Specific Plan Amendment Resolution — Riverside City Council, October 20, 2026

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CITY ATTORNEY’S OFFICE
3900 MAIN STREET
RIVERSIDE, CA 92522
(951) 826-5567
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF CITY OF RIVERSIDE,

CALIFORNIA, AMENDING LANGUAGE IN THE CANYON SPRINGS

HEALTHCARE CAMPUS SPECIFIC PLAN AND THE CANYON SPRINGS
BUSINESS PARK SPECIFIC PLAN 1) BY REMOVING APPROXIMATLEY 3.9 ACRES OF ASSESSOR PARCEL NUMBERS 291-440-008 AND 291-440-004

FROM THE CANYON SPRINGS BUSINESS PARK SPECIFIC PLAN AND

INCORPORATING INTO THE CANYON SPRINGS HEALTHCARE CAMPUS SPECIFIC PLAN; AND 2) BY REMOVING APPROXIMATELY 3.9 ACRES OF ASSESSOR PARCEL NUMBER 291-440-042 FROM THE CANYON SPRINGS

HEALTHCARE CAMPUS SPECIFIC PLAN AND INCORPORATE IT INTO THE

CANYON SPRINGS BUSINESS PARK SPECIFIC PLAN
WHEREAS, an application was submitted to the City of Riverside, designated as Planning Case PC-2025-00439, to amend the Canyon Springs Healthcare Campus Specific Plan by amending language and incorporating two (2) parcels consisting of approximately 3.9 acres of land identified as Assessor Parcel Nos. 291-440-008 and 291-440-004, as described and depicted in Exhibit “A” attached hereto and incorporated herein by reference, into the Canyon Springs Healthcare Campus Specific Plan, as set forth in Exhibit “B” attached hereto and incorporated herein by reference, and to remove them from the Canyon Springs Business Park Specific Plan boundaries; and WHEREAS, in addition, the application was also to amend the Canyon Springs Business Park Specific Plan by amending language and incorporating (1) parcel consisting of approximately 3.9 acres of land identified as Assessor Parcel Nos. 291-440-042, as described and depicted in Exhibit “C” attached hereto and incorporated herein by reference, into the Canyon Springs Business Park Specific Plan, as set forth in Exhibit “D” attached hereto and incorporated herein by reference, and to remove them from the Canyon Springs Healthcare Campus Specific Plan boundaries; and WHEREAS, on March 12, 2026, the Planning Commission of the City of Riverside held a public hearing to consider the proposed amendments to the Canyon Springs Healthcare Campus Specific Plan and the the Canyon Springs Business Park Specific Plan and recommended to the City Council that the amendments; and
WHEREAS, the City Council of the City of Riverside advertised for and held a public hearing on October 20, 2026, to consider Planning Case No. PC-2025-00439; and 2 1
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28 CITY ATTORNEY’S OFFICE
3750 UNIVERSITY AVENUE
RIVERSIDE, CA 92501
(951) 826-5567
WHEREAS, the City Council received and considered the reports and recommendation from the Planning Commission and all other testimony, whether written or oral, presented at the public hearing.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Riverside, California, as follows:

Section 1: The above recitals are hereby incorporated as if set forth herein in full.

Section 2: The Canyon Springs Healthcare Campus Specific Plan is hereby amended by amending language and incorporating two (2) parcels consisting of approximately 3.9 acres of land identified as Assessor Parcel Nos. 291-440-008 and 291-440-004, as described and depicted in Exhibit “A” attached hereto and incorporated herein by reference, into the Canyon Springs Healthcare Campus Specific Plan, as set forth in Exhibit “B” attached hereto and incorporated herein by reference, removing them from the Canyon Springs Business Park Specific Plan boundaries.

Section 3: The Canyon Springs Business Park Specific Plan is hereby amended by amending language and incorporating (1) parcel consisting of approximately 3.9 acres of land identified as Assessor Parcel Nos. 291-440-042, as described and depicted in Exhibit “C” attached hereto and incorporated herein by reference, into the Canyon Springs Business Park Specific Plan, as set forth in Exhibit “D” attached hereto and incorporated herein by reference, removing them from the Canyon Springs Healthcare Campus Specific Plan boundaries.

ADOPTED by the City Council this _________ day of _____________, 2026. ___________________________

PATRICIA LOCK DAWSON
Mayor of the City of Riverside
Attest:
_____________________________

DONESIA GAUSE
City Clerk of the City of Riverside
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28 CITY ATTORNEY’S OFFICE
3750 UNIVERSITY AVENUE
RIVERSIDE, CA 92501
(951) 826-5567
I, Donesia Gause, City Clerk of the City of Riverside, California, hereby certify that the foregoing resolution was duly and regularly adopted at a meeting of the City Council of said City at its meeting held on the _________ day of _____________, 2026, by the following vote, to wit:

Ayes:

Noes:

Absent:

Abstain:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Riverside, California, this ________ day of ______________, 2026. _________________________________

DONESIA GAUSE
City Clerk of the City of Riverside
314648 ALB 09/17/26
EXHIBIT "A"
Legal Description
Project: Riverside County Credit Union
APN: 291-440-004 & 008
Address:

That certain real property located in the City of Riverside, County of Riverside, State of California, described as follows:

Parcels 32 and 65 of Parcel Map 19617, as shown by map on file in Book 128 of Parcel Maps at Pages 91 through 103 thereof, Records of Riverside County, California.

This description was prepared by me or under my direction in conformance with the requirements of the Land Surveyors Act.

By: le ¾•
Eswin 0. Vega, P.L.S. 9164
For: Douglas B. Webber, L.S. 9477
City Surveyor
APN 291-440-004 n 008 Exhibit B
Specific Plan Amendment
From: Canyon Springs Business Park
Specific Plan
To: CSHCP - Canyon Springs
Healthcare Campus Specific Plan
Prepared for: CITY OF RIVERSIDE Community& Economic Development Department Planning Division, 3900 Main Street, Third Floor, Riverside, California 92522

CANYON SPRINGS HEALTHCARE

CAMPUS SPECIFIC PLAN
Prepared by:

DUDEK
3544 University Avenue
Riverside, California 92501
Adopted November 14, 2017
Resolution No. 23246
Revised October 2025
EXHIBIT "B"

Canyon Springs Healthcare Campus Specific Plan
P14-0294
Prepared for:

City of Riverside
Community & Economic Development Department
Planning Division
3900 Main Street, Third Floor
Riverside, California 92522
Prepared by:

DUDEK
3544 University Avenue
Riverside, California 92501
Contact: Cori Resha, JD
NOVEMBER 2017
REVISED OCTOBER 2025
Printed on 30% post-consumer recycled material.

Canyon Springs Healthcare Campus Specific Plan
TOC-1

TABLE OF CONTENTS
Section Page No.
1 INTRODUCTION.......................................................................................................... 1-1

1.1 Purpose.................................................................................................................1-1

1.2 Project Overview .................................................................................................1-1

1.3 Specific Plan Requirements.................................................................................1-2

1.4 General Provisions...............................................................................................1-3

1.5 General Plan Consistency ....................................................................................1-5

1.6 Zoning Code Consistency....................................................................................1-5

1.7 Canyon Springs Business Park Specific Plan Consistency.................................1-5

1.8 Cultural Resources Code Consistency.................................................................1-6

1.9 Document Organization.......................................................................................1-6 2 EXISTING CONDITIONS ........................................................................................... 2-1

2.1 Location and City Context...................................................................................2-1

2.2 Existing Setting and Surrounding Uses ...............................................................2-1

2.3 Existing General Plan Land Use Designations and Zoning.................................2-2

2.4 Regional and Local Circulation ...........................................................................2-2

2.4.1 Existing Regional Circulation Network...................................................2-2

2.4.2 Existing Local Circulation Network ........................................................2-4 3 VISION, GOALS, AND POLICIES ............................................................................ 3-1 4 LAND USE ..................................................................................................................... 4-1

4.1 Purpose and Need ................................................................................................4-1

4.2 Land Use Plan......................................................................................................4-1

4.3 Proposed General Plan Land Use Designations and Zoning ..............................4-4

4.4 Land Use Regulations..........................................................................................4-4

4.4.1 Applicability ............................................................................................4-4

4.4.2 Determination of Unlisted Uses...............................................................4-5

4.4.3 Interpretation............................................................................................4-5 5 CIRCULATION............................................................................................................. 5-1

5.1 Circulation Plan ...................................................................................................5-1

5.1.1 Regional Access.......................................................................................5-1

5.1.2 Local Access............................................................................................5-2

5.1.3 Parking .....................................................................................................5-5

5.1.4 Emergency Room Access........................................................................5-5

5.1.5 Transportation Demand Management......................................................5-5 November 2017, Revised October 2025

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6 PUBLIC UTILITIES AND SERVICES ...................................................................... 6-1

6.1 Utilities Plan.........................................................................................................6-1

6.1.1 Water Service...........................................................................................6-1

6.1.2 Wastewater Service..................................................................................6-1

6.1.3 Storm Drainage and Water Quality..........................................................6-2

6.1.4 Public Services.........................................................................................6-7 7 DEVELOPMENT STANDARDS................................................................................. 7-1

7.1 Permitted Uses.....................................................................................................7-1

7.2 Conditionally Permitted Uses..............................................................................7-2

7.3 Temporary Uses...................................................................................................7-3

7.4 Prohibited Uses....................................................................................................7-3

7.5 Definitions............................................................................................................7-4

7.6 Site Development Standards................................................................................7-5

7.6.1 General Development Standards..............................................................7-5

7.6.2 Fences and Walls .....................................................................................7-6

7.6.3 Screening..................................................................................................7-6

7.6.4 Trash Enclosures......................................................................................7-7

7.6.5 Parking .....................................................................................................7-7

7.6.6 Signage.....................................................................................................7-8

7.6.7 Grading ....................................................................................................7-9

7.6.8 Lighting..................................................................................................7-10

7.7 Modifications to the Development Standards....................................................7-10 8 DESIGN GUIDELINES ................................................................................................ 8-1

8.1 Site Plan ...............................................................................................................8-1

8.2 Parking and Loading Areas..................................................................................8-2

8.3 Entrance Driveways and Internal Access Driveways ...............................................8-3

8.4 Walkway and Bicycle Paths.................................................................................8-3

8.5 Architecture..........................................................................................................8-4

8.5.1 Architectural Style ...................................................................................8-4

8.5.2 Orientation ...............................................................................................8-4

8.5.3 Height, Mass, and Scale...........................................................................8-5

8.5.4 Roofing ....................................................................................................8-5

8.5.5 Color and Materials..................................................................................8-5

8.5.6 Window Treatments.................................................................................8-6

8.5.7 Sustainability............................................................................................8-6

8.5.8 Screening and Mechanical Equipment.....................................................8-6

8.5.9 Parking Structures....................................................................................8-7

8.5.10 Security and Lighting...............................................................................8-7 November 2017, Revised October 2025

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8.5.11 Signage...................................................................................................8-10

8.5.12 Fences and Walls ...................................................................................8-10

8.6 Landscape Guidelines.........................................................................................8-11

8.6.1 Landscape Design ..................................................................................8-11

8.6.2 Water Conservation ...............................................................................8-13

8.6.3 Water Efficiency ....................................................................................8-14

8.6.4 Common Open Space ............................................................................8-14

8.6.5 Parking Lots...........................................................................................8-15

8.6.6 Maintenance...........................................................................................8-15

8.7 Bus Stop Guidelines...........................................................................................8-16 9 IMPLEMENTATION ................................................................................................... 9-1

9.1 Specific Plan Modifications and Amendments....................................................9-1

9.1.1 Substantial Conformance .........................................................................9-1

9.1.2 Amendments............................................................................................9-2

9.2 Environmental Impact Report and Mitigation Monitoring Program..................9-2

9.3 Subsequent Entitlements......................................................................................9-3

9.3.1 Design Review.........................................................................................9-3

9.3.2 Conditional Use Permits..........................................................................9-3

9.3.3 Review by Other Agencies......................................................................9-3

9.4 Appeals ................................................................................................................9-3

