounts, and in compliance with all other statutory requirements, as required by the State of California. VENDOR agrees to waive and obtain endorsements from its workers’ compensation insurer waiving allsubrogation rights under its workers’ compensation insurance policy against the Client, its officials, officers, employees, agents and volunteers, and to require each of its sub consultants and subcontractors, if any, to do likewise under their workers’ compensation insurance policies. VENDOR shall obtain and maintain, in full force and effect throughout the term of this Lighting Agreement, a policy of Employer’s Liability Insurance written on a per occurrence basis with limits of at least one million dollars($1,000,000.00) per accident for bodily injury or disease.
o Acceptability of Insurers. Insurance required by this section shall be issued by a licensed company authorized to transact businessin the state by the Department of Insurance for the State of California with a current rating of A-:VII or better (if an admitted carrier), or a current rating of A:X or better (if offered by a nonadmitted insurer listed on the State of California List of Approved Surplus Lines Insurers (LASLI), by the latest edition of A.M. Best’s Key Rating Guide, except that the Client will accept workers’ compensation insurance from the State Compensation Fund. In the event the Client determines that the Project work or services to be performed under this Lighting Agreement creates an increased or decreased risk of loss to the Client, VENDOR agrees that the minimum limits of the insurance policies may be changed accordingly upon receipt of written notice from the Client. VENDOR shall immediately substitute any insurer whose A.M. Best rating drops below the levels specified herein. o Insurance Endorsements. Required insurance policies shall not be in compliance if they include any limiting provision or endorsement that has not been submitted to the Client for written approval. Required insurance policies shall contain the following provisions, or VENDOR shall provide endorsements on forms approved by the Client to add the following provisions to the insurance policies:

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o The policy or policies of insurance required by this section for Commercial General Liability and Automobile Liability Insurance shall be endorsed to provide the following:
▪ Additional Insured: The Client, its officials, officers, employees, agents and volunteers, shall be additional insureds with regard to liability and defense of suits or claims arising out of the performance of the Lighting Agreement; and
▪ Additional Insured Endorsements: Additional insured endorsements shall not (1) be restricted to “ongoing operations”, (2) exclude “contractual liability”, (3) restrict coverage to “sole” liability of VENDOR, or (4) contain any other exclusions contrary to the Lighting Agreement; and, the coverage shall contain no special limitations on the scope of protection afforded to additional insureds.
▪ Notice: The policy or policies of insurance required by this section for Commercial General Liability and Automobile Liability Insurance shall be endorsed to state that coverage shall not be suspended, voided, cancelled, or modified, or reduced in coverage or in limits, except after thirty (30) days prior written notice by First Class U.S. Mail, postageprepaid, has been provided to the Client. Notwithstanding the foregoing, if coverage is to be suspended, voided, or cancelled because of VENDOR’s failure to pay the insurance premium, the notice provided to Client shall be by ten (10) days prior written notice.
o For all policies of Commercial General Liability Insurance, VENDOR shall provide endorsements for ongoing operations and completed operations to effectuate this requirement.
• Deductibles and Self-Insured Retentions. Any deductible or self-insured retention must be approved in writing by the Client in advance and shall protect the Client, its officials, officers, employees, agents and volunteers, in the same manner and to the same extent as they would have been protected had the policy or policies not contained a deductible or self-insured retention.
• Primary and Non-Contributing Insurance. All policies of Commercial General Liability Insurance and Automobile Liability Insurance shall be primary and any other insurance, deductible, or self-insurance maintained by the Client, its officials, officers, employees, agents or volunteers, shall not contribute with this primary insurance. Policies shall contain or be endorsed to contain such provisions.
• Waiver of Subrogation. All policies of Commercial General Liability and Automobile Liability Insurance shall contain or be endorsed to waive subrogation against the Client, its officials, officers, employees, agents and volunteers, or shall specifically allow VENDOR or others providing insurance evidence in compliance with the requirements set forth in this section to waive their right to recovery prior to a loss. VENDOR hereby agrees to waive its own right of recovery against the Client, its officials, officers, employees, agents and volunteers, and VENDOR hereby agreesto require similar written express waivers and insurance clauses from each of its sub consultants or subcontractors.

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• Evidence of Coverage. Concurrently with the execution of the Lighting Agreement, VENDOR shall deliver certificates of insurance together with original endorsements affecting each of the insurance policiesrequired by thissection. Required insurance policies shall not be in compliance if they include any limiting provision or endorsement that has not been submitted to the Client for written approval. The certificates of insurance and original endorsements for each insurance policy shall be signed by a person authorized by that insurer to bind coverage on its behalf. At least fifteen (15) days prior to the expiration of any such policy, evidence of insurance showing that such insurance coverage has been renewed or extended shall be filed with the Client. If such coverage is cancelled or reduced and not replaced immediately so as to avoid a lapse in the required coverage, VENDOR shall, within ten (10) days after receipt of written notice of such cancellation or reduction of coverage, file with the Client evidence of insurance showing that the required insurance has been reinstated or has been provided through another insurance company or companies. VENDOR shall promptly furnish, at Client’s request, copies of actual policies including all declaration pages, endorsements, exclusions and any other policy documents Client requires to verify coverage. • Requirements Not Limiting. Requirements of specific coverage or minimum limits contained in this section are not intended as a limitation on coverage, limits, or other requirements, or a waiver of any coverage normally provided by any insurance. Nothing in this section shall be construed as limiting in any way the indemnification provision contained in this Lighting Agreement, or the extent to which VENDOR may be held responsible for payments of damages to persons or property. • Enforcement of Agreement (Non-Estoppel). VENDOR acknowledges and agreesthat actual or alleged failure on the part of the Client to inform VENDOR of any noncompliance with any of the insurance requirements set forth in this section imposes no additional obligation on the Client nor does it waive any rights hereunder. • Insurance for Subconsultants. VENDOR shall either: (1) include allsubconsultants or subcontractors engaged in any Project work or services for VENDOR relating to this Lighting Agreement as additional named insureds under the VENDOR’s insurance policies; or (2) VENDOR shall be responsible for causing its subconsultants or subcontractors to procure and maintain the appropriate insurance in compliance with the terms of the insurance requirements set forth in this section, including adding the Client, its officials, officers, employees, agents and volunteers, as additional insureds to their respective policies. All policies of Commercial General Liability Insurance provided by VENDOR’s subconsultants or subcontractors performing any Project work or services related to this Lighting Agreement shall be endorsed to name the Client, its officials, officers, employees, agents and volunteers, as additional insureds. VENDOR shall not allow any subconsultants or subcontractors to commence any Project work or services relating to this Lighting Agreement unless and until it has provided evidence satisfactory to Client that the subconsultant or subcontractor has secured all insurance required under this section.
• Other Insurance Requirements. The following terms and conditions shall apply to the insurance policies required of VENDOR pursuant to this Lighting Agreement:

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o VENDOR shall provide immediate written notice to Client if (1) any of the insurance policies required herein are terminated, cancelled or suspended, (2) the limits of any of the insurance coverages required herein are reduced, or (3) the deductible or self-insured retention is increased.
o All insurance coverage and limits provided by VENDOR and available or applicable to this Lighting Agreement are intended to apply to each insured, including additional insureds, against whom a claim is made or suit is brought to the full extent of the policies. Nothing contained in this Lighting Agreement or any other agreement relating to the Client or its operations shall limit the application ofsuch insurance coverage.
o None of the insurance coverages required herein will be in compliance with the requirements of this section if they include any limiting endorsement which substantially impairs the coverages set forth herein (e.g., elimination of contractual liability or reduction of discovery period), unlessthe endorsement has first been submitted to the Client and approved in writing. o Certificates of insurance will not be accepted in lieu of required endorsements, and submittal of certificates without required endorsements may delay commencement of the Project. It is VENDOR’s obligation to ensure timely compliance with all insurance submittal requirements as provided herein. o VENDOR agrees to ensure that subconsultants and subcontractors, if any, and any other parties involved with the Project who are brought onto or involved in the Project by VENDOR, provide the same minimum insurance coverage required of VENDOR. VENDOR agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. VENDOR agrees that upon request, all agreements with subcontractors and others engaged in the Project will be submitted to the Client for review.
o VENDOR agreesto provide immediate written notice to Client of any claim, demand or loss against VENDOR arising out of the Project work or services performed under this Lighting Agreement and for any other claim, demand or loss which may reduce the insurance available to pay claims, demands or losses arising out of this Lighting Agreement.
• INDEMNIFICATION
o To the fullest extent permitted by law, VENDOR shall defend (at VENDOR’s sole cost and expense with legal counsel reasonably acceptable to Client), indemnify, protect, and hold harmless Client, its officials, officers, employees, agents and volunteers (collectively the “Indemnified Parties”), from and against any and all liabilities, actions, suits, claims, demands, losses, costs, judgments, arbitration awards, settlements, damages, demands, orders, penalties, and expenses including legal costs and attorney fees (collectively “Claims”), including but not limited to Claims arising from injuries to or death of persons (VENDOR’s employees included), for damage to property, including property owned by Client, or from any violation of any federal, state, or local law or ordinance, which

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Claims arise out of, pertain to, or are related to VENDOR’s performance under this Lighting Agreement. Under no circumstances shall the insurance requirements and limitsset forth in this Lighting Agreement be construed to limit VENDOR’s indemnification obligation or other liability hereunder.