9.5 Phasing.................................................................................................................9-4

9.6 Financing..............................................................................................................9-4

FIGURES
2-1 Regional Map................................................................................................................... 2-5 2-2 Vicinity Map .................................................................................................................... 2-7 2-3 Existing Uses ................................................................................................................... 2-9 2-4 Existing General Plan Land Use .................................................................................... 2-11 2-5 Existing Zoning.............................................................................................................. 2-13 2-6 Existing Circulation Network ........................................................................................ 2-15 2-7 Existing Riverside Transit Agency Bus Stops ............................................................ 2-17 4-1 Site Plan ........................................................................................................................... 4-7 4-2 Project Phasing................................................................................................................. 4-9 4-3 Proposed Zoning ............................................................................................................ 4-11 5-1 Circulation Plan ............................................................................................................... 5-7 5-2 Street Cross-Sections....................................................................................................... 5-9 6-1 Utilities Plan................................................................................................................... 6-11 7-1 Site Setbacks.................................................................................................................. 7-11 November 2017, Revised October 2025

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7-2 Maximum Building Heights .......................................................................................... 7-13 7-3 Fencing and Wall Plan................................................................................................... 7-15 7-4 Monument and Directional Signs .................................................................................. 7-17 7-5 Lighting Plan.................................................................................................................. 7-19 8-1 Acceptable Exterior Building Materials and Finishes................................................... 8-19 8-2 Acceptable Exterior Building Materials and Finishes................................................... 8-21 8-3 Unacceptable Exterior Building Materials and Finishes ............................................... 8-23 8-4 Plant Palette – Trees....................................................................................................... 8-25 8-5 Plant Palette – Shrubs .................................................................................................... 8-27 8-6 Plant Palette – Succulents.............................................................................................. 8-29 8-7 Plant Palette – Grasses................................................................................................... 8-31 8-8 Plant Palette – Groundcover .......................................................................................... 8-33 8-9 Plant Palette – Vines...................................................................................................... 8-35 8-10 Plant Palette – Bio-Retention......................................................................................... 8-37 8-11 RTA Bus Stop Plan........................................................................................................ 8-39 TABLES
6-1 Permanent and Operational Source Control Measures.................................................... 6-3 7-1 General Development Standards...................................................................................... 7-5 7-2 Maximum Building Height.............................................................................................. 7-6 7-3 Parking Requirements for CSHC Specific Plan............................................................... 7-7 7-4 Monument Signage Requirements for CSHC Specific Plan............................................ 7-8 November 2017, Revised October 2025
Canyon Springs Healthcare Campus Specific Plan
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CHAPTER 1

INTRODUCTION

1.1 PURPOSE
The Canyon Springs Healthcare Campus (CSHC) Specific Plan (CSHC Specific Plan or Specific Plan) provides a roadmap to guide and clearly define the extent and location of future development in the CSHC Specific Plan Area (Plan Area), which consists of three separate, noncontiguous areas. The Specific Plan outlines design and development requirements for all uses associated with the CSHC, including the hospital, medical service facilities, senior housing, independent living facility, assisted living facility, skilled nursing facility, and supporting uses to facilitate a cohesive and efficient design of the healthcare campus environment. The Specific Plan includes both short- and long-range planning goals that cover construction over an approximate 10-year period.

The California Government Code (Section 65450–65457) and Chapter 19.820 of the City of Riverside Zoning Code permit the use of specific plans to regulate site development, including permitted uses, density, building size, and building placement. Specific plans also govern the type and extent of open space, landscaping, roadway configuration, and the provision of infrastructure and utilities.

1.2 PROJECT OVERVIEW
The CSHC Specific Plan proposes future development over five phases, as summarized below.

Additional details on the phasing are provided in Chapter 4, Land Use, of this Specific Plan. The current project phasing for the future development is provided to the best of the applicant’s knowledge as a reasonably possible scenario. Future project phasing could overlap, be out of sequence, or be concurrent, depending on market conditions.

Phase I – Approximately 15 Months. Construction of an approximately 375,000-squarefoot, three-story, approximately 234-unit senior housing facility with below- and abovegrade parking; and an approximately 310,200-square-foot, three-story, approximately 267- unit, 290-bed, independent living/memory care, assisted living, and skilled nursing facility with surface parking.

Phase II – Approximately 40 Months. Construction of an approximately 324,000-square-foot, 180-bed, five-story (plus unoccupied penthouse) Phase 1 hospital; approximately 22,000 square-foot, two-level central energy plant; approximately 70,000-square-foot, four-story medical office building (MOB) with retail; and four-level parking structure.

November 2017, Revised October 2025
1 – INTRODUCTION
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 1-2
Phase III – Approximately 15 Months. Construction of an approximately 100,000-square-foot, four-story MOB with retail; and an approximately 40,000-square-foot, two-story MOB.

Phase IV – Approximately 32 Months. Construction of an approximately 100,000-square-foot, four-story MOB with retail; an approximately 60,000-square-foot, three-story MOB with retail; and parking structure.

Phase V – Approximately 28 Months. Construction of an approximately 180,000-square-foot, five-story Phase 2 hospital addition with approximately 100 beds, to take the campus-wide total to approximately 280 beds. A helipad/helistop is also proposed to be located on top of the hospital. The helipad/helistop would be constructed as the hospital is built, and placed into operation when the need arises.

All phases would have associated landscaping and infrastructure improvements. All retail would be incidental to a healthcare campus, such as a pharmacy, florists, gift shops, and similar retail uses. Construction of ancillary services, such as coffee shops, deli, valet parking, etc., as discussed more fully in Section 4.2, could occur as part of any of the above phases. The Plan Area is already improved with street frontage, curb and gutter, sidewalks, parkway landscaping, and utilities stubbed to the property line, and is roughly graded.

1.3 SPECIFIC PLAN REQUIREMENTS
According to the City of Riverside Zoning Code Section 19.820.040, at a minimum, a specific plan must include a statement of its relationship to the General Plan (Section 65451(b)) and text and diagram(s) specifying all of the following in detail:
• The distribution, location, and extent land uses, including open space, within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste, disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures, including regulations, programs, public works projects, and financing measures necessary to carry out the provisions of the preceding three paragraphs (Section 65451(a)).
• Any other subjects that, in the judgment of the planning agency, are necessary or desirable for the General Plan implementation (Section 65452). (Ord. 6966 Section 1, 2007). 1 – INTRODUCTION
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1.4 GENERAL PROVISIONS
Authority and Scope
The adoption of this Specific Plan by the City of Riverside (City) is authorized by Section 65450 et seq. of the California Government Code. The Government Code authorizes cities to prepare, adopt, and administer specific plans for portions of their jurisdictions, as a means of implementing the City of Riverside General Plan 2025. All specific plans must comply with Sections 65450–65457 of the Government Code. The CSHC Specific Plan complies with all requirements mandated by state law. The CSHC Specific Plan also complies with Chapter

19.820, Specific Plan/Specific Plan Amendments, of the City of Riverside Zoning Code.

Applicability
The provisions of this chapter shall apply to all properties included in the Plan Area; see Figure 2-2, Vicinity Map. No construction, addition, placement, or installation of any structure shall occur, nor shall any new use commence within the Plan Area, on or after the effective date of this Specific Plan, except in conformity with the provisions of this Specific Plan. The regulations, development standards, and design guidelines as contained in the CSHC Specific Plan shall apply in their entirety in the review of development proposals, site plans, and building permits within its boundaries.

Administration
The City shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, City of Riverside General Plan 2025, and the City of Riverside Municipal Code, in particular Title 19 (Zoning Code).

Adoption
This Specific Plan shall be adopted by resolution in accordance with the City of Riverside Municipal Code. The Specific Plan shall serve as the zoning for the subject property.

Enforcement
This Specific Plan serves as the implementation tool for the General Plan and zoning for the Plan Area. This Specific Plan addresses permitted land uses, circulation, public utilities and services, development standards, and design guidelines. The City shall enforce the provisions of this Specific Plan in the same manner that the City enforces the provisions of the Zoning Code (Chapter 19.070).
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November 2017, Revised October 2025 1-4
Interpretation
The Development Standards (Chapter 7) contained in this Specific Plan shall replace and supplement the standards contained in the Zoning Code. Whenever the provisions contained in the Specific Plan conflict with the Zoning Code, the provisions of this Specific Plan shall prevail.

If ambiguity arises concerning the content or applicability of any of provision of the Specific Plan, the Community & Economic Development Director or his/her designee shall have the responsibility to review pertinent facts, to determine the intent of the provision, and to issue an interpretation as provided for in Chapter 19.060 – Interpretation of Code, of the Zoning Code.

Alternatively, the matter may be referred to the Planning Commission, if not specifically covered in the City of Riverside’s existing regulations. Such interpretations shall take into account the stated goals and intent of this Specific Plan.
“Should” versus “Shall”
To assist in understanding the full intent and/or requirement of the various provisions found in the Specific Plan document, users should be informed as to the meaning and context of the words “should” and “shall,” as well as “encouraged” and “discouraged,” as used in the document.

These words will be used consistently throughout the document to describe the intent of each objective, policy, standard, and guideline.

The use of the word “should” is intended to express the spirit and intent of the Specific Plan, meant to be applied with some flexibility. It indicates that the document is open to proposals that are equal to, or better than, that stated—as long as the intent is satisfied. The applicant assumes the burden of proof to demonstrate how a proposed project meets this test, and determinations will be made by the Community & Economic Development Director or his/her designee per Chapter 19.710 of the Zoning Code – Administrative Design Review.

The use of the word “shall” constitutes a specific requirement by the document. These are absolutely mandatory and offer relatively little flexibility unless choices are provided within the statement itself. “Shall” expresses the intent for something to take place in the future. All proposals must include these elements as described. Regardless of which term is used, each objective, policy, standard, and guideline as it pertains to each individual proposal must be addressed by an applicant.

The use of the words “encouraged” or “discouraged” are intended to express a more or less desirable solution. While they are not direct requirements, these allow for considerable flexibility and interpretation whose intent must be upheld. Applicants will be expected to prove how proposals implement a particular objective, policy, standard, and guideline as deemed applicable by the Community & Economic Development Director or his/her designee. 1 – INTRODUCTION
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Severability
If any section, sentence, clause, phrase, word, portion, or provision of this Specific Plan and its regulations are declared to be invalid, unconstitutional, or unenforceable, in whole or in part, by a court of competent jurisdiction, such holding shall not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or provision of this Specific Plan that can be given effect without the invalid portion. In adopting this Specific Plan, the City Council affirmatively declares that it would have approved and adopted the Specific Plan even without any portion that may be held invalid or unenforceable.

1.5 GENERAL PLAN CONSISTENCY
Under state law, specific plans provide detailed land use and infrastructure plans and policies for a certain geographic area, and must be consistent with a community’s general plan. As described in the City of Riverside General Plan 2025 Land Use and Urban Design Element, Commercial land use designation include retail, sales, services, and office uses that serve multiple neighborhoods within the City. The City has determined that the CSHC Specific Plan is consistent with the Commercial General Plan land use designations; therefore no General Plan Amendment is required. The existing General Plan 2025 land use designations are shown on Figure 2-4.

1.6 ZONING CODE CONSISTENCY
To ensure consistency between the CSHC Specific Plan and the City of Riverside Municipal Code, Title 19 (Zoning Code), the Zoning Map will be amended concurrent with the adoption of this plan to include a CSHC Specific Plan Zone to replace the zoning for that area; refer to Chapter 4.3, Land Use, for further details. The existing zoning designations are shown on Figure 2-5, and the CSHC Specific Plan zoning designations are shown on Figure 4-3.

Where land use regulations and/or design standards of the City of Riverside Municipal Code are inconsistent with this Specific Plan, the standards and regulations of the CSHC Specific Plan shall prevail. Any issue not specifically covered in the CSHC Specific Plan shall be subject to the City of Riverside Municipal Code. Interpretations may be made by the Community & Economic Development Director or referred to the Planning Commission if not specifically covered in the City’s existing regulations.

1.7 CANYON SPRINGS BUSINESS PARK SPECIFIC

PLAN CONSISTENCY
The CSHC Specific Plan Area is currently included in the Canyon Springs Business Park (CSBP) Specific Plan and is subject to the provisions of the CSBP Specific Plan. With 1 – INTRODUCTION
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November 2017, Revised October 2025 1-6
adoption of the CSHC Specific Plan, the portions of the CSBP Specific Plan that encompass the Plan Area will be rescinded to accommodate the boundaries of the CSHC Specific Plan Area. This will result in two specific plans that will be independently implemented to avoid conflict between policies, standards, and regulations of both specific plans. Therefore, there will be no inconsistencies between the CSHC Specific Plan and the CSBP Specific Plan.

1.8 CULTURAL RESOURCES CODE CONSISTENCY
All proposals that affect a designated cultural resource or an eligible cultural resource shall be subject to the Certificate of Appropriateness process set forth under Title 20 of the Riverside Municipal Code.

1.9 DOCUMENT ORGANIZATION
The CSHC Specific Plan consists of the following chapters:

Chapter 1: Introduction – This Introduction provides the purpose and general overview of the Specific Plan, and includes the Specific Plan requirements, provisions and consistency with other related plans and ordinances.

Chapter 2: Existing Conditions – The Existing Conditions chapter defines existing facilities and surrounding uses, the location of the CSHC Specific Plan Area, the existing General Plan land use designations and zoning, and the existing regional and local circulation network.

Chapter 3: Vision, Goals, and Policies – The Vision, Goals, and Policies chapter defines the overall vision of the Specific Plan and provides the framework for realizing the overall vision of the Specific Plan through goals and policies.

Chapter 4: Land Use – The Land Use chapter lays out the phased development plan for the project and discusses details of the land use program, including the rezone. This chapter also establishes the CSHC Specific Plan as a zoning district.

Chapter 5: Circulation – The Circulation chapter discusses the regional and local circulation, as well as parking improvements to accommodate proposed land uses.

Chapter 6: Public Utilities and Services – The Public Utilities and Services chapter identifies the water, sewer, and storm drain services for the CSHC Specific Plan Area, as well as public services and dry utility providers.

Chapter 7: Development Standards – The Development Standards chapter provides the development standards of the CSHC Specific Plan zoning district, such as height, setbacks, and floor area ratio in order to establish the relationship between building mass and scale. 1 – INTRODUCTION
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Chapter 8: Design Guidelines – The Design Guidelines chapter provides direction for the design and appearance of buildings by incorporating examples and references for architectural theme, landscape plant palette, lighting, signage, and façade elements.

Chapter 9: Implementation – The Implementation chapter identifies administrative review, approval, and amendment procedures. This chapter identifies who may review future development projects that come forward under the CSHC Specific Plan and what steps project proponents will need to complete.

Appendix – The appendix includes an analysis of how the CSHC Specific Plan is in conformance with relevant goals and policies of the City of Riverside General Plan. The Appendix also includes the Ordinances and Resolutions adopting the Specific Plan as well as the Mitigation Monitoring and Reporting Plan.
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CHAPTER 2

EXISTING CONDITIONS
This chapter of the Canyon Springs Healthcare Campus (CSHC) Specific Plan provides a brief overview of the location and setting of the CSHC Specific Plan Area (Plan Area) followed by an overview of the existing land use, circulation, demographics, and cultural setting of the Plan Area.

2.1 LOCATION AND CITY CONTEXT
The 50.85-acre Plan Area consists of three separate, non-contiguous, previously graded areas located within the Canyon Springs Business Park (CSBP) Specific Plan area in Riverside, California, approximately 0.2 mile east of Interstate 215 (I-215) and approximately 0.3 mile south of State Route 60 (SR-60). The CSBP Specific Plan area is a regionally-oriented mixed use development that combines big box retail, commercial/retail and office uses. The adjacent City of Moreno Valley is generally located north of SR-60, east of Day Street, and south of Eucalyptus Avenue. The regional and local setting are illustrated in Figure 2-1, Regional Map, and Figure 2-2, Vicinity Map.

The northwest 14.35-acre semi-rectangular shaped area (senior housing site; referred to as Site A) consists of four parcels and is bounded by Corporate Centre Place, Campus Parkway, and Walmart Supercenter to the north; Valley Springs Parkway, Sam’s Club, and Navy Federal Credit Union to the west; vacant land zoned for office use to the east; and Riverside County Assessor office buildings and vacant land zoned for office use to the south.

The northeast 6.37-acre irregular-shaped area (independent living, assisted living, and skilled nursing facility site; referred to as Site B) consists of four parcels and is bounded by two multistory office buildings to the north; Canyon Park Drive to the west; Day Street to the east; and Gateway Drive to the south. A 100-foot wide Metropolitan Water District pipeline easement traverses the site diagonally.

The south 30.13-acre irregular-shaped area (hospital, medical office buildings (MOBs), and parking structure site; referred to as Site C) consists of 14 parcels and is bounded by Gateway Drive to the north; Valley Springs Parkway to the west; Day Street and a Riverside Medical Clinic building to the east; and single-family homes, Edgemont Elementary School, a Riverside County Flood Control detention basin, and a MOB to the south fronting Eucalyptus Avenue.

2.2 EXISTING SETTING AND SURROUNDING USES
The Plan Area is currently vacant and rough graded. Surrounding uses include MOBs, office buildings, retail stores, governmental offices, single family residential development, a school, and vacant parcels. Land uses north of the Plan Area (north of Corporate Centre Place and 2 – EXISTING CONDITIONS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 2-2
Campus Parkway) include big box retail (e.g., Walmart, Target, PetSmart) and other commercial retail uses; land uses west of the Plan Area (west of Valley Springs Parkway) include a big box retail (Sam’s Club) and a bank (Navy Federal Credit Union); land uses south of the Plan Area (south of Eucalyptus Avenue) include a mix of residential development, commercial uses, and vacant, undeveloped parcels; and land uses east of the Plan Area (east of Day Street) include big box retail (e.g., Costco, WinCo Foods) and commercial retail uses (See Figure 2-3, Existing Uses).

2.3 EXISTING GENERAL PLAN LAND USE DESIGNATIONS

AND ZONING
The City of Riverside General Plan 2025 land use designation for the Plan Area is C - Commercial; see Figure 2-4, Existing General Plan Land Use. The zoning for the western portion of Site C is CR SP - Commercial Retail Specific Plan (Canyon Springs Business Park) Overlay Zone, while the remaining portion of the Plan Area is zoned O SP - Office Specific Plan (Canyon Springs Business Park) Overlay Zone; see Figure 2-5, Existing Zoning. More specifically, Site A is located within Planning Area 8, Corporate Office, of the CSBP Specific Plan. Site B is located within Planning Area 9, Professional Office, of the CSBP Specific Plan. Site C is within Planning Area 7, Support Commercial, and Planning Area 10, Medical Campus of the CSBP Specific Plan.

2.4 REGIONAL AND LOCAL CIRCULATION

2.4.1 Existing Regional Circulation Network
Highways
Regional access to the Plan Area is near the crossroads of two major freeway systems: I-215 and SR-60. North of the Plan Area is SR-60, which connects Riverside in the east to downtown Los Angeles in the west and numerous communities in between. West of the Plan Area is the I-215, which stretches from Murrieta in the south to northern San Bernardino in the north. The SR-60 and I-215 Freeway Interchange is northwest of the Plan Area. Freeway entrances for SR-60 are provided off Day Street, north of the Plan Area and freeway entrances at SR-60 are provided off Eucalyptus Avenue, west of the Plan Area (Figure 2-6, Existing Circulation Network).

Railways
The Riverside-Downtown Metrolink and Amtrack stations are located at 4066 Vine Street Riverside, California 92507, approximately 5.5 miles northwest of the Plan Area and provide multi-modal regional access to surrounding cities. The Moreno Valley/March Field Metrolink Station (14160 Meridian Parkway Riverside, California 92518) is located approximately 1.5 miles southwest of the Plan Area. Three rail lines traverse the City of Riverside: the “Inland EmpireOrange County Line” runs from San Bernardino to Oceanside; the “91/Perris Valley Line” runs 2 – EXISTING CONDITIONS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 2-3
from Perris to Riverside to downtown Los Angeles via Fullerton and Orange County; and the “Riverside Line” runs from Riverside to Los Angeles via Ontario and Pomona (Figure 2-6, Existing Circulation Network).

Bus Routes
Transit service to the Plan Area is provided by the Riverside Transit Agency (RTA). The following is a brief description of the existing bus routes that provide transit service on the street system surrounding the Plan Area. See Figure 2-7, Existing Riverside Transit Agency Bus Stops, for the location of bus stops for the various routes servicing the Plan Area. • Route 11 operates in the City of Moreno Valley and March Air Reserve Base area. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection. Route 11 provides service on weekdays from 5:23 a.m. to 9:55 p.m. with approximately 65-minute headways (intervals) and on the weekends from 8:30 a.m. to 7:41 p.m. with approximately 60-minute headways (intervals). • Route 16 operates between the City of Riverside Downtown Terminal and Moreno Valley Mall. The closest stop to the Plan Area is at the intersection of Day Street and Gateway Drive. Route 16 operates on weekdays from 4:56 a.m. to 11:14 p.m. with approximately 30-minute headways (intervals) and on the weekends from 6:17 a.m. to 9:52 p.m. with approximately 30-minute headways (intervals).
• Route 18 operates between Sunnymead Ranch and Moreno Valley College. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection. Route 18 provides service on weekdays from 5:45 a.m. to 10:41 p.m. with approximately 70-minute headways (intervals) and on the weekends from 6:52 a.m. to 7:54 p.m. with approximately 65-minute headways (intervals). • Route 19 operates between Moreno Valley Mall and the Perris Station Transit Center. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection. Route 19 provides service on weekdays from 3:43 a.m. to 11:26 p.m. with approximately 35-minute headways (intervals) and on the weekends from 6:01 a.m. to 10:04 p.m. with approximately 60-minute headways (intervals). • Route 35 operates between Beaumont/Banning to Moreno Valley Mall. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection. Route 35 provides service only on weekdays from 6:12 a.m. to 8:35 p.m. with approximately 70-minute headways (intervals). • Route 208 operates between Temecula, Murrieta, Sun City, Perris, Moreno Valley, and Downtown Terminal. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection and later buses stop 2 – EXISTING CONDITIONS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 2-4
at Sycamore Canyon and Eastridge. Route 208 provides service only on weekdays from 3:44 a.m. to 8:59 p.m. with approximately 50-minute headways (intervals). • Route 210 operates between Riverside Downtown Terminal to Palm Desert. The closest stop to the Plan Area is at the Moreno Valley Mall southwest of the Towngate Circle and Centerpoint Drive intersection. Route 210 provides service only on weekdays from 3:42 a.m. to 9:42 p.m. with approximately 70-minute headways (intervals).

2.4.2 Existing Local Circulation Network
Canyon Park Drive: This is a north-south, four lane street providing access to Site B and Site C. Canyon Park Drive can be reached from SR-60 by way of Day Street to Campus Parkway or Gateway Drive or from I-215 by way of Eucalyptus Avenue to Gateway Drive.

Corporate Centre Place: This is a northeast-southwest, four lane street providing access to Site A. The northeastern end of Corporate Centre Place terminates at Canyon Springs Parkway while the southwestern end of Corporate Centre Place terminates at Valley Springs Parkway.

Day Street: This is a north-south, six-lane arterial providing access to Site C. Day Street can be reached from SR-60 by existing eastbound and westbound off-ramps and from I-215 by way of Eucalyptus Avenue.