IV. SUBMISSION REQUIREMENTS
Please include the following in your proposal:

1. Company profile and relevant experience

2. Detailed scope of work for each proposal

3. Conceptual lighting plan,sketches, and photos of past work

4. Project timeline

5. Itemized cost breakdown by proposal and location

6. Warranty and maintenance plan

7. Proof of insurance and licenses

8. Three referencesfrom similar projects
V. SELECTION CRITERIA
Proposals will be evaluated based on:
a. Creativity and quality of design
b. Experience and qualifications
c. References and past performance
d. Cost-effectiveness
e. Timeline feasibility
f. Maintenance and warranty service
Please submit proposals and inquiries by July 31, 2026 to:

Holland Gannon
City of Laguna Hills
25555 Alicia Pkwy, Laguna Hills CA 92653
[email protected]
949-707-2686

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Entry Monument & Gazebo Park Locations
Entry Monument (Alicia/5 Freeway) Entry Monument (Oso/Cabot) Entry Monument (La Paz/Cabot) Entry Monument (Moulton/Lake Forest) Entry Monument (Moulton/Nellie Gail) Gazebo Park (Santa Maria/San Remo)

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El Toro Median Locations

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Community Center Decoration Coverage
Outer tree
decoration
coverage areas
Planter area
decorations
Corner
monument
decorations
Outdoor Xmas Tree
Additional Areas not
marked on diagrams
requiring lights and
decorations:
1) Community Center roofline
2) Front entrance doors and
windows
3) Main walkthrough lit
decoration
4) Lights/Decorations
installed in plaza area
and incorporated into
the light show

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Community Center Drive Coverage

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Entry Monument Light Coverage Examples
1) Wrap tree trunk and major branches with lights
2) Wrap tree canopy with lights
3) Hang lit decorationssuch asstar bursts,snowflakes, or drip lighting from tree canopy

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4) Decorate monuments with lighted garland and shrubbery with lights

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Shine Creations
7115 Southpoint Pkwy #5132
Brentwood, TN 37027
(951) 454-9777
[email protected]

INVOICE
CITY OF LAGUNA HILLS - Holiday Decor Program
25555 Alicia Parkway, Laguna Hills, Ca
Holland Gannon
[email protected]

INVOICE
DATE
2026 - LHH - DEP
08/14/2026

QTY DESCRIPTION AMOUNT
Please make all checks payable to Shine Creations
Mail to: 7115 Southpoint Pkwy #5132, Brentwood, TN 37027 PROJECT TOTAL $115,000.00
Accepted By
Accepted Date
Entry Monuments and Gazebo Park
El Toro Center Medians
12 – Spiral Wrapped Palm Trees along El Toro with Pure White Twinkle LED Mini Lights 8 – 4.5' Tall Pre-Lit 3D Ornaments & Gift Boxes on top of El Toro Monument Pillars Entry Monuments
5 – Laguna Hills Monument Signs with Pre-Lit Garland across Top 14 – Branch and Canopy Wrapped Trees with Hanging Cluster Lights at Entry Monument Signs Utilizing a Boom to ensure higher installation points
Traffic Control Needed
Community Center
Community Center Perimeter Red/White LED C9 Lights (Lighting Color TBD) 1 – 6' Wreath with 48" Red Bow above Community Center Main Entrance 2 – 7.5' Pandora Snowflakes above Community Center Entrances 1 – Walk Through/Photo Op – Heart of Christmas Ornament 2 – 3' 3D Gift Boxes near photo op
2 – 7.5' Tall Pre-Lit 3D Red Ornaments on Corner Monument Pillars 2 – 4.5' Tall Pre-Lit 3D Silver Ornaments on Corner Monument Pillars 30 – Trees and Bushes in front of Community Center Building and along Alicia Pkwy 8 – Trees along Community Center Drive wrapped with Micro LED Canopy Wrapped
1 – Pine Christmas Tree – trunk and canopy wrapped; ornaments hung within canopy Note: Lighting color choice to be made by City prior to installation.

Courtyard
1 – 2D Sleigh and Reindeer Set
Installed above the courtyard fountain
Light Show
8 – Trees wrapped in RGB LED Lights
400' – C9 RGB LED Roof Lines
1 – 18' RGB Tree of Lights
2 – 14' RGB Trees of Lights
4 – Boscoyo Spinners
Singing Component – Santa
6 – Light Show Props to include singing component
Speaker System for audio in the courtyard for light show Pricing includes installation, Service, and Removal. All items supplied as a rental to the project.

DEPOSIT DUE $57,500.00

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Shine Creations
7115 Southpoint Pkwy #5132
Brentwood, TN 37027
(951) 454-9777
[email protected]

INVOICE
CITY OF LAGUNA HILLS - Holiday Decor Program
25555 Alicia Parkway, Laguna Hills, Ca
Holland Gannon
[email protected]

INVOICE
DATE
2026 - LHH - FULL
08/14/2026

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Item No. 4.11
City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: August 25, 2026
To: Mayor and Council Members
From: Holland Gannon, Community Services Director
Issue: 2026 Holiday Event Series Pre-Event Report
Recommendation: That the City Council receive and file the 2026 Holiday Event Series Pre-Event Report.

Background:

The City of Laguna Hills' annual Holiday Event Series provides opportunities for community members to celebrate the holiday season through a variety of fun and celebratory events. Below are the details for each event.

The 2026 Holiday Event Series will consist of three signature events:
• Friday, December 4 – Tree Lighting Ceremony (6:00pm-8:00pm) • Friday, December 11 – Parents' Night Out (6:00pm-8:30pm) • Saturday, December 12 – Breakfast with Santa (two seatings-9:00am and 10:30am)
• Friday, December 18 – Holiday Dance Extravaganza (6:30pm-9:00pm) There will also be additional celebrations including:
• Wishing Tree
• Community Light Map
• Hot chocolate and cookie stations on select nights
• Special holiday excursions
• Holiday light show
• Toy Drive: Partner with Christ Community Church to host Toy Drive by waiving fees for the Heritage Room

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Item No. 4.11
Tree Lighting Ceremony
The annual Tree Lighting Ceremony will be held on Friday, December 4, from 6:00pm-8:00pm at the Laguna Hills Community Center.

The event will feature:
• Tree lighting ceremony
• Visit and photos with Santa Claus
• Carolers
• Seasonal refreshments
• Children's activities and crafts
• Community booths
• Holiday-themed photo opportunities
• Snow-play area
• Games
The event is anticipated to attract approximately 500 attendees and serves as the official kickoff to the City's holiday season.

Parents' Night Out
Parents' Night Out will take place on Friday, December 11th, at the Laguna Hills Community Center.

Parents' Night Out is a $5 babysitting service for families with children age 6-14.

There will be seasonal crafts, games, and dinner will be provided.

Breakfast with Santa
Breakfast with Santa will take place on Saturday, December 12, at the Laguna Hills Community Center.

This family event provides children and their families with the opportunity to enjoy breakfast with Santa Claus in a festive setting. Activities include:
• Catered pancake breakfast from Polly’s Pies
• Visits and photos with Santa
• Holiday crafts and activities
• Seasonal entertainment
Due to demand, this year’s event will have two seating times (9:00am and 10:30am). The capacity will be 150 per seating, so we anticipate 300

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Item No. 4.11
participants, increased from 180 participants. Advanced ticket purchase will be required. The cost for Laguna Hills residents is $10 and for non-residents, the cost is $15.