Eucalyptus Avenue: This is a west-east, six-lane arterial. Eucalyptus Avenue can be reached from SR-60 by way of Day Street and from I-215 by way of existing northbound and southbound off-ramps.

Gateway Drive: This is a west-east, four-lane street providing access to Site B and Site C.

Gateway Drive can be reached from SR-60 by way of Day Street and from I-215 by way of Eucalyptus Avenue to Valley Springs Parkway.

Valley Springs Parkway: This is a north-south, six-lane arterial highway providing access to Sites A and C. Valley Springs Parkway can be reached from SR-60 by way of Day Street to Canyon Springs Parkway and from I-215 by way of Eucalyptus Avenue.

Rainbow
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Vicinity Map
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Canyon Springs Healthcare Campus Specific Plan
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Hospital, Medical Office Buildings,
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Canyon Springs Healthcare Campus Specific Plan
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Canyon Springs Healthcare Campus Specific Plan
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Senior Housing Site
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Hospital, Medical Office Buildings,
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FIGURE 2-5
Existing Zoning
Canyon Springs Healthcare Campus Specific Plan
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Business and Manufacturing Park Zone
Commercial Retail Zone
Office Zone
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Canyon Springs Healthcare Campus Specific Plan
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Olivewood Ave
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Sunset Dr Sunset Dr
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Ironwood Ave Ironwood Ave
University Ave University Ave
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Century Ave Century Ave
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Victoria Ave Victoria Ave
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Madison St Madison St
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Magnolia Ave Magnolia Ave
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Golden Star Ave Golden Star Ave Overlook Pky
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Cottonwood Ave Cottonwood Ave
Victoria Ave
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Trautwein Rd Trautwein Rd
Mary St Mary St
Palm Ave Palm Ave Central Ave Central Ave
14TH ST 14TH ST
Iowa Ave Iowa Ave
Crestmore Rd Blaine St Blaine St
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Celeste Dr Celeste Dr
Elsworth St Elsworth St
Via Vista Dr
Central Ave Central Ave
Arlington Ave Arlington Ave
Watkins Dr Watkins Dr
Madison St Madison St
Grand Ave
Buena Vista Ave Buena Vista Ave
Pigeon Pass Rd Pigeon Pass Rd
El Cerrito Dr El Cerrito Dr
Golden Star Ave Golden Star Ave
Magnolia Ave
Ivy St Ivy St
Frederick St Frederick St
Orange St Orange St
Brockton Ave
Central Ave Central Ave
Mulberry St Mulberry St
Sycamore Canyon Blv Sycamore Canyon Blv
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Eucalyptus Ave Eucalyptus Ave Frederick St Frederick St SH-91
Victoria Ave
Mission Grove Parkway S
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Mission Inn Ave Mission Inn Ave
Market St Market St
Lime St Lime St
5TH ST 5TH ST
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Orange St Orange St University Ave University Ave
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3RD ST 3RD ST Victoria Ave Victoria Ave
Alessandro Blv Alessandro Blv
Arlington Ave Arlington Ave
Old Lake Dr Old Lake Dr
Central Ave Central Ave
Elsworth St Elsworth St
Olivewood Ave
Myrtle Ave Myrtle Ave
Big Springs Rd Big Springs Rd
Mission Grove Parkway N
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Arlington Ave Arlington Ave
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Alessandro Blv Alessandro Blv
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Chicago Ave Chicago Ave
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Canyon Springs Healthcare Campus Specific Plan
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FIGURE 2-6
Site A - Senior Housing Site
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Buildings, and Parking Structure Site
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City of Moreno Valley Bikeway
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Riverside County Circulation Network
Metrolink Route
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Inland Empire - Orange County
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Canyon Springs Healthcare Campus Specific Plan
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Canyon Springs Healthcare Campus Specific Plan
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FIGURE 2-7
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Project Boundary
Project Site
2 – EXISTING CONDITIONS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 2-18

INTENTIONALLY LEFT BLANK
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 3-1
CHAPTER 3

VISION, GOALS, AND POLICIES
The overall vision of the Canyon Springs Healthcare Campus (CSHC) Specific Plan (CSHC Specific Plan or Specific Plan) is a comprehensively planned, integrated medical campus that includes an approximately 280 licensed hospital bed two-phase facility, medical offices, senior housing, independent facility, assisted living, skilled nursing facility, and ancillary services for the community, as well as new employment opportunities in Riverside, and the surrounding community. This project was planned to meet an identified existing healthcare need in the immediate community as well as planning for future growth and associated medical needs in the area. The CSHC Specific Plan identifies design and development requirements for the hospital, medical service facilities, senior housing facility, independent living, assisted living, skilled nursing facility, and supporting uses on the healthcare campus to facilitate a cohesive and efficient orientation for the public, employees, and customers of Canyon Springs and nearby community.

The goals and policies set forth in this chapter provide the framework for realizing the overall vision of the CSHC Specific Plan that embraces identified healthcare needs, while providing guidelines for decision making and direction for future expansion.

The overall project goal is to provide a comprehensive Specific Plan that will guide future development in the CSHC Specific Plan Area (Plan Area) and clearly define the extent, scale, and location of future development in the Plan Area. The Specific Plan identifies design and development requirements for the medical service facilities, senior living, and supporting uses in the Plan Area to facilitate a cohesive and efficient orientation for the public, employees, residents, patients, and customers within the Plan Area. To promote the quality of development planned for the Plan Area, the goals include defining criteria for implementing coordinated design, organizational unity, technology integration guidelines, and overall visual identity for the area, while maintaining opportunities for individual needs and creativity for each project. Included are parameters for integrated site planning, architecture, landscaping and exterior lighting, as well as procedures and requirements for design submittal and review. The intent of these guidelines is to establish a consistent design concept that produces a clear image and a sense of prestige, efficiency and integrity for the Plan Area.

Goal 1: Facilitate the expansion of medical-related uses within the Canyon Springs Area.

Policy 1.1: Consider providing a variety of services, such as cancer care, emergency room (ER)/trauma, imaging, neurology and neurosurgery, surgical weight loss, transplant programs, labs, and medical offices. 3 – VISION, GOALS, AND POLICIES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 3-2
Goal 2: Ensure that development maintains a high standard of design and protects and enhances the character of its surroundings.

Policy 2.1: Design future development to be attractive; complement the form, scale, and architectural style of adjacent buildings; and promote harmony in the visual relationships and transitions between new and older buildings so that it appears a part of the evolutionary development of the Canyon Springs area.

Policy 2.2: Encourage buildings to be designed with contemporary architectural styles to honor and expand the tradition of diverse, high-quality architecture found throughout the City of Riverside.

Policy 2.3: Encourage future development to strive to unify and harmonize the CSHC Specific Plan Area aesthetic as it relates to architecture and landscape typology.

Policy 2.4: Design future development to follow the design guidelines and recommendations necessary to maintain a cohesive character and community compatibility.

Policy 2.5: Implement standards for the orderly development of the CSHC Specific Plan Area consistent with the existing and planned character of the surrounding environment and community.

Goal 3: Maintain a therapeutic internal environment within the CSHC Specific Plan buildings.

Policy 3.1: Strive to make the hospital stay, senior housing, independent living, assisted living, and skilled nursing facility stay as unthreatening, comfortable, and stress-free as possible.

Policy 3.2: Strive to provide ample natural light whenever feasible and use colorcorrected lighting in interior spaces, which closely approximates natural daylight.

Policy 3.3: Provide views of the outdoors from every patient bed and elsewhere whenever possible.

Policy 3.4: Consider patient vulnerability to stress, from noise, lack of privacy, poor lighting, and other causes, in facility and grounds planning and design. 3 – VISION, GOALS, AND POLICIES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 3-3
Goal 4: Provide for safe and enjoyable pedestrian travel throughout the CSHC Specific Plan Area.

Policy 4.1: Require new development to provide pleasant walkways and pedestrian corridors that are accessible to everyone.

Policy 4.2: Improve walkways and interior streets with enhanced sidewalks, street trees, benches, trash and recycle receptacles, and other amenities to encourage pedestrian activity for patients, visitors, employees, and the community.

Policy 4.3: Provide for the safe movement of vehicles and pedestrians upon the premises and facilitate an orderly flow of vehicular and pedestrian traffic, minimizing the opportunity for accidents.

Policy 4.4: Comply with the minimum requirements of the Americans with Disability Act (ADA) Accessibility Standards.

Goal 5: Ensure sufficient parking is provided within the CSHC Specific Plan.

Policy 5.1: Efficiently manage the supply and demand of parking to ensure there is sufficient supply at all times.

Policy 5.2: Provide strategically located parking lots and/or structures as demand arises.

Policy 5.3: Develop the CSHC Specific Plan Area with parking facilities that meet the parking needs of patients, visitors, and employees.

Goal 6: Ensure that adequate fire protection and police protection services are provided concurrent with need.

Policy 6.1: Incorporate efficient, cost-effective passive and automatic fire protection systems in future development. These systems are effective in detecting, containing, and controlling and/or extinguishing a fire event in the early stages.

Policy 6.2: Fire protection engineers will be involved in all aspects of the design in order to ensure a reasonable degree of protection of human life from fire and the products of combustion as well as to reduce the potential loss from fire.

Policy 6.3: Integrate performance requirements associated with fire department access, suppression, and separation distances and site/building security in future development. 3 – VISION, GOALS, AND POLICIES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 3-4
Policy 6.4: Encourage the design of buildings to include uncomplicated layouts that enable firefighters to locate an area quickly.

Policy 6.5: Provide rapid access to various features such as fire department connections, house valves, elevators and stairs, annunciators, key boxes, etc.

Policy 6.6: Accommodate the access of fire apparatus into and around the building site.

Policy 6.7: Comply with the regulations of local authorities having jurisdiction to accommodate the access of fire apparatus into and around the building site and to coordinate access control point layout.

Policy 6.8: Provide surveillance cameras inside and outside of buildings and parking structures, inside elevators, and on light poles along pathways, where feasible.

Policy 6.9: Encourage the design of buildings to include doors and windows that look out onto streets, pathways, and parking areas to provide the concept of “keeping eyes on the street.”
Policy 6.10: Provide 24-hour security patrol throughout the Specific Plan Area.

Policy 6.11: Incorporate alarm systems in buildings so that the Police Department is notified in the event the alarm is triggered by an intruder.

Policy 6.12: Incorporate sufficient lighting and encourage the placement of buildings in such a way as to reduce dark spaces and hiding places.

Goal 7: Encourage sustainable development and operational practices that reduces CSHC’s environmental footprint.

Policy 7.1: Future development will enhance compatibility and compliance with the City of Riverside’s Green Riverside Action Plan (City of Riverside 2007).

Policy 7.2: Future development will complement and support the City of Riverside’s Green Action Plan (City of Riverside 2007).

Policy 7.3: Future development will incorporate current applicable stormwater runoff protection measures.

Policy 7.4: Future development will utilize low impact development techniques to improve the quality of stormwater runoff and to minimize impacts on downstream drainage systems.
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Policy 7.5: Buildings and landscapes will be designed with sustainable features to minimize the use of water, energy, and natural resources.

Policy 7.6: Future development will consider the use of high-performance building envelopes and select walls, roofs, and other assemblies based on long-term insulation air barrier performance and durability requirements.

Policy 7.7: Future development will consider the use of passive solar design where feasible.

Policy 7.8: Future development will consider sustainable design features including day-lighting, energy and water conservation, nontoxic materials and finishes, and sustainable operations and maintenance.

Policy 7.9: The CSHC energy and water conservation standards will meet the requirements of the Environmental Protection Agency (EPA) Energy Policy Act of 2005 and Executive Order 13423.

Policy 7.10: Outflow of trash, recyclables, and soiled materials will be separated from the movement of food and cleaning supplies, and both will be separated from routes of patients and visitors.
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CHAPTER 4

LAND USE
This chapter identifies the purpose and need for the Canyon Springs Healthcare Campus (CSHC) Specific Plan (this Specific Plan), and describes the overall land use program.

4.1 PURPOSE AND NEED
The overall project goal is to guide and define the extent, scale, and location of future development within the CSHC Specific Plan Area (Plan Area). This Specific Plan allows for the construction of a hospital and medical office buildings (MOBs) with associated hospitalrelated facilities, as well as a senior housing, independent living, assisted living, and skilled nursing facility to improve access to healthcare for a growing population. Riverside County, including the Plan Area, is underserved with hospital beds, healthcare providers, and medical doctors as compared to the rest of Southern California. Further, in the event of a disaster, the CSHC would provide another hospital facility that would serve the City of Riverside and the surrounding communities.

This Specific Plan will make future development more streamlined in that it outlines future allowable uses, and lays out a cohesive set of design guidelines that will provide City staff, the future CSHC operator, and the public with a clear understanding of how growth and development will occur at the project site.

4.2 LAND USE PLAN
The CSHC land use plan, as shown in Figure 4-1, Land Use Plan, provides the framework for development of the Plan Area over a 10-year period. The land use plan is intended to achieve the project objective of developing a comprehensively planned, integrated healthcare campus within an infill area that includes a hospital, with acute services, medical offices, senior housing, independent living, assisted living, skilled nursing, and ancillary services for the community.

The Specific Plan contemplates future development over five phases, as described below and shown in Figure 4-2, Project Phasing. Sites A and B would be constructed during Phase I; and Site C would be constructed during Phases II through V. The current project phasing for the future development is provided to the best of the applicant’s knowledge as a reasonably possible scenario. Future project phasing could overlap, be out of sequence, or be concurrent depending on market conditions.
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Phase I – Approximately 15 Months
Phase I of the Project would be constructed in approximately 15 months and would consist of the following development:
• Senior Housing Facility - Construction of an approximately 375,000-square-foot, threestory, 234-unit senior “age-restricted” multi-family housing facility. The proposed senior housing facility would be approximately 53 feet high.
• Construction will also include 98 surface parking spaces and 192 underground parking spaces below the senior housing facility.
• Independent Living/Memory Care, Assisted Living, and Skilled Nursing Facility - Construction of an approximately 310,200-square-foot, three-story, 267-unit, 290-bed facility. The proposed facility would be approximately 40 feet high. • Construction will include 268 surface parking spaces.

Phase II – Approximately 40 Months
Phase II of the Project would be constructed in approximately 40 months and would consist of the following development:
• Phase 1 Hospital - Construction of an approximately 324,000-square-foot, five-story plus penthouse (penthouse would not be occupied; penthouse to house elevator equipment), approximately 180-bed hospital facility. The proposed hospital would be approximately 94 feet high.
• Central Energy Plant - Construction of a two-level, approximately 22,000-square-foot central energy plant. The proposed central plant (e.g., boilers, chillers, emergency generators, exchangers, transformers, switches) would be approximately 34 feet high. • MOB 4 - Construction of an approximately 70,000-square-foot, four-story, MOB 4 with retail (e.g., pharmacy, retail incidental to medical services/office). The proposed MOB 4 would be approximately 52 feet high.
• Parking Structure for MOB 4 - Construction of a four-level, approximately 70,550- square-foot, approximately 900-space unenclosed parking structure located east of MOB

4. The proposed parking structure would be approximately 40 feet high. The parking structure construction may be phased.
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Phase III – Approximately 15 Months
Phase III of the Project would be constructed in approximately 15 months and would consist of the following development:
• MOB 3 - Construction of an approximately 100,000-square-foot, four-story MOB 3 with retail (e.g., pharmacy, retail incidental to medical services/office). The proposed MOB 3 would be approximately 52 feet high.
• MOB 5 - Construction of an approximately 40,000-square-foot, two-story MOB 5. The proposed MOB 5 would be approximately 34 feet high.

Phase IV – Approximately 32 Months
Phase IV of the Project would be constructed in approximately 32 months and would consist of the following development:
• MOB 1 - Construction of an approximately 100,000-square-foot, four-story MOB 1 with retail (e.g., pharmacy, retail incidental to medical services/office). The proposed MOB 1 would be approximately 52 feet high.
• MOB 2 - Construction of an approximately 60,000-square-foot, three-story MOB 2 with retail (e.g., pharmacy, retail incidental to medical services/office). The proposed MOB 2 would be approximately 40 feet high.
• Parking Structure for MOB 1 and MOB 2 - Construction of a four-level, approximately 41,850-square-foot, approximately 500-space unenclosed parking structure located north of MOB 1 and MOB 2. The proposed parking structure would be approximately 40 feet high.

Phase V – Approximately 28 Months
Phase V of the Project would be constructed in approximately 28 months and would consist of the following development:
• Phase 2 Hospital - Construction of an approximately 180,000-square-foot, five-story hospital addition with approximately 100 beds, to take the campus-wide total to approximately 280 beds. The proposed hospital would be approximately 94 feet high. • A helipad/helistop is also proposed to be located on top of the hospital when the need arises.

Construction in each Phase is expected to include associated landscaping and infrastructure improvements. Ancillary services could occur as part of any of the above phases. Ancillary services could include on-site retail such as coffee shops, deli, lunch rooms, mobile car wash services, valet parking, golf cart transport for the elderly or infirm patients, flower and gift shop, pharmacy, and medical retail (medical supplies); personal services such as barber shop, beauty 4 – LAND USE
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salon, spa, tailor, dry cleaner, and self-service laundry; and restaurants (sit-down, quick-serve, and take-out).

The project site is already improved with street frontage, curb and gutter, sidewalks, parkway landscaping, and utilities stubbed to the property line. The property is rough graded.

4.3 PROPOSED GENERAL PLAN LAND USE DESIGNATIONS

AND ZONING
As indicated in Chapter 2, Existing Conditions, the existing General Plan 2025 land use designation for the Specific Plan Area is C - Commercial; see Figure 2-4, Existing General Plan Land Use. The existing zoning for the western portion of Site A is CR-SP - Commercial Retail Specific Plan (Canyon Springs Business Park) Overlay Zone, while the remaining portion of the Plan Area is zoned O-SP - Office Specific Plan (Canyon Springs Business Park) Overlay Zone; see Figure 2-5, Existing Zoning.

The Plan Area is proposed to be designated CSHC Specific Plan in the Zoning Map; see Figure 4- 3, Proposed Zoning.

4.4 LAND USE REGULATIONS
Application of the Land Use Plan described herein and the following land use regulations is intended to provide for the orderly development of the site and effective fulfillment of the project objectives, while protecting the health, safety, and welfare of the employees and users, as well as those of the surrounding community.

4.4.1 Applicability
Upon adoption by Ordinance, this Specific Plan will constitute the zoning for the CSHC Specific Plan Area. Subsequent development plans or agreements, tract or parcel maps, site plans, or any other action requiring ministerial or discretionary approval relative to the Plan Area must be consistent with the development regulations contained within this chapter.

Where the regulations contained in this Specific Plan differ from the regulations of the City of Riverside Zoning Code, the regulations of the Specific Plan shall take precedence.

4.4.2 Determination of Unlisted Uses
Any land use not specifically covered in this Specific Plan shall be subject to the City of Riverside Zoning Code. Interpretations may be made by the Community & Economic Development Director or referred to the Planning Commission if not specifically covered in the City of Riverside’s existing regulations.
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4.4.3 Interpretation
Any ambiguities related to meaning or applicability of any provision of this Specific Plan shall be resolved by the Community & Economic Development Director or his/her designee or referred to the Planning Commission. Such interpretations shall take into account the stated goals and intent of this Specific Plan. Any interpretation made by the Community & Economic Development Director or the Planning Commission may be appealed to the City Council. 4 – LAND USE
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Walmart
Sam's Club
Navy Federal
Credit Union
Target
Hooter's
John's Incredible
Pizza
LA Fitness
Party City
Chick-fil-A
Applebee's
Costco
Wholesale
Moreno Valley Mal
Buffalo Wild Wings
Panera Bread
Lowe's Home Improvement
Portillo's
WinCo Foods
PetSmart 99 Cents Only Store
Site A
Site C
Site B Valley Springs
Eucalyptus
Edgemont
Gateway
Sierra
Ridge
Arbor Park
Eastridge
Romford
Sheffield
Eucalyptus
Kinross
Summer
Holly
Crest Ridge
Brixton
Canyon Park
Fischer
60 Corporate Centre
Day
Sycamore Canyon
BoxSprings
Acacia
Quail
Valley
Towngate
Memorial
River Crest
River
Crest
Town
Town
Day
Campus
Canyon Springs
Site A - Senior Housing Site
Site B - Independent Living,
Assisted Living, and
Skilled Nursing Facility Site
Site C - Hospital, Medical Office
Buildings, and Parking Structure Site
Project Boundary
Canyon Springs Healthcare Campus Specific Plan
Zoning Description
Business and Manufacturing Park Zone
Commercial General Zone
Commercial Retail Zone
Office Zone
Public Facilities Zone
R-3-1500 Multi-family Residential Zone
R-3-2000 Multi-family Residential Zone
FIGURE 4-3
Proposed Zoning
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I
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CHAPTER 5

CIRCULATION
This chapter provides the circulation framework for the Canyon Springs Healthcare Campus (CSHC) Specific Plan Area (Plan Area) to help implement a multi-modal transportation network that prioritizes pedestrians, bicyclists, automobiles, and emergency service vehicles.

The topics discussed in this chapter include vehicular circulation, bicycle and pedestrian networks, transit systems, and parking strategies.

5.1 CIRCULATION PLAN

5.1.1 Regional Access
Highways and Interstates
Regional access to the Plan Area is near the crossroads of two major freeway systems: State Route 60 (SR-60) and Interstate 215 (I-215). North of the Plan Area is SR-60, which connects Riverside in the east to downtown Los Angeles in the west and numerous communities in between. West of the Plan Area is I-215, which stretches from Murrieta in the south to northern San Bernardino in the north. The SR-60 and I-215 Freeway interchange is northwest of the Plan Area.

Metrolink Station
The Riverside-Downtown Metrolink Station is located approximately 5.5 miles northwest of the Plan Area and provides multi-modal regional access to surrounding cities. Three rail lines traverse the City of Riverside and provide access to San Bernardino, Orange, San Diego, and Los Angeles counties:

1. Inland Empire–Orange County (IEOC) Line: This commuter rail line runs from San Bernardino through Orange County to Oceanside. The IEOC line serves fifteen stations and runs on weekdays and on weekends. This commuter line stops at the RiversideDowntown Station in Riverside.

2. 91/Perris Valley Line: This commuter rail line runs from Los Angeles to Perris Valley paralleling SR-91. This line has eightstations, and they are all shared by the Orange County Line and the IEOC Line. The 91/Perris Valley Line runs on weekdays and on weekends.

This commuter line stops at the Riverside-Hunter Park and Riverside-Downtown Metrolink Stations in Riverside.