Holiday Dance Extravaganza
The Holiday Dance Extravaganza will be held on Friday, December 18, at the Community Center.

The event showcases performances by local dance studios and community groups celebrating the holiday season. The program will feature a variety of dance styles and performances while providing an opportunity for local youth and performers to share their talents with the community. There is also a catered dinner for the event. The cost is $20 per person. Staff anticipates approximately 150 attendees.

Fiscal Impact:

The budget for the holiday event series is $21,500.

The cost breakdown per event is as follows:

Event 2025 Cost Estimated 2026
Cost
Estimated
Revenue
(Ticket
Sales)
Tree Lighting Ceremony $8,785 $9,050
Parent's Night Out $1,870 $2,000 $250
Breakfast with Santa $5,275 $7,915 $3,750
Holiday Dance
Extravaganza
$12,120 $12,500 $3,000
$31,465 $7,250

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Item No. 4.11
There may be additional revenue depending on sponsorships.

Attachments:

None

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Item No. 4.12
City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: August 25, 2026
To: Mayor and Council Members
From: Joe Ames, Assistant City Manager
Issue: License Agreement with SOCAL Counseling Services for 24031 El Toro Road, Suite 250D
Recommendation: That the City Council: 1. Approve of the license agreement; and 2. Authorize the City Manager to sign the license agreement.

Background:

SOCAL Counseling Services, a Licensed Marriage and Family Therapy Corporation, currently occupies Suite 250D at the Laguna Hills Civic Center, located at 24031 El Toro Road. SOCAL Counseling Services operates a marriage and family counseling business and has occupied space in the Civic Center since July 2024. The current license agreement for Suite 250D expires on July 31, 2026. City staff and the Civic Center property management company, Essex Realty Management, Inc., have negotiated a new 12-month license agreement for the continued use of Suite 250D from August 1, 2026 through July 31, 2027.

License agreements are utilized for tenants in Suite 250 because, unlike other offices in the Civic Center, Suite 250 has been subdivided into five (5) offices, each with its own tenant. The tenants share a common hallway and reception area. The license agreements are considered short-term and run for 12-month periods. This suite was leased in this manner starting several years ago because City staff and Essex Realty Management identified several prospective lessees who wanted office space in the Civic Center, but individually did not have the need for full use of a larger office space. This arrangement benefits both the lessees and the City because the total sum of the rent collected from the five offices exceeds the amount that would otherwise be collected on a traditional office lease.

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Item No. 4.12
The proposed license agreement has been included as an attachment to this staff report. City staff recommends approval of the license agreement.

Fiscal Impact:

The following is a summary of the key terms and financial analysis:

Commencement Date: August 1, 2026
Term: 12 Months
Rentable Square Feet: ~200 SF
Estimated Upfront Capital: $210
Base Rent: Months 1-12: $700.00 per month (~$3.50/SF/Mo) Total Estimated Rent Payments: $8,400
The Base Rent includes the lessee’s share of eligible operating expenses (also known as common area maintenance charges). Upfront Capital includes leasing commissions and tenant improvements (or allowances for tenant improvements).

The negotiated license agreement does not include any tenant improvement concessions or allowances. Essex Realty, per the terms of the existing property management agreement, will receive approximately $210 for its commission (2.5% of total rent consideration). This is substantially lower than what would have been paid in commissions to the procuring broker if the space had been rented to someone not currently a tenant.

Attachments:

1. Proposed License Agreement - Suite 250 D

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Item No. 4.13
City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: August 25, 2026
To: Mayor and Council Members
From: Joe Ames, Assistant City Manager
Issue: Laguna Hills-Laguna Woods El Toro Road and Moulton Parkway Traffic Signal Interconnect Conduit License Agreement
Recommendation: That the City Council: 1. Approve of the Laguna Hills-Laguna Woods El Toro Road and Moulton Parkway Traffic Signal Interconnect Conduit License Agreement; 2. Authorize the City Attorney to make minor edits as may be necessary to execute the Agreement; and 3. Authorize the City Manager to execute the Agreement.

Background:

The Orange County Transportation Authority (“OCTA”) Measure M2 Program, (“Project P”) provides funding to Orange County municipalities for the synchronization of traffic signals, and the cities of Laguna Hills and Laguna Woods have been jointly awarded Project P funds for the implementation of signal synchronization of traffic signals along the Paseo De Valencia, El Toro Road, and Moulton Parkway as part of the "Paseo de Valencia - Moulton Parkway Confluence Bypass Corridor Project" (hereinafter, the "Project"). To implement traffic signal synchronization improvements along the Paseo De Valencia, El Toro Road, and Moulton Parkway, Laguna Hills and Laguna Woods previously entered into a project Cooperative Agreement dated November 22, 2024 (“Cooperative Agreement”) which sets forth the respective obligations of each City. The project design is almost complete and will be bid out soon by Laguna Hills.

During the project design, the traffic engineering consultant recommended that redundant and connecting fiber optic cable networking be provided to prevent loss of connection to the City's traffic signals if interconnect on Paseo de Valencia or Avenida de la Carlota be accidentally cut. The installation of fiber

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Item No. 4.13
optic cable within City of Laguna Woods' traffic signal interconnect conduits on El Toro Road between Moulton Parkway and Paseo de Valencia, and on Moulton Parkway between Santa Maria and Glenwood, will allow for redundant network connectivity by connecting north Laguna Hills with the rest of the traffic signal network along Moulton Parkway in addition to along Avenida de la Carlota. This Agreement with the City of Laguna Woods will allow for Laguna Hills' installation of connecting and redundant fiber optic cable in Laguna Woods' traffic signal conduits.

The funding for this fiber optic cable work is offset by the cost savings associated with the traffic signal interconnect conduit sharing agreement with Cityside Fiber that was approved by City Council on October 28, 2025. Cityside Fiber is a private company that was established to provide residential and business internet service to compete with other internet providers. The City Council may recall that the City entered into a novel agreement whereby, in exchange for allowing Cityside Fiber to use the City's traffic signal interconnect conduit for its fiber optic cables, Cityside Fiber will install separate, dedicated fiber optic cable for exclusive City use. Cityside Fiber's co-locations match most of the City's upcoming traffic signal projects. Thus, the grant funds saved for the original installation on the Project can be used for the redundant and connecting fiber optic cable on Moulton Parkway between Santa Maria Avenue and Glenwood Drive, and on El Toro Road between Moulton Parkway and Paseo de Valencia.

Therefore, City staff recommends approval of the License Agreement.

Fiscal Impact:

None associated with this Agreement. The Paseo de Valencia - Moulton Parkway Confluence Bypass Corridor Project has a total budget of $1,218,519.

Attachments:

1. Proposed License Agreement for Laguna Woods Conduit Sharing

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1 LICENSE AGREEMENT
Laguna Hills-Laguna Woods
El Toro Road and Moulton Parkway Traffic Signal Interconnect Conduit License Agreement
THIS LICENSE AGREEMENT (“License Agreement”) is effective as of this __ day of _______, 2026 (the “Effective Date”), by and between the CITY OF LAGUNA WOODS, a California municipal corporation (hereinafter “Licensor”) and the CITY OF LAGUNA HILLS, a California municipal corporation, (hereinafter “Licensee”.) Licensor and Licensee are sometimes referred to individually as a “Party” and collectively as the “Parties.”

RECITAL
WHEREAS, the Orange County Transportation Authority (“OCTA”) Measure M2 Program, (“Project P”) provides funding to Orange County municipalities for the synchronization of traffic signals; and
WHEREAS, Licensor and Licensee have been awarded Project P funds for the implementation of signal synchronization of traffic signals along the Paseo De Valencia – Moulton Parkway Confluence Bypass Corridor (hereinafter, the "Project"); and WHEREAS, to implement traffic signal synchronization improvements along the Paseo De Valencia – Moulton Parkway Confluence Bypass Corridor, the Parties have entered into that certain Cooperative Agreement dated November 22, 2024 (“Cooperative Agreement”) which sets forth the respective obligations of each Party; and WHEREAS, Licensor owns and maintains certain traffic signal interconnect conduit infrastructure located within the Paseo De Valencia – Moulton Parkway Confluence Bypass Corridor; and
WHEREAS, Licensor agrees to grant Licensee a license to use a designated portion of Licensor’s signal interconnect conduits to install Licensee’s own fiber optic cable to connect the northern area of Licensee’s traffic signal network to the remainder of Licensee’s network, as more particularly described in Exhibit A, attached hereto and incorporated herein.

AGREEMENT
NOW, THEREFORE, in consideration of the mutual agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

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2 Article 1. Definitions
“Licensor Network” means the Licensor’s traffic signal interconnect conduit and facilities depicted in Exhibit A, installed (i) in the public right-of-way, (ii) on other real property owned by Licensor, or (iii) within Licensor-owned easement(s) within the jurisdictional limits of Licensor.
“Licensor Public Facilities” means Licensor-owned properties (including, without limitation portions of the public right-of-way occupied by the Licensor Network, and/or any related equipment and/or buildings on Licensor-owned properties) located within Licensor’s territorial, jurisdictional, and/or proprietary limits, including, but not limited to, municipal office buildings, traffic signals, and/or properties or structures owned by public agencies under the jurisdiction of the City Council of the City of Laguna Woods. “Equipment” means network infrastructure and components including, but not limited to, gateway or edge electronic device, antenna, node, concentrator, bridge, receiver, transmitter, transceiver, router, switch, hub, communications lines, conduit, cables, handholes, junction boxes, and other related facilities and software. “Licensed Conduit” means the portion of the Licensor Network depicted in Exhibit A licensed to Licensee pursuant to this License Agreement, as further depicted in Exhibit A herein.
“Licensee Fiber” means all Licensee-installed fiber within the Licensed Conduit. “Licensee Network” means fiber optic facilities installed by Licensee within the Licensor Network.

Article 2. License

2.1. Subject to the terms and conditions of this License Agreement, Licensor hereby grants to Licensee a nonexclusive revocable license to use the (i) Licensed Conduit at the points and segments depicted in Exhibit A , to install, operate, repair, maintain, remove its fiber system and fiber optic network infrastructure for signal synchronization and signal communication purposes consistent with the Cooperative Agreement and OCTA’s Measure M2 Project P (“Funding Agreement”) awarded to Licensee (the “License”). Licensee shall not permit any other person, except Licensee's employees and contractors, to use the Licensed Conduit without Licensor's prior written consent.

Licensee acknowledges and agrees that it is not a tenant on the Licensed Conduit, and any rights or benefits which may accrue to Licensee by reason of execution of this License Agreement or use of the Licensed Conduit shall solely be those of a licensee and not a tenant.

2.1.1. Licensee expressly acknowledges and agrees to use the Licensed Conduit without warranty in its “as-is and with all faults” condition. Licensor makes no representations or warranties whatsoever, whether express or implied, as to the Licensed

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3 Conduit’s condition or suitability for Licensee’s use. Licensee expressly acknowledges and agrees that neither the Licensor nor its agents have made, and the Licensor expressly disclaims, any representations or warranties whatsoever, whether express or implied, with respect to the Licensed Conduit’s physical, structural, or environmental condition, the Licensed Conduit’s present or future suitability for Licensee’s intended use(s) or any other matter related to the Licensed Conduit. This License Agreement shall not be deemed a warranty of title by the Licensor.

2.1.2. Licensee expressly represents and warrants to the Licensor that Licensee has conducted a reasonably diligent and independent investigation, either for itself or through an agent selected by Licensee, into the Licensed Conduit’s condition and suitability for Licensee’s intended use, and that Licensee relies solely on its due diligence for such determination. In addition to any other conditions that the Licensor may impose on such investigation, Licensee shall have the obligation to repair any damage caused by such investigation and to restore all affected areas to the condition that existed immediately prior to such investigation. Licensee further expressly represents and warrants to the Licensor that Licensee’s intended use is the permitted use as defined in this License Agreement.

2.1.3. Except as expressly provided otherwise in this License Agreement, this License Agreement shall not limit, alter, or waive the Licensor’s absolute right to use the Licensed Conduit, in whole or in part, as infrastructure established and maintained for the Licensor’s and/or the public’s benefit provided that in no event shall Licensor license use of any portion of the Licensed Conduit to another party in the event that the Licensee Fiber is installed without use of innerduct in a Licensed Conduit.

2.1.4 Subject to the terms and conditions of this License Agreement including but not limited to Section 6.8 below, the License includes the right on the part of Licensee to install certain communications vaults along the route of the Licensed Conduit (“Licensee Vaults”). Exhibit A contains a map depicting the approximate location of the Licensee Vaults. Licensee shall have the right to use the Licensed Conduit by accessing the same at the end points and the access points specified on Exhibit A, attached hereto and incorporated herein by this reference. The Licensed Conduit shall at all times be and remain the personal property of the Licensor.

2.1.5. Licensee’s facilities shall be located, constructed, operated, and maintained in the time, place, and manner that causes the least interference with the public's use of the public right-of-way, and the rights or reasonable convenience of property owners whose property adjoins the public right-of-way, all as determined by and approved by the Licensor’s City Engineer in conformance with the Laguna Woods Municipal Code, including, but not limited to, encroachment permits for public right-of-way work.

2.2. If Licensee discovers damage to a route of the Licensed Conduit or that there is no available Licensed Conduit along a route, it shall notify the Licensor of such damage or non-existence. In the case of damage, Licensee shall install the Licensee Fiber in undamaged conduit, where possible. If no individual Licensed Conduit is undamaged in a

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4 particular route, Licensee may opt to not install the Licensee Fiber for that route and this License Agreement shall be amended to delete that segment from Exhibit A.

2.3 This License Agreement grants Licensee only a non-possessory, non-exclusive, and revocable license to use the Licensed Conduit for the use permitted under this License Agreement. The License shall be revocable only in accordance with the terms and conditions of this License Agreement. Licensee and Licensor expressly acknowledge and agree that: (a) the Licensor retains legal possession and control over the Licensed Conduit for the Licensor’s municipal functions; (b) except as specifically provided otherwise in this License Agreement, including but limited to Section 6.9 herein, the Licensor may enter into any agreement with third parties to use and/or occupy the Licensor Network covered by this License Agreement (provided however that in no event shall Licensor license (i) use of any portion of the Licensed Conduit to another party in the event that the Licensee Fiber is installed without use of innerduct in a Licensed Conduit or (ii) use of any portion of a dedicated innerduct space in a Licensed Conduit where Licensee Fibers and Licensee Fiber are installed) and/or other Licensor Public Facilities; and (c) this License Agreement is entered into in furtherance of the Cooperative Agreement. Notwithstanding the foregoing, in granting any third party a similar license for access to and use of the Licensor Network covered by this License Agreement, or for the Licensor's own use, the Licensor agrees that it shall not make or allow a subsequent change to the Licensor Network covered by this License Agreement that materially affects Licensee’s ability to use the Licensor Network, or that materially interferes with or degrades the signal synchronization operations of Licensee.

2.4. Licensee shall, at its sole cost and expense, purchase and install the Licensee Fiber within the Licensed Conduit along the project corridor described in Exhibit A. The Licensee Fiber shall at all times be and remain the sole property of Licensee.

2.4.1. Licensee Fiber. The Licensee Fiber shall remain the property of Licensee.

Throughout the Term, Licensee shall be responsible for all maintenance and repair of the Licensee Fiber. Neither Licensor nor any third party acting under Licensor’s authority will relocate, modify, tamper with, attempt to repair, or otherwise interfere with the Licensee Fiber, except for as otherwise set forth in Articles 11 and 12.

2.4.2. Licensor Equipment. Any Equipment that is owned by or otherwise comprises a part of the Licensor’s communications network, including any Equipment supplied by the Licensor at a service site in connection with providing the Licensor Network to Licensee shall be referred to as the “Licensor Equipment.” Throughout the Term, the Licensor Equipment shall remain the property of Licensor and Licensor shall be responsible for all maintenance and repair of the Licensor Equipment. Except as otherwise provided for in this License Agreement, neither Licensee nor any third party acting under Licensee’s authority will relocate, modify, tamper with, attempt to repair, or otherwise interfere with the Licensor Equipment.