3. Riverside Line: This commuter rail runs from Los Angeles to Riverside, terminating at the Riverside-Downtown Metrolink Station. The Riverside Line serves seven stations and only runs on weekdays during peak commuter hours.
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5.1.2 Local Access
Public Bus Service
Public bus service is provided by the Riverside Transit Agency (RTA). All fixed bus routes are accessible to persons with disabilities and buses are equipped with wheelchair ramps and wheelchair lifts. The following is a brief description of the bus routes that service the street system surrounding and within proximity to the Plan Area. See Figure 2-7, Existing Riverside Transit Agency Bus Stops, for the location of bus stops for the various routes servicing the Plan Area. • Route 11: Provides access to the Plan Area via Towngate Circle to Memorial Way to Gateway Drive. Route 11 also provides access to the Plan Area via Eucalyptus Avenue to Day Street to Gateway Drive. Route 11 operates on weekdays from 5:23 a.m. to 9:55 p.m. with approximately 65-minute headways (intervals) and on the weekends from 8:30 a.m. to 7:41 p.m. with approximately 60-minute headways.
• Route 16: Provides access to the Plan Area via Day Street. Route 16 operates on weekdays from 4:56 a.m. to 11:14 p.m. with approximately 30-minute headways and on the weekends from 6:17 a.m. to 9:52 p.m. with approximately 30-minute headways. • Route 18: Provides access to the Plan Area via Towngate Circle to Memorial Way to Gateway Drive. Route 18 also provides access to the Plan Area via Eucalyptus Avenue to Day Street to Gateway Drive. Route 18 operates on weekdays from 5:45 a.m. to 10:41 p.m. with approximately 70-minute headways and on the weekends from 6:52 a.m. to 7:45 p.m. with approximately 65-minute headways.
• Route 19: Provides access to the Plan Area via Towngate Circle to Memorial Way to Gateway Drive. Route 19 operates on weekdays from 3:43 a.m. to 11:26 p.m. with approximately 35-minute headways and on the weekends from 6:01 a.m. to 10:04 p.m. with approximately 60-minute headways.
• Route 26: Provides the Plan Area with access to the Moreno Valley Metrolink Station and the Moreno Valley Mall. Route 26 operates on weekdays from 4:07 a.m. to 8:07 p.m. with approximately 45-minute headways.
• Route 31: Provides the Plan Area with access to the Hemet Valley Mall and the Moreno Valley Mall. Route 31 operates weekdays 4:45 a.m. to 10:13 p.m. and weekends 7:25 a.m. to 7:42 p.m. with approximately 75-minute headways on weekdays and 65-minute headways on weekends.
• Route 208: Provides access to the Plan Area via Towngate Circle to Memorial Way to Gateway Drive. Route 208 operates only on weekdays from 3:44 a.m. to 8:59 p.m. with approximately 50-minute headways.
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• Routes 210/Sunline 220: Provides access to the Plan Area via Towngate Circle to Memorial Way to Gateway Drive. Routes 210 and Sunline 220 operates only on weekdays from 3:42 a.m. to 9:42 p.m. with approximately 70-minute headways. • Route 212: Provides the Plan Area with access to the University of California Riverside (UCR), the Perris Transit Station, and the Hemet Valley Mall. Route 212 operates only on weekdays from 3:36 a.m. to 8:43 p.m. with approximately 40-minute headways.

In addition to the routes identified above, RTA recommends the inclusion of a stop along northbound Valley Springs Parkway, south of the intersection with Gateway Drive. A stop has been included per RTA’s recommendation and is shown in Figure 5-1, Circulation Plan. The design of the bus stop follows RTA’s specific bus stop design guidelines and is described in Chapter 8, Design Guidelines (see Figure 8-11).

Perimeter Roads
Figure 5-1, Circulation Plan, identifies perimeter streets in the Plan Area. The senior housing site (Site A) is bordered by Corporate Centre Place and Campus Parkway to the north, Valley Springs Parkway to the west, Canyon Park Drive to the east, and Gateway Drive to the south. The independent living, assisted living, and skilled nursing facility site (Site B) is bordered by Campus Parkway to the north, Canyon Park Drive to the west, Day Street to the east, and Gateway Drive to the south. The hospital, medical office buildings (MOBs), and parking structure site (Site C) is bordered by Gateway Drive to the north, Valley Springs Parkway to the west, Day Street to the east, and Eucalyptus Avenue to the south. Figure 5-2, Street Cross-Sections, provides the cross section for each perimeter street. • Campus Parkway: This is a northwest-southeast-east, four lane street that intersects with Corporate Centre Place, Canyon Park Drive, and Day Street for access to Sites A, B, and C.

Campus Parkway can be reached from SR-60 by way of Day Street and from I-215 by way of Eucalyptus Avenue to Valley Springs Parkway to Corporate Center Place. The northwestern end of Campus Parkway terminates at Corporate Center Place while Campus Parkway continues east of Day Street into the City of Moreno Valley. Campus Parkway is designated by the City as a 100 foot wide major highway. • Canyon Park Drive: This is a north-south, four lane street providing access to Site B and Site C. Canyon Park Drive can be reached from SR-60 by way of Day Street to Campus Parkway or Gateway Drive, or from I-215 by way of Eucalyptus Avenue to Gateway Drive. The northern end of Canyon Park Drive terminates at Campus Parkway while the southern end of Canyon Park Drive terminates at Gateway Drive. Canyon Park Drive is designated by the City as a 100 foot wide major highway. • Corporate Centre Place: This is a northeast-southwest, four lane street providing access to Site A. The northeastern end of Corporate Centre Place terminates at Canyon Springs Parkway while the southwestern end of Corporate Centre Place terminates at Valley 5 – CIRCULATION
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Springs Parkway. Corporate Centre Place is designated by the City as a 100 foot wide major highway.
• Day Street: This is a north-south, six-lane arterial providing access to Site C. Day Street can be reached from SR-60 by existing eastbound and westbound off-ramps and from I215 by way of Eucalyptus Avenue. The City designates this street as a 120-foot arterial. • Gateway Drive: This is a west-east, four-lane street providing access to Site B and Site C.

Gateway Drive can be reached from SR-60 by way of Day Street and from I-215 by way of Eucalyptus Avenue to Valley Springs Parkway. The western end of Gateway Drive terminates at Valley Springs Parkway while the eastern end of Gateway Drive continues east of Day Street into the City of Moreno Valley. Gateway Drive is designated by the City as a 100 foot wide major highway.
• Valley Springs Parkway: This is a north-south, six-lane arterial highway providing access to Sites A and C. Valley Springs Parkway can be reached from SR-60 by way of Day Street to Canyon Springs Parkway and from I-215 by way of Eucalyptus Avenue. The northern portion of Valley Springs Parkway north of Corporate Centre Place turns into Canyon Springs Parkway while the southern portion of Valley Springs Parkway south of Eucalyptus Avenue turns into Old 215 Frontage Road. Valley Springs Parkway is designated by the City as a 110 foot wide arterial highway.

Other Local Access Roads
• Canyon Springs Parkway: This is a northwest-southeast, six-lane arterial highway. Canyon Springs Parkway can be reached from SR-60 by way of Day Street and from I-215 by way of Eucalyptus Avenue to Valley Springs Parkway. The northwestern portion of Canyon Springs Parkway turns into Valley Springs Parkway while the southeastern portion of Canyon Springs Parkway continues east of Day Street into the City of Moreno Valley. Canyon Springs Parkway is designated by the City as a 110 foot wide arterial highway. • Eucalyptus Avenue: This is a west-east, six-lane arterial. Eucalyptus Avenue can be reached from SR-60 by way of Day Street and from I-215 by way of existing northbound and southbound off-ramps. The City designates Eucalyptus Avenue as a 120-foot arterial.

Internal Access Driveways
Access to the Plan Area is provided via a number of driveways located on perimeter streets; see Figure 5-1, Circulation Plan. A total of fifteen driveways are proposed for the Plan Area to serve the three sites, one of which is an existing driveway off of Day Street. Site A will have a total of three access driveways, two located on Corporate Centre Drive and one located on Valley Springs Parkway. Site B will have a total of five access driveways, three located on Canyon Park Drive and two located on Gateway Drive. Site C will have a total of seven access driveways, two located 5 – CIRCULATION
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on Valley Springs Parkway, three located on Gateway Drive, and two located on Day Street, of which one is existing and will be shared with the existing medical office building located at the northwest corner of Day Street and Eucalyptus Avenue.

Bicycle Facilities
Class III bicycle facilities are located south of the Plan Area along Eucalyptus Avenue and east of the Plan Area along Day Street. Class III facilities are defined as shared routes between bicyclists and motor vehicle traffic.

Pedestrian Corridors
Separation of pedestrians from vehicular traffic will be accomplished through several elements on and between sites in the Plan Area, such as the installation of sidewalks and the incorporation of pedestrian walking paths within landscape buffers. The pedestrian circulation system is shown in Figure 5-1, Circulation Plan. Pedestrian circulation within the Plan Area consists of a network of pathways. These pathways allow patients, seniors, visitors, and employees the ability to safely and efficiently travel on foot to any destination in the Plan Area. Planting adjacent to walkways will be maintained at a reasonable height to ensure safety and security of pedestrians. Sidewalks and walkways will range in widths between 6 feet and 10 feet. Pedestrian level lighting will be provided on all walkways to eliminate poorly lit areas.

5.1.3 Parking
For Plan Area parking requirements, refer to Section 7.5.3, Parking, of this Specific Plan. Future parking structures and parking lots will be designed to meet the requirements and standard safety guidelines set forth herein.

5.1.4 Emergency Room Access
Office of State Health Planning and Development (OSHPD) and good design principles dictate that emergency vehicle/ambulance access be separated from walk-in patient access to the emergency room. An emergency/ambulance entrance is provided from Gateway Drive; see Figure 5-1, Circulation Plan. Walk-in patient access to the emergency room is provided from Parking Structure 1 or the nearby surface parking area.

5.1.5 Transportation Demand Management
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cars, and encourage ride-sharing and carpooling programs. The CSHC Specific Plan incorporates the following TDM measures:
• The CSHC operator will implement two ride-sharing rewards programs in coordination with Inland Empire Transit. Both programs will be promoted through informational flyers and at new hire orientation. A TDM coordinator will be available to facilitate the distribution of information and make sure it remains current. The programs are described as follows:
o 2 Dollars/Day Program: Participants will log their modes of commuting for 3 months and be awarded points for using alternative modes of transportation, such as the Metrolink, bus, bike routes, and carpooling. The program will enable employees to connect for carpools. At the end of the 3-month period, participants will be awarded gift cards based on the points accrued.
o Ride-Share Plus Program: Participants will be provided with tools for carpooling, bicycling, and other alternative modes of transportation. Participants in this program will usually have completed the 2 Dollars/Day Program and continue to log hours to accumulate rewards, such as a coupon book. A coupon book offers savings at local businesses as well as the ability to register the coupon book online to access discounts at nationwide merchants.
• Preferential parking for carpool vehicles.
• Bicycle parking and shower facilities for employees.
• Local transportation management and roadway improvements. • On-site amenities such as cafeterias, restaurants, automated teller machines and other services that would eliminate the need for additional trips. 36 35 36
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CHAPTER 6

PUBLIC UTILITIES AND SERVICES
This chapter identifies the public utilities and services for the Canyon Springs Healthcare Campus (CSHC) Specific Plan Area (Plan Area), including water, sewer, storm drain services, dry utility providers and other public service providers.

The three noncontiguous parcels (Sites A, B, and C) are within an evolving development area with existing utility infrastructure available in the adjacent street corridors. The proposed utility connections for the Plan Area will be made to the existing utility infrastructure within the street corridors. The connections will be either private service mains looping through each healthcare campus site with multiple service laterals, or private service laterals serving project facilities. See Figure 6-1, Utilities Plan.

6.1 UTILITIES PLAN

6.1.1 Water Service
Water service to the Plan Area is provided by the Eastern Municipal Water District (EMWD). Proposed new buildings will tie into existing connection points and will be serviced through existing water lines.

Existing EMWD potable water lines are located south of the Plan Area, along Eucalyptus Avenue, west of the Plan Area, along Valley Springs Parkway, north of the Plan Area, along Campus Parkway and Corporate Center Place, east of the Plan Area, along Day Street, and through the Plan Area, along Gateway Drive and Canyon Park Drive; See Figure 6-1, Utilities Plan.

The estimated water demand for the Plan Area is 216 acre-feet per year (AFY). The estimated demand for the Plan Area exceeds the projected demand accounted for in the 2010 Urban Water Management Plan (UWMP). Mitigation measures have been put into place to require the developer of the Specific Plan to meet with EMWD staff to develop a Plan of Service, which would detail water, wastewater and recycled water requirements to serve the Plan Area. In addition, mitigation would require the installation of water efficient devices and landscaping. See Mitigation Measure (MM) UTL-1 and AQ-3 in the Environmental Impact Report.