2.4.3 Access. If Licensor, while exercising the rights provided to Licensor under this License Agreement, or any of its contractors or consultants damages Licensee Fiber

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5 or any other property owned by Licensee, Licensor shall reimburse Licensee for all of its reasonable and documented costs of repairing Licensee Fiber. If Licensee, its employees, agents, contractors, consultants, or guests damage any property owned by Licensor, Licensee shall reimburse Licensor for all of its reasonable and documented costs of repairing the property.

2.4.4 Initial Scope of Work. The initial scope of work to be performed by the Parties hereto is described in Exhibit B.

Article 3. Consideration

3.1. Mutual Public Benefit
The Parties acknowledge that no monetary compensation shall be exchanged between Parties in connection with this License Agreement, beyond what is expressly provided in the Cooperative Agreement. Project costs not covered by Project P funds are governed solely by the Cooperative Agreement.

Article 4. Term

4.1. Agreement Term and Termination.

4.1.1. Commencement. The term of this License Agreement (“Initial Term”) shall commence on the Effective Date and shall expire ten (10) years following the Effective Date, unless automatically extended pursuant to 4.1.2. Automatic Renewals.

4.1.2. Automatic Renewals. Provided that Licensee is not in material default under this License Agreement at the end of the Initial Term (or any Renewal Term, as the case may be) and has the necessary governmental permits, licenses, and approvals that may lawfully be required by federal, state, or local law, statute, regulation, or ordinance, this License Agreement shall automatically extend for additional ten (10) year periods, (each a “Renewal Term”), unless Licensee notifies the Licensor in writing of its election not to extend this License Agreement not less than six (6) months prior to the expiration date of the Initial Term or then-current Renewal Term. Each Renewal Term shall be upon the terms, covenants, and conditions of this License Agreement. The Initial Term plus any Renewal Term(s) shall be collectively referred to as the “Term.”

4.1.3. Termination. Parties may terminate this License Agreement pursuant to the provisions of Article 10, provided that such termination is consistent with the Parties’ obligations under the Cooperative Agreement.

Article 5. Permits; Relocation

5.1. Governmental Approvals, Permits, and Consents. Licensee, at its sole cost and expense, shall obtain and maintain any and all necessary easements, licenses, and building access agreements, as well as all governmental permits, licenses, easements,

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6 franchises, and approvals that may lawfully be required by federal, state, or local law, statute, regulation, or ordinance and shall continuously comply with all such laws, statutes, regulations, or ordinances as may now or in the future be applicable to its operation or use of Licensed Conduit.

5.2. Relocations. Licensor may relocate all or any portion of the Licensor Network or any of the facilities used or required in providing Licensee with the Licensed Conduit:
(1) if a third party with legal authority to do so orders or threatens to order such relocation; (2) in order to comply with applicable laws; (3) to prevent or abate interference with or interruption of the Licensor Network, or an unreasonable risk thereof, due to the existence of physical conditions; (4) in connection with any road resurfacing, widening, realignment, or other similar public works that affect the Licensed Conduit; or (5) if Licensor determines that it is required to do so in its reasonable judgment for reasons other than convenience. Licensor shall provide Licensee at least ninety (90) calendar days’ prior notice of any such relocation. The costs of relocation of all or any portion of the Licensor Network or any of the facilities used or required in providing Licensee with the Licensed Conduit shall be borne by Licensor. The cost of relocation of Licensee Fiber shall be borne by Licensee.

Article 6. Licensee Fiber, and Licensed Conduit; Maintenance

6.1. Interference. It is the shared objective of the Parties to minimize, to the extent reasonably feasible, any interference with or interruption in either Party’s use of the communications facilities that are the subject of this License Agreement. Licensee and the Licensor covenant that (a) each shall exercise its rights and perform its obligations under this License Agreement in a manner that reasonably cooperates with the other Party in good faith in order to accomplish the above stated objective, and (b) it shall not use its respective network or facilities in any way that materially interferes with the other Party’s use as contemplated by this License Agreement.

6.2. Licensed Conduit Maintenance. Licensee shall bear all costs associated with its use of the Licensed Conduit, including without limitation the cost of installation, connection, and maintenance of Licensee Fiber. Such installation, maintenance, and repairs shall be performed in a good and workmanlike manner, in accordance with this License Agreement, and with applicable manufacturer’s specifications, applicable industry standards, and applicable laws and regulations of federal, state, or local government entities , including without limitation OSHA standards, or any agency or instrumentality thereof, having competent jurisdiction over Licensee or the Licensed Conduit including applicable General Orders of the Public Utilities Commission of State of California and any supplements thereto and revisions thereof. Licensee shall permanently identify, by tags or other suitable means, all of its cables and other equipment that are placed by or on behalf of Licensee in or near the Licensed Conduit.

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7 6.3. Damage to Facilities.

6.3.1. Each Party agrees to take all necessary and commercially reasonable precautions to avoid damaging the other Party’s facilities, and those facilities of third parties.

6.3.2. Any damage to the facilities caused by Licensee or its agents shall be repaired by Licensee, at Licensee’s sole cost, within a reasonable time period. Provided that nothing contained herein shall be deemed to release or limit claims that Licensee may have against any third party arising from or related to such damage to facilities.

6.3.3. If Licensee damages Licensor facilities or facilities owned by third parties within the Licensor Network, Licensee shall immediately notify Licensor and, if the damaged facility is owned by a third party, take reasonable efforts to notify the owner of the damaged facility. If required by Licensor, Licensee shall affect repairs to the damaged facilities within a reasonable time period, based on the nature of the damage at the site.

6.3.4. In the event of damages described in sub-paragraphs 6.3.2 and 6.3.3, above, Licensor may elect to hire a third-party contractor to effect repairs to any damaged facility if Licensee does not commence repairs within a reasonable time period or complete such repairs within fifteen (15) business days, and present an invoice to Licensee for any actual costs incurred in connection with the repair of damaged facilities, including, but not limited to, staff time costs, traffic control, police services, notification of third parties, and consultant and contractor costs.

6.3.5. For the purposes of this Section 6.3, a “reasonable time period” shall mean that a crew must be mobilized at the repair site within twenty-four (24) hours of the first interruption of services and work diligently and continuously until any outage is resolved.

6.3.6. For clarity, if any damage occurs to the facilities, regardless of cause, and such damage negatively affects including interrupts Licensee’s services to end users, Licensee shall have the right to promptly repair such facilities, subject to this terms of this License Agreement, and the Parties shall work in good faith within a time period reasonable to both Parties to account for ultimate responsibility for the costs to repair such damages.

6.4. No Sub-License. Licensee may not sublicense any Licensed Conduit without the prior express written consent of Licensor, which may be withheld for any or no reason.

6.5. Right of Inspection. Upon no less than five (5) business days’ prior written notice to Licensee, the Licensor shall have the right to inspect the Licensed Conduit, and the Licensee Fiber installed in the Licensed Conduit during the Term.

6.6. Additional Access Points. Licensee shall have the right, at any time and from time to time during the Term, to establish additional break-out points along the route of the Licensor Network at which Licensee can access its cables located within the Licensor

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8 Network, subject to Section 5.2. This right includes the right to install any one or more additional Licensee-owned vaults at said break-out points, and to establish intersection points (using wye splitters or other similar means) at which Licensee may interconnect the Licensor Network with other communications conduit owned, operated, or used by Licensee so that Licensee may splice other fiber strands into any one or more of the Licensee cables located within the Licensor Network. Licensee shall provide the Licensor with reasonable advance notice (of at least ten (10) business days) of Licensee’s desire to establish a new break-out point. The Parties shall cooperate in good faith to upon a location, as well as a design and implementation schedule for Licensee’s new break-out point and vault, subject to Section 2.1.5.

Article 7. Limitation of Liability and Indemnity

7.1. Limitation of Liability. Notwithstanding any provision of this License Agreement to the contrary, neither Party shall be liable to the other Party for any special, incidental, indirect, punitive, or consequential costs, liabilities or damages, whether foreseeable or not, arising out of, or in connection with, such Party’s performance of its obligations or its failure to perform under this License Agreement.

7.2. Indemnification. Except to the extent of the other Party’s negligence or willful misconduct, each Party shall indemnify, defend, release, and hold harmless the other Party, its affiliates, officials (elected and appointed), officers, directors, members, employees, managers, agents, representatives, and contractors (collectively, “Indemnitees”) from and against any third-party action, claim, suit, judgment, damage, demand, loss or penalty, and any cost or expense associated therewith (including but not limited to reasonable attorneys’ fees, expert fees and costs)(collectively, “Claims”) imposed upon such Indemnitee(s) by reason of damage to real or tangible personal property or for bodily injury, including death, as a result of any willful misconduct or negligent act or omission on the part of the indemnifying Party in connection with the performance of this License Agreement. In addition to the foregoing, Licensee shall indemnify, defend, release, and hold harmless Licensor and its Indemnitees from and against any third-party claims brought against Licensee in connection with Licensee’s (or its end users’) unlawful or negligent use of the Licensed Conduit.

7.3. Indemnification Process. If a Party (“Indemnifying Party”) is required to indemnity the other Party (“Indemnified Party”) pursuant to Section 7.2, the Indemnified Party shall promptly notify the Indemnifying Party. The Indemnifying Party will be permitted to assume primary control of the defense of the action with counsel of the Indemnifying Party’s choice.

The Indemnified Party will cooperate in the defense of the action as requested by the Indemnifying Party. The Indemnifying Party will assume the cost of the defense on behalf of the Indemnified Party and its Indemnitees (other than the expense of the Indemnified Party’s counsel pursuant to the immediately preceding sentence) and will pay all expenses and satisfy all judgments which may be incurred or rendered against the Indemnified Party of its Indemnitees in connection therewith, provided that without the Indemnified Party’s written consent, the Indemnifying Party shall not enter into or acquiesce to any settlement containing any admission of or stipulation to any guilt, fault, or wrongdoing on the part of

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9 the Indemnified Party, which would other adversely affect the Indemnified Party, or which results in less than a full releases of all claims.

7.4. Survival. The provisions of this Article 7 shall survive the expiration or earlier termination of this License Agreement for a period of two (2) years.

Article 8. Insurance

8.1. Insurance. During the Term of the Agreement, Licensee shall maintain in force all insurance as follows:

8.1.1. Not less than $2,000,000 combined single limit liability insurance, on an occurrence basis, for personal injury and property damage, including, without limitation, injury or damage arising from the operation of vehicles or equipment and liability for completed operations, and if a general aggregate limit applies, the general aggregate limit shall be twice the required occurrence limit;

8.1.2. Workers’ compensation insurance in amounts required by applicable law and employers’ liability insurance with a limit of at least $1,000,000 per occurrence per accident for bodily injury or disease. Such insurance shall include an insurer’s Waiver of Subrogation in favor of the Licensor;

8.1.3. Automobile liability insurance covering death or injury to any person or persons, or damage to property arising from the operation of vehicles or equipment, with limits of not less than $1,000,000 per occurrence; and

8.1.4. Any other insurance coverages specifically required of such Party pursuant to Licensor’s encroachment permits.

8.1.5 The Parties agree that the coverage requirements set forth in Section 8.1.1 may be met through a combination of primary and excess/umbrella coverage.

Article 9. Notices

9.1. Notices. All notices required to be given hereunder shall be in writing and shall be deemed to be properly served on the same day if delivered personally to the other Party, or on the date three (3) days after being sent by registered or certified mail, postage and charges prepaid, return receipt requested, or the on next business day if sent by a nationally recognized overnight courier, to the Party as set forth below or such other address as a Party may have directed in writing to the other party prior to the mailing of any such notice.

To City of Laguna Woods: To City of Laguna Hills:

City of Laguna Woods City of Laguna Hills
24264 El Toro Rd. 24035 El Toro Rd.

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10 Laguna Woods, CA 92637 Laguna Hills, CA 92653
Attn: City Manager Attn: City Manager
Article 10. Default

10.1. Defined. A “Default” shall be deemed to have occurred under this License Agreement if a Party materially breaches this License Agreement and fails to cure such material breach within thirty (30) days after notice specifying such material breach; provided that, if the material breach is of a nature that it cannot be cured within thirty (30) days, a Default shall not have occurred so long as the materially breaching Party has notified the non-defaulting Party and commenced to cure within said time period, and thereafter diligently pursues such cure to completion.

10.2. Meet and Confer. Prior to exercising any remedy for Default, City Managers of both Parties or their designees, shall meet and confer in good faith to attempt to resolve the dispute.

10.3. Remedies. If the Default remains uncured following the meet and confer process, Parties may pursue any remedy available under the law. No remedy shall be exercised in a manner that would cause either Party to breach the Cooperative Agreement or OCTA’s Funding Agreement.

Article 11. Abandonment

11.1. Abandonment. Should Licensee, for any reason, abandon all or part of its use of the Licensee Network installed in Licensed Conduit pursuant to this License Agreement, then the below provisions shall apply. “Abandon” shall be defined for the purposes of this License Agreement as failure to use the Licensee Network in the Licensed Conduit for more than twelve (12) months, or at such time that written notice of abandonment by Licensee is provided by Licensee. Provided, however, to the extent that such non-use is due in whole or substantial part to circumstances beyond Licensee’s control, including without limitation, acts or omissions of the Licensor or its employees or agents, this provision shall not apply.

11.1.1. If Licensor rejects all or a portion of the proposed transfer of abandoned Licensee Network facilities from Licensee, then Licensee shall remove, at Licensee’s sole expense, any facilities it proposed to abandon which were rejected by Licensor within ninety (90) days of Licensor’s rejection. If the Licensee fails to so remove the abandoned rejected facilities, then Licensor may remove them at Licensee’s expense, which shall be paid within thirty (30) days of receipt of the invoice.

11.1.2. At the time of any accepted abandonment, Licensee shall have no further rights with respect to the abandoned facilities. At such time, Licensor shall have the authority to remove, reuse, or resell the abandoned facilities.

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11 Article 12. Expiration or Termination

12.1. Licensee Fiber and Licensed Conduit. At the expiration or earlier termination of this License Agreement, all rights of Licensee to use the Licensed Conduit, or any parts thereof, shall cease and shall revert to Licensor. The Licensee Fiber shall not revert to Licensor upon expiration or earlier termination and shall instead be disposed of in accordance with Licensee’s election as set forth below.

With respect to the Licensee Fiber, upon expiration or earlier termination, Licensee shall, within thirty (30) days of Licensor’s written demand, notify Licensor in writing of its election at Licensee’s sole discretion to either: (1) remove the Licensee Fiber from the Licensed Conduit at Licensee’s sole cost and expense, or (2) transfer ownership of the Licensee Fiber to Licensor at no cost to Licensor, free and clear of any liens or encumbrances.

From and after such time, Licensee shall have no further rights or obligations hereunder with respect to the Licensed Conduit, unless such rights or obligations are specifically provided herein to survive the Term.

12.2. Title.

12.2.1. Licensor Network. It is understood and agreed that Licensor shall maintain legal title to the entire Licensor Network, including all ancillary facilities and related fixtures necessary to maintain service to Licensor Public Facilities, subject to this License Agreement.

12.2.2. Licensee-Installed Facilities. Licensee Fiber shall remain property of Licensee throughout the Term, and any extension thereof, and following expiration or earlier termination until removal or transfer is complete.

12.3. Termination. Upon expiration or earlier termination of this License Agreement, the Parties agree that the following steps will be taken:

12.3.1. Upon expiration or earlier termination of this License Agreement, (i) Licensee shall not remove any Licensed Conduit, ancillary facilities, or related fixtures without the express written approval of Licensor, which Licensor shall not unreasonably withhold, condition, or delay. Any removal of the Licensee Fiber, portions of the Licensee Network or Licensee’s facilities or equipment from Licensor right-of-way shall be at Licensee’s own cost; and (ii) Licensor shall not remove any Licensed Conduit, ancillary facilities, or related fixtures without the written approval of Licensee, which Licensee shall not unreasonably withhold, condition, or delay.

12.3.2. To the extent that Licensee wishes to leave the Licensee Network or any equipment or property in Licensor locations or right-of-way at the time of expiration or earlier termination, Licensee will cooperate with Licensor in doing so in accordance with Article 11.

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12 12.3.3. Upon expiration or earlier termination of this License Agreement, if all or any portion of the Licensee Network is to be dedicated to Licensor under the terms of this License Agreement, Licensee agrees to execute any mutually agreeable additional documents that may be reasonably necessary to effectuate the transfer of ownership any Licensee Network to Licensor.