The design of domestic water utilities will conform to EMWD requirements. The design of fire water utilities will conform to EMWD and City of Riverside Fire Department requirements. New easements, as needed, will be dedicated to meet EMWD requirements.

6.1.2 Wastewater Service
Wastewater from the Plan Area will be treated at the City of Riverside Regional Water Quality Control Plant. Existing sewer pipelines are located along Valley Springs Parkway, Gateway Drive, Corporate Centre Place, and Day Street; see Figure 6-1, Utilities Plan. The main existing 6 – PUBLIC UTILITIES AND SERVICES
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sewer collectors of 12-inch-diameter and 15-inch-diameter vitrified clay pipe (VCP) are located along Valley Springs Parkway, which is where all the sewage from the Plan Area would collect before draining toward the 15-inch-diameter trunk sewer along Eucalyptus Avenue and Eastridge Avenue. A Trunk Sewer Study prepared for the Specific Plan demonstrated sufficient capacity within the City’s sewer system to handle the nominal increase in overall sewer flow with implementation of the Specific Plan. The design of sewer utilities will conform to City of Riverside Public Works Sewer Division requirements. New easements, as needed, will be dedicated to meet requirements.

6.1.3 Storm Drainage and Water Quality
Storm drainage and flood control is maintained by the City of Riverside and County of Riverside Flood Control and Water Conservation District. Currently, the City of Riverside operates a storm drain system within the Valley Springs Parkway, Gateway Drive, Corporate Centre Place, and Day Street rights-of-way, and the Riverside County Flood Control District maintains the existing Eucalyptus Avenue Detention Basin south of Site C along Eucalyptus Avenue. See Figure 6-1, Utilities Plan.

The design of storm drain utilities will conform to City of Riverside Public Works requirements for private and City maintained systems, and Riverside County Flood Control and Water Conservation District requirements for regional systems. Graded areas and proposed hardscape improvements should have gradients sufficient to facilitate surface drainage. Stormwater pollution management and urban runoff management will conform to the requirements specified in the National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer System (MS4) Permit issued to the County of Riverside and other cities within the Santa Ana River watershed per the 2010 MS4 Permit. In the construction stages storm runoff will conform to the State Water Resources Control Board (SWRCB) Order No. 2009-0009 DWQ, NPDES Program Construction General Permit CGP No. CAS000002.

The majority of the Plan Area is outside of the 100-year floodplain 0.2% annual chance of flood, area 1% annual chance of flood with average depths of less than 1 foot or with drainage areas less than 1 square mile, and areas protected by levees from 1% annual chance of flood.

Implementation of the Specific Plan will also result in mostly impervious surfaces with limited amounts of pervious landscape areas. Surface runoff from the Plan Area will drain to the existing stormwater system that is currently collecting stormwater from the Plan Area.

The proposed storm drain on Site A will flow toward and connect to the existing storm drain facility along Valley Springs Parkway. The proposed storm drain on Site B will flow toward and connect to the existing storm drain facility along Day Street. The proposed storm drain on Site C will flow toward and connect to the existing storm drain facility along Valley Springs Parkway. 6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-3
Bioretention areas are proposed along Corporate Centre Place, Valley Springs Parkway, and along the southern boundary of Site A. Additionally, an underground detention facility is proposed at the southwestern corner of Site A. Bioretention areas are proposed along Canyon Park Drive, Gateway Drive and at the corner of Gateway Drive and Day Street of Site B. Bioretention areas are proposed along Valley Springs Parkway, Gateway Drive, Day Street, and along the southeastern property line of Site C. Patches of detention areas are also proposed within various areas of Site C.

Additionally, an underground detention facility is proposed at the Site C driveway entrance, north of MOB 3, along Valley Springs Parkway. These proposed detention facilities will collect, treat, and slowly release the water collected within the Plan Area prior to draining into the stormwater drainage system.

Table 6-1 outlines how Canyon Springs Healthcare will implement permanent and operational source control best management practices (BMPs) to improve overall site permeability and reduce off-site drainage flow.

Table 6-1
Permanent and Operational Source Control Measures
Potential Sources of Runoff
Pollutants
Permanent Structural Source Control Best
Management Practices
Operational Source Control Best
Management Practices
On-site storm drain inlets Mark all inlets with the words “only Rain Down the Storm Drain” or similar. Catch
Basin Markers may be available from the
Riverside County Flood Control and Water
Conservation District, call 951.995.1200 to
verify.

Maintain and periodically repaint or
replace inlet markings.

Provide stormwater pollution
prevention information to new site
owners, leases, or operators.

See applicable operational best
management practices in Fact Sheet
SC-44, “Drainage System
Maintenance,” in the CASQA
Stormwater Quality Handbooks at
www.cabmphandbooks.com.

Include the following in lease
agreements: “Tenants shall not allow
anyone to discharge anything to storm
drains or to store or deposit materials
so as to create a potential discharge to
storm drains.”
6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-4
Table 6-1
Permanent and Operational Source Control Measures
Potential Sources of Runoff
Pollutants
Permanent Structural Source Control Best
Management Practices
Operational Source Control Best
Management Practices
Landscape/Outdoor Pesticide Use All final landscape plans will accomplish the following:

Design landscaping to minimize irrigation
and runoff, to promote surface infiltration
where appropriate, and to minimize the use
of fertilizers and pesticides that can
contribute to stormwater pollution.

Where landscaped areas are used to retain
or detain stormwater, specify plants that are
tolerant of saturated soil conditions.

Consider using pest-resistant plants,
especially adjacent to hardscape.

To insure successful establishment, select
plants appropriate to site soils, slopes,
climate, sun, wind, rain, land use, air
movement, ecological consistency, and
plant interactions.

Maintain landscaping using minimum or
no pesticides.

See applicable operational best
management practices in “What you
should know for…Landscape and
Gardening” at http://rcflood.org/
stormwater/Downloads/
LandscapeGardenBrochure.pdf.

Provide Integrated Pest Management
(IPM) information to new owners, lessees
and operators.

Food service Describe the location and features of the
designated cleaning area.

Describe the items to be cleaned to this
facility and how it has been sized to ensure
that the largest items can be
accommodated.

See the brochure, “The Food Service
Industry Best Management Practices
for:

Restaurants, grocery stores,
delicatessens, and bakeries” at
http://rcflood.org/stormwater/ Provide
this brochure to new site owners,
lessees, and operators.

Refuse areas Describe how site refuse will be handled and provide supporting detail to what is shown
on plans.

Signs will be posted on or near dumpsters
with the words “Do not dump hazardous
materials here” or similar.

The following will be implemented:

Provide adequate number of
receptacles. Inspect receptacles
regularly; repair or replace leaky
receptacles. Keep receptacles
covered. Prohibit/prevent dumping of
liquid of hazardous wastes. Post “no
hazardous materials” signs. Inspect
and pick up litter daily and clean up
spills immediately. Keep spill control
materials available on-site. See Fact
Sheet SC-34, “Waste Handling and
Disposal” in the CASQA Stormwater
Quality Handbooks at
www.cabmphandbooks.com.
6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-5
Table 6-1
Permanent and Operational Source Control Measures
Potential Sources of Runoff
Pollutants
Permanent Structural Source Control Best
Management Practices
Operational Source Control Best
Management Practices
Interior floor drains and elevator
shaft sump pumps
Interior floor drains and elevator shaft sump
pumps will be plumbed to sanitary sewer.

Inspect and maintain drains to prevent
blockages and overflow.

Loading docks -- Move loaded and unloaded items
indoors as soon as possible.

See Fact Sheet SC-30, “Outdoor
Loading and Unloading,” in the CASQA
Stormwater Quality Handbooks at
www.cabmphandbook.com.

Plazas, sidewalks, and parking lots -- Sweep plazas, sidewalks, and parking lots regularly to prevent accumulation
of litter and debris. Collect debris from
pressure washing to prevent entry into
the storm drain system. Collect wash
water containing any cleaning agent or
degreaser and discharge to the
sanitary sewer, not to a storm drain.

Miscellaneous drain or wash water
or other sources
Boiler drain lines shall be directly or
indirectly connected to the sanitary sewer
system and may not discharge to the storm
drain system.

Condensate drain lines may discharge to
landscaped areas if the flow is small enough
that runoff will not occur. Condensate drain
lines may not discharge to the storm drain
system.

Rooftop equipment with potential to produce
pollutants shall be roofed and/or have
secondary containment.

Any drainage sumps on-site shall feature a
sediment sump to reduce the quantity of
sediment in pumped water.
--
Furthermore, project design features relevant to hydrology and water quality, include:
• Curbs and gutters will collect runoff and convey to bioretention units and/or detention basins and comply with Riverside Airport Land Use Commission (ALUC) requirements. • Parking lots will be designed to minimum required pavement width, according to City guidelines. 6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-6
• Vegetated bioswales will be used to the maximum extent possible to achieve filtration and natural treatment of the stormwater runoff from rooftops. • Where bioswales cannot be used to treat runoff, stormwater runoff from proposed structure roofs and paved areas will be conveyed to bioretention units and/or detention basins (in compliance with Riverside ALUC) to provide treatment before being discharged into the underground storm drain system.
• Stormwater drainage from loading dock areas will be collected and treated prior to discharge off site.
• On-site soils within landscaped areas will be scarified. • The City’s Landscape Regulations (Chapter 19.570) will be adhered to for landscaped areas. Additional native trees and large shrubs will be planted where needed. New trees will be planted according to the CSHC Specific Plan design guidelines for the area required per tree. The landscaping will meet the City’s approved landscape materials list as outlined in the Specific Plan.
• Drought-tolerant landscaping will also be required to ensure minimal irrigation water use, thus helping to conserve water resources.
• Rain shutoff devices to prevent irrigation during and after precipitation will be included in the design. The irrigation system will include control mechanisms to allow staff to adjust water supplies to areas based on need.
• Stormwater conveyance system inlets will include language indicating that water flows to the local water resource.
• Trash receptacles will be provided on site with signage. • A fire sprinkler will be designed to discharge into the sanitary sewer. • Bioswales, bioretention units and/or detention basins, parking lots, and trash pickup will be maintained as part of the ongoing landscaping maintenance costs.

Water Quality Management Plan
A WQMP for the Plan Area has been prepared by Rick Engineering Company. The WQMP is required to demonstrate compliance with the 2010 Santa Ana Region National Pollutant Discharge Elimination System Municipal Separate Storm Sewer System (MS4) permit. The WQMP identifies pollutant sources associated with the addition of business operations that may affect the quality of discharges of stormwater from the site. The WQMP also includes the BMPs listed above, which would be refined for each phase via a Final WQMP as part of site plan review. 6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-7
Hydrology Report
Stormwater on-site and in surrounding areas is collected by drainage swales, inlets, and subsurface storm drains and delivered to an off-site detention basin. The Eucalyptus Avenue Detention Basin, located immediately south of the southeastern portion of Site C, has 14.2 acre-feet of storage and a maximum 100-year flow release of 160 cfs to the Edgemont Channel that conveys storm flows south towards Interstate 215 (I-215). The Edgemont Channel conveys storm flows from the Eucalyptus Avenue Detention Basin to the south-southwest, then west under Old 215 Frontage Road and the I-215 freeway. From the I-215 freeway the drainage discharges into Sycamore Creek, an ephemeral creek that flows northwest through Sycamore Canyon Wilderness Park and then through Canyon Crest golf course, before meeting Tequesquite Arroyo. The arroyo routes water to the west and underground through the urban part of Riverside before discharging into Reach 3 of the Santa Ana River near Mount Rubidoux (Figure 4.6-1). The Santa Ana River flows for over 100 miles from the San Bernardino Mountains to the Pacific Ocean.