Article 13. Representations, Warranties, and Acknowledgements

13.1. Each Party represents and warrants that:

13.1.1. It has the full right and authority to enter into, execute, deliver, and perform its obligations under this License Agreement; and

13.1.2. This License Agreement constitutes a legal, valid and binding obligation enforceable against such Party in accordance with its terms, subject to bankruptcy, insolvency, creditors’ rights, and general equitable principles.

13.2. LICENSOR DISCLAIMER OF WARRANTY. EXCEPT AS MAY OTHERWISE BE

STATED IN THIS LICENSE AGREEMENT, THE LICENSOR MAKES NO WARRANTY

OF ANY KIND WHATSOEVER EXCEPT FOR THE EXPRESS REPRESENTATIONS

SET FORTH HEREIN OR IN THE ATTACHED EXHIBIT(S) CONCERNING THE LICENSED CONDUIT. ALL IMPLIED WARRANTIES OF MERCHANTABILITY AND

FITNESS FOR A PARTICULAR PURPOSE ARE HEREBY DISCLAIMED BY THE GRANTING PARTY AND ARE EXCLUDED FROM THIS LICENSE AGREEMENT.

13.3. LICENSEE DISCLAIMER OF WARRANTY. EXCEPT AS MAY OTHERWISE BE

STATED IN THIS LICENSE AGREEMENT, LICENSEE MAKES NO WARRANTY OF

ANY KIND WHATSOEVER EXCEPT FOR THE EXPRESS REPRESENTATIONS SET

FORTH HEREIN OR IN THE ATTACHED EXHIBIT(S) CONCERNING THE LICENSEE FIBER. ALL IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A

PARTICULAR PURPOSE ARE HEREBY DISCLAIMED BY THE GRANTING PARTY AND ARE EXCLUDED FROM THIS LICENSE AGREEMENT.

Article 14. Force Majeure
Either Party hereto shall be excused from performing any obligation required of it by the terms of this License Agreement, except as to the payment of money, to the extent and for so long that such performance is prevented by acts of God, floods, storms, earthquakes, pandemics, fires, labor disputes, acts of war, restraint of trade by state or federal government, or inability to obtain supplies, manpower, or transportation or by any similar cause or causes beyond the Party’s reasonable control, provided that such Party gives prompt written notice of the delay and its cause to the other Party.

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13 Article 15. Prevailing Wages

15.1. Prevailing Wages. The Parties acknowledge that some or all of the laborers employed relative to the construction of the improvements to be constructed pursuant to this License Agreement may be subject to a requirement that they must be paid the prevailing per diem wage rate for their labor classification, as determined by the State of California, pursuant to Labor Code Section 1720 et seq. (“Prevailing Wage Laws”). The party awarding the construction contract(s) and administering the public funding, shall be solely responsible for determining whether laborers employed relative to the construction undertaken pursuant to this License Agreement must be paid the prevailing per diem wage rate pursuant to the Prevailing Wage Laws or other applicable law. The other party shall have no responsibility for such determination or compliance as to construction contracts it did not award.

15.2. Each party’s indemnification obligation specifically extends to claims arising out of the acts or omissions of that party or its contractor(s) and related to the (i) noncompliance by Licensee or Licensee’s contractor(s) with any applicable local, state, and/or federal labor law, including, without limitation, any applicable federal and/or state labor laws (including, without limitation, Prevailing Wage Laws and any requirement to hire apprentices in connection with such work); (ii) any violation by Licensee or Licensee’s contractor(s) of the requirements of California Labor Code Sections 1726 and 1781, as the same may be amended from time to time, or any other similar law in the performance of any service or work pursuant to this License Agreement; and/or (iii) failure by Licensee or Licensee’s contractor(s) to provide any required disclosure or identification as required by California Labor Code Section 1781, as the same may be amended from time to time, and/or any other similar law.

15.3 Reservation of Rights. Nothing in this License Agreement waives, releases or limits any right of action that may be available to either party under Labor Code Section 1781 or any similar law.

Article 16. Miscellaneous Provisions

16.1. No Waiver. No waiver of any right, term, or condition of this License Agreement by either Party shall be deemed to imply or constitute a further waiver of the same right, term, or condition or of any other right, term, or condition of this License Agreement, whether of a similar nature or otherwise.

16.2. Severability. If any provision of this License Agreement, in whole or in part, shall be determined to be illegal, invalid or unenforceable, then it is the intention of the Parties hereto that the remainder of this License Agreement shall not be affected unless, in the reasonable written determination of both Parties, such provision is material and essential to the purpose of this License Agreement, in which event either Party shall have the right to terminate this License Agreement in a writing signed by the duly authorized representatives of the Parties.

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14 16.3. Assignability. Neither Party shall assign (in whole or in part) this License Agreement to any other entity or party without the express written consent of the other Party, which may not be unreasonably withheld, conditioned, or delayed; provided, however, that either Party may, without obtaining the consent of the other Party, assign its interest in and to this License Agreement to: (i) any entity acquiring such Party, whether through merger or through purchase of substantially all the assets of said Party; or (ii) an affiliate of such Party. Any attempted assignment in violation of this provision shall be void.

16.4. Supplements and Amendments. From time to time, the Parties may execute one or more supplements to this License Agreement, each containing additional terms and conditions applicable to the Licensed Conduit (each a “Supplement”). Upon execution by the Parties each Supplement shall be incorporated into and subject to the terms and conditions set forth in this License Agreement. This License Agreement shall not be amended or modified, except by an instrument in writing, signed by the duly authorized representatives of both Parties hereto.

16.5. Headings. The provision headings used in this License Agreement are intended for reference purposes only and are not to be given any substantive effect upon the terms of this License Agreement.

16.6. No Third-Party Beneficiary. Nothing contained in this License Agreement shall be considered or construed as conferring any right or benefit on a person not a party to this License Agreement and neither this License Agreement nor the performance hereunder shall be deemed to have created a joint venture or partnership between the Parties.

16.7. Taxes. Licensee agrees that it will be solely responsible for the payment of any and all applicable taxes, fees, and assessments levied on its ownership, use, and maintenance of the Licensee Network, Licensed Conduit, and Licensee Fiber related to this License Agreement. Pursuant to Section 107.6 of the California Revenue and Taxation Code, Licensor hereby advises, and Licensee recognizes and understands, that Licensee’s use of the Licensor’s right-of-way, the Licensed Conduit, and /or other nonright-of-way Licensor property and facilities may create a possessory interest subject to real property taxation and that Licensee may be subject to, and responsible for, the payment of real property taxes levied on such interest. Licensee will co-operate with the Orange County Assessor in providing any information necessary for the Orange County Assessor to make a property tax determination. Additionally, Licensee will indemnify, protect, defend, and hold harmless Licensor’s Indemnified Parties from and against any and all claims, arising out of, involving, or in connection with the payment of real property taxes for any possessory interest created by this License Agreement.

16.8. Governing Law. This License Agreement shall be governed by the laws of the State of California, without regard to choice of law principles. Any action at law or in equity brought by either of the Parties for the purpose of enforcing a right or rights provided for by this License Agreement will be tried in a court of competent jurisdiction in the County of Orange, State of California, and the Parties waive all provisions of law providing for a change of venue in these proceedings to any other county.

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15 16.9. Entirety. This License Agreement states the entire agreement between the Parties with respect to the subject matter hereof and supersedes all prior agreements and understandings, whether oral or written, between the Parties with respect to the subject matter thereof.

16.10 Counterparts. This License Agreement may be executed in any number of counterparts, and each such counterpart hereof shall be deemed to be an original, and all of which together shall constitute one and the same instrument. A signed copy of this License Agreement delivered by facsimile, email, or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original signed copy of this License Agreement.
[Signatures on following page]

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16 IN WITNESS WHEREOF, the Parties hereto have caused this License Agreement to be executed on the date first set forth above.

LICENSOR
CITY OF LAGUNA WOODS, a California
Municipal Corporation

LICENSEE
CITY OF LAGUNA HILLS, a California
Municipal Corporation
By:

Christopher Macon,
City Manager
By:

Bob Wingenroth
City Manager
ATTEST: ATTEST:

By:

Yolie Trippy,
City Clerk
By:

Joshua Stevenson,
City Clerk
APPROVED AS TO FORM:

Rutan & Tucker, LLP
APPROVED AS TO FORM:

LICENSEE ATTORNEY’S OFFICE
By:

Alisha Patterson,
City Attorney
By: _______________________________
Vanessa Lassooy,
Interim Assistant City Attorney

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17 EXHIBIT A

LICENSOR NETWORK AND LICENSED CONDUIT
See attached.

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Licensed Conduit

EXHIBIT A
Licensed Conduit

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18 EXHIBIT B

INITIAL SCOPE OF WORK
Licensor will:
• Provide non-exclusive access for Licensee to Licensor-owned conduit in following locations:
o Moulton Parkway from Glenwood Drive to Santa Maria Avenue (approximately 9,550 linear feet)
o El Toro Road from Moulton Parkway to Paseo De Valencia (approximately 4,000 linear feet)
Licensee will:
• Damaged or Crushed Conduit:
o If Licensee discovers damage to a segment of Licensor duct system, it shall notify Licensor of such damage, and upon Licensor’s prior written consent Licensee shall repair, replace, or reroute damage conduit at Licensee’s sole cost and expense.

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Item No. 4.14
City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: August 25, 2026
To: Mayor and Council Members
From: Jennifer Lowe, Community Development Director
Issue: Approval of an Ordinance Adopting the Urban Village Specific Plan Amendment to Modify Permitted Uses, Development Standards, and Applicability of the City's Objective Design Standards
Recommendation: That the City Council adopt an Ordinance entitled: "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."
Background:

This Ordinance was introduced at the regular meeting of the City Council on July 14, 2026. A public hearing was conducted and closed. The Staff Recommendation of introducing the Ordinance for first reading and waiving further reading was passed.

This Ordinance would approve an amendment to the Urban Village Specific Plan to modify permitted uses, development standards, and applicability of the City's objective design standards.

Fiscal Impact:

In addition to the annual recurring revenues, the 2026 Modified Project will generate one-time revenues to the City, including Community Benefit Fees and various Development Impact Fees (“DIF”), which are typically collected at different stages of the development process. At full buildout, the proposed Project is projected to generate over $3.8 million in annual fiscal revenue.

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Item No. 4.14
Annual incremental municipal service costs are estimated at $1.53 million, resulting in an annual surplus of about $2.26 million. A portion of these fees have already been paid to the City as part of earlier project activities.

Attachments:

1. Draft Ordinance - UVSP Specific Plan Amendment

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1569768.1
ORDINANCE NO. 2026-4

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

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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. PA2026-07-14-1 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

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1569768.1
WHEREAS, on July 14, 2026 the City concurrently approved Ordinance No. 2026-4 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

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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

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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.

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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 September 4, 2026.

SECTION 5. This ordinance shall become effective 30 days after its adoption, on September 24, 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 the 25th day of August, 2026.

DON CASKEY, MAYOR
ATTEST:

JOSHUA STEVENSON, CMC, CITY CLERK

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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. 2026-4 was duly introduced and placed upon its first reading at a Regular Meeting of the City Council on the 14th day of July, 2026, and that thereafter, said ordinance was duly adopted and passed at a Regular Meeting of the City Council held on the 25th day of August, 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
(SEAL)

JOSHUA STEVENSON, CMC, CITY CLERK

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URBAN VILLAGE

SPECIFIC PLAN
City of Laguna Hills
l

EXHIBIT A

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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

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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

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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

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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

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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

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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

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• 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

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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

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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

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

VICINITY
MAP
date: Nov. 2002 fig. 1

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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

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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)

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date:Nov. 2002 fig. 4

EXISTING

CONDITIONS
Laguna Hills Urban Village

OAKBROOK VILLAGE

VILLA VALENCIA

PRADO APARTMENTS

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date:Nov. 2002 fig. 4a

EXISTING

CONDITIONS
Laguna Hills Urban Village

EL TORO ROAD
CIVIC
CENTER

LAGUNA HILLS MALL

SADDLEBACK MEMORIAL

MEDICAL CENTER

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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.

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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.

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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:

Page 279 of 1571 ends

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

Page 280 of 1571 ends

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.

Page 281 of 1571 ends

■ 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

Page 282 of 1571 ends

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

Page 283 of 1571 ends

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

Page 284 of 1571 ends

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

Page 285 of 1571 ends

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

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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

Page 287 of 1571 ends

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

Page 288 of 1571 ends

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

Page 289 of 1571 ends

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

Page 290 of 1571 ends

,__ ______ 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

Page 291 of 1571 ends

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
\

Page 292 of 1571 ends

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

Page 293 of 1571 ends

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

Page 294 of 1571 ends

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

Page 295 of 1571 ends

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

Page 296 of 1571 ends

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.

Page 297 of 1571 ends

. • .. • .. :- . :.·.· ..
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

Page 298 of 1571 ends

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.

Page 299 of 1571 ends

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

Page 300 of 1571 ends

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

Page 301 of 1571 ends

--------------- --
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

Page 302 of 1571 ends

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

Page 303 of 1571 ends

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

Page 304 of 1571 ends

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.

Page 305 of 1571 ends

__... ___ 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

Page 306 of 1571 ends

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

Page 307 of 1571 ends

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

Page 308 of 1571 ends

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

Page 309 of 1571 ends

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 310 of 1571 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.

Page 311 of 1571 ends

date:Nov. 2002 fig. 20a

OPEN SPACE

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

Page 312 of 1571 ends

======
* *
----------- --
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

Page 313 of 1571 ends

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"

Page 314 of 1571 ends

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

Page 315 of 1571 ends

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

Page 316 of 1571 ends

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

Page 317 of 1571 ends

Minor Entry

PERIMETER

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

Page 318 of 1571 ends

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

Page 319 of 1571 ends

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

Page 320 of 1571 ends

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

Page 321 of 1571 ends

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

Page 322 of 1571 ends

• 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

Page 323 of 1571 ends

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

Page 324 of 1571 ends

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

Page 325 of 1571 ends

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

Page 326 of 1571 ends

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)

Page 327 of 1571 ends

date:Nov. 2002 fig. 29a

STREET FURNITURE &

LIGHTING EXAMPLES
Laguna Hills Urban Village

WATER FOUNTAINS

BENCHES
POTS

TRASH RECEPTACLES
PAVING

Page 328 of 1571 ends

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.

Page 329 of 1571 ends

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

Page 330 of 1571 ends

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.'....

Page 331 of 1571 ends

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

Page 332 of 1571 ends

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

Page 333 of 1571 ends

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

Page 334 of 1571 ends

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

Page 335 of 1571 ends

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. 3

Page 336 of 1571 ends

4 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.

Page 337 of 1571 ends

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. 3

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5 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

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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.

Page 340 of 1571 ends

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

Page 341 of 1571 ends

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

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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

Page 343 of 1571 ends

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

Page 344 of 1571 ends

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.

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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

Page 346 of 1571 ends

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

Page 347 of 1571 ends

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

Page 348 of 1571 ends

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.

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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%

Page 350 of 1571 ends

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.

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.

Page 351 of 1571 ends

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

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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 353 of 1571
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

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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 355 of 1571 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:

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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

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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.

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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

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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

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-------------- -- ---- ---
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

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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.

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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:
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 way finding 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.

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:
Circulation Improvements to the circulation system that reflect the street cross-sections shown in Figures 7
through 15 of the Specific Plan.
Entry Features as shown in Figures
21 through 25 of the Specific Plan.
Landscape and hardscape improvements, including street trees and shrubs, walls and decorative paving.
Pedestrian-oriented lighting fixtures
at key locations.
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.
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

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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.

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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

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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

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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

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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

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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

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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

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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.

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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.

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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

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Item No. 4.15
City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: August 25, 2026
To: Mayor and Council Members
From: Jennifer Lowe, Community Development Director
Issue: Approval of an Ordinance 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 Recommendation: That the City Council adopt an Ordinance entitled: "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.

Background:

This Ordinance would approve and adopt 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.

Fiscal Impact:

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Item No. 4.15
Annual incremental municipal service costs are estimated at $1.53 million, resulting in an annual surplus of about $2.26 million. A portion of these fees have already been paid to the City as part of earlier project activities.

Attachments:

1. Draft Ordinance - Amended and Restated Development Agreement

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ORDINANCE NO. 2026-5

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,

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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.

PA2026-07-14-1 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 WHEREAS, on July 14, 2026, the City Council concurrently approved Ordinance No. 2026-4 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,

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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

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Laguna Hills City CouncilAugust 25, 2026

Laguna Hills City Council
August 25, 2026