The site is located within the Santa Ana Region (Region 8) of the California Regional Water Quality Control Board (RWQCB), located within the RWQCB Middle Santa Ana River Watershed Management Area and in the Santa Ana Hydrologic Unit. The Santa Ana River is the receiving water for over 2,700 square miles that include portions of San Bernardino, Riverside, and Orange Counties. The Santa Ana River flows for over 100 miles from the San Bernardino Mountains to the Pacific Ocean.

Stormwater Pollution Prevention
A Stormwater Pollution Prevention Plan will be prepared for each phase to address construction activities, and incorporate project-specific BMPs to control pollutant discharges.

6.1.4 Public Services
Public services will be provided to the Plan Area by the following providers and sustainable design features will be implemented where feasible.

Fire Service
Fire service is provided by the City of Riverside Fire Department, Station 13 (Box Springs) located at 6490 Sycamore Canyon Riverside, California 92507, approximately 0.6 mile west of the Plan Area.

Emergency access for Site A will be from Valley Springs Parkway and Corporate Centre Place; emergency access for Site B will be from Canyon Park Drive and Gateway Drive; and emergency access for Site C will be from Valley Springs Parkway, Gateway Drive, and Day Street. 6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-8
Police Service
Police service is provided by the City of Riverside East Policing Center. The nearest station, Lincoln Police Station, is located at 8181 Lincoln Avenue, Riverside, California 92504. In addition to safety concerns of the hospital, hospital-related facilities, medical office buildings, senior housing, assisted living, and skilled nursing facilities in general have several particular security concerns including the protection of property and assets, medical equipment, drugs, etc.; protection of patients, including incapacitated patients; and safe control of violent or unstable patients. The City of Riverside and CSHC operator are committed to protecting the patients, visitors, and employees within the Plan Area. All appropriate measures will be taken in the future to ensure the safety and wellness of those within the Plan Area.

Solid and Hazardous Waste Disposal Service
The Project would generate approximately 5,166 tons of solid waste annually. The City of Riverside has authorized commercial hauling services to Athens Services, Burrtec Waste Industries, and CR&R Waste Services. It is not yet known which hauling service would serve the Project for solid waste collection. Regardless of the solid waste hauling service, solid waste will be collected and taken to the Robert A. Nelson Transfer Station, which is owned by the County of Riverside and operated under a 20-year franchise by Burrtec. Burrtec then transfers the waste to the Badlands Landfill, El Sobrante Landfill, or the Lamb Canyon Landfill. These three landfills have a combined remaining capacity of 69.1 million tons.

Construction of all phases of the Project would generate construction waste (e.g., concrete rubble, asphalt rubble, wood, drywall, etc.) that would result in an increased demand for solid waste collection and disposal. The Riverside County Waste Management Department (RCWMD) will require the completion and submittal of a waste recycling plan to the RCWMD for approval prior to issuance of building permits for the Project site, which will be required as a Condition of Approval. The waste recycling plan will identify and estimate the materials to be recycled during construction and demolition activities, and will specify where and how the recyclable materials will be stored on-site. A waste recycling report that demonstrates that the Project recycled a minimum of 50 percent of its construction and demolition waste will then be approved by the RCWMD prior to issuance of occupancy permits. See Mitigation Measure MM-UTL-2 in the Environmental Impact Report.

All non-hazardous solid waste generated from the Project site (such as plastic/glass bottles and jars, paper, newspaper, metal containers, and cardboard) would be recycled per local and state regulations mentioned above, with a goal of 75 percent, in compliance with the Integrated Waste Management Act. Remaining non-hazardous solid waste would be disposed of at one of the Riverside County landfills (hazardous waste would be disposed of in compliance with all 6 – PUBLIC UTILITIES AND SERVICES
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 6-9
applicable federal, state, and local laws). The RCWMD will review building plans and ensure that proper space is set aside to allow for the collection and storage of recyclable materials prior to issuance of building permits, which has been included as a mitigation measure in the Environmental Impact Report (See MM-UTL-3) to ensure that there is adequate space for recycling on the Project site.

If a recycling rate of 75 percent is assumed for operations, per compliance with the Integrated Waste Management Act, then the Project would send approximately four tons per day to an area landfill. This amount represents approximately 0.02 percent of the total maximum permitted capacity (26,054 tons/day) of the three local landfills. Therefore, the amount of solid waste generated and disposed of in nearby landfills during operation of the Project is expected to be within the permitted capacity of the landfills.

Electricity
Electricity for the Plan Area is provided by Riverside Public Utilities through connections to existing lines on surrounding streets. In an effort to become a more sustainable hospital campus, Canyon Springs will take into consideration the use of high-performance building envelopes, the use of passive solar design where feasible, and other sustainable design features including natural day-lighting, energy and water conservation, nontoxic materials and finishes, and sustainable operations and maintenance. The Canyon Springs energy and water conservation standards will meet the Environmental Protection Agency (EPA) Energy Policy Act of 2005 and Executive Order 13423 (Strengthening Federal Environmental, Energy, and Transportation Management) requirements.

Natural Gas
Natural Gas service is provided by Southern California Gas Company through existing connections. 6 – PUBLIC UTILITIES AND SERVICES
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November 2017, Revised October 2025 6-10

INTENTIONALLY LEFT BLANK

6 – PUBLIC UTILITIES AND SERVICES
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November 2017, Revised October 2025 6-12

INTENTIONALLY LEFT BLANK
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-1
CHAPTER 7

DEVELOPMENT STANDARDS
This chapter provides the permitted uses and development standards for the Canyon Springs Healthcare Campus (CSHC) Specific Plan zoning district, such as height, setbacks, and floor area ratio, in order to establish the relationship between building placement, mass and scale. This chapter has been prepared in accordance with Government Code Section 65450 et seq. and the City of Riverside Municipal Code, Title 19, Zoning Code. In cases where development standards set forth in this Specific Plan are inconsistent with the Zoning Code, the standards in this Specific Plan shall prevail.

7.1 PERMITTED USES
This Specific Plan provides for the development of several uses within the CSHC Specific Plan Area (Plan Area). Those uses expressly allowed are as follows:

Sites A and B
• Senior housing
• Assisted Living (Residential Care Facilities)
• Independent living
• Skilled nursing facilities
• When incorporated into the uses above the following uses are permitted o Florist shops
o Gift shops
o Medical retail (medical supplies)
o Personal services (barber shop, beauty salon, spa, tailor, dry cleaner, self-service laundry, etc).
o Pharmacy
o Restaurants (deli, coffee shop, lunch room, and sit-down restaurant) Site C
• Administrative services
• Ambulatory surgery center
• Central utility plants
• Community/Education centers
7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-2
• Farmers’ Market - Certified (temporary and limited to one time per week for maximum of 5-hour period)
• Florist shops
• Gift shops
• Imaging centers
• Medical retail (medical supplies)
• Medical Services – Clinic, Medical/Dental Offices, Urgent/Express Care, Optometrist • Medical Services - Hospital
• Parking lot or Parking Structure (Stand Alone)
• Personal services (barber shop, beauty salon, spa, tailor, dry cleaner, self-service laundry, etc). • Pharmacy
• Physical therapy or rehabilitation centers
• Retail Kiosks
• Restaurants (sit-down and take out)
• Wellness centers
• Wireless Telecommunication Facility, incorporated into a building or parking structure, pursuant to the requirements of the City’s Zoning Code.

Other uses not listed herein, which are determined by the Community & Economic Development Director or his/her designee to be similar to those listed.

7.2 CONDITIONALLY PERMITTED USES
Site C
• Helipads and Heliports pursuant to the provisions of Section 19.320 of the City Zoning Code.

All Sites
• Other uses not listed herein, which are determined by the Community & Economic Development Director or his/her designee to be compatible with the permitted uses but of greater intensity than those uses listed above shall require a conditional use permit. 7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-3

7.3 TEMPORARY USES
Use Site A Site B Site C
Car Show X X TUP
Entertainment (Trial Basis Only) X X TUP
Mobile Medical Units for Humans X X TUP
Non-Commercial Tent Meetings TUP TUP TUP
Outdoor Preparation of Food (Temporary) X X TUP
Outdoor Sales event in Conjunction with a
Permanent Land Use (Parking lot sale)

X X TUP
Outdoor Sales event not in Conjunction with a
Permanent Land Use (Parking lot sale)

X X TUP
Office During Construction TUP TUP TUP
X - Not Permitted
TUP - Temporary Use Permit
Temporary uses shall be reviewed and approved pursuant to the provisions of Chapter 19.740 (Temporary Use Permit) of the Riverside Municipal Code.

7.4 PROHIBITED USES
The following uses/activities shall be prohibited:
a. Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA-approved navigational signal light or visual approach slope indicator, or lighting as may be needed in conjunction with operation of the future hospital helipad.
b. Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport.
c. Any use which would affect safe air navigation within the area including the generation of smoke, visible water vapor, thermal plumes, or uses which would attract large concentrations of birds.
d. Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation.
e. Wastewater management facilities; trash transfer stations that are open on one or more sides; recycling centers containing putrescible wastes; incinerators.

Other uses not listed herein are prohibited.
7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-4

7.5 DEFINITIONS
Definitions within the Plan Area shall be the same as in Chapter 19.910 of the City of Riverside Municipal Code.

Those definitions not identified in Chapter 19.910 of the City’s Municipal Code are defined below:
a. Administrative Services. A use providing essential office-related support services for the medical industry.
b. Ambulatory Surgery Center. A health care facility focused on providing same-day surgical care, including diagnostic and preventative procedures. c. Central Utility Plant. A facility that provides and maintains 24-hour utility generation, transmission and distribution to all campus buildings.
d. Community/Education Center. A multi-use, non-residential building or group of buildings intended to be identifiable focal points and activity centers for the surrounding community. They contain a diversity of uses such as small offices, cultural and entertainment facilities, classrooms, libraries, in addition to neighborhood-oriented uses. e. Florist Shop. A shop where flowers and ornamental plants are sold. f. Imaging Center. A facility offering diagnostic imaging services on an outpatient basis to ambulatory patients. The imaging modalities may include general X-ray services, CT scans, MRI scans, ultra-sound, fluoroscopy, mammography and any other generally recognized imaging methods commonly utilized on an outpatient basis. g. Independent Living. Housing units for senior adults living independently. Medical care may be available at the facility or by visiting medical staff. A variety of amenities may be provided for the residents, as well as maintenance and housekeeping, depending on the size of the community.
h. Medical Retail. A retail store that sells medical supplies, health care products and a limited variety of convenience items.
i. Pharmacy. A retail store that primarily sells prescription drugs, and may also sell nonprescription drugs and medical supplies, other health care products and a limited variety of convenience items.
j. Physical Therapy or Rehabilitation Centers. A facility providing therapy and training for rehabilitation. The center may offer occupational therapy, physical therapy, vocational training, and special training such as speech therapy. k. Retail Kiosk. A Temporary structure with at least one side open general used as newsstands and beverage stands. A maximum of 5 Retail Kiosks are permitted on Site C within the Pedestrian Mall and Pedestrian Courtyard areas. 7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-5
l. Skilled Nursing Facility. A health facility that provides skilled nursing care and supportive care to patients whose primary need is for availability of skilled nursing care on an extended basis.
m. Wellness Center. An establishment that typically offers alternative or integrative medicine intended to heal the mind and body. Visitors to these centers may be able to receive different treatments, such as standard medical treatment as well as alternative practices such as acupuncture.

7.6 SITE DEVELOPMENT STANDARDS

7.6.1 General Development Standards
The following development standards listed in Tables 7-1 through 7-2 shall apply throughout the Plan Area. In order to create development standards that are sensitive to adjacent uses, the Specific Plan contains variable setbacks and building height standards. Figure 7-1 illustrates minimum building and landscape setback requirements along the perimeter of Sites A through C. As indicated in the City’s Zoning Code, a setback is defined as the distance from a defined point or line governing the placement of buildings, structures, parking or uses on a lot. Figure 7-2 identifies maximum building heights for each building on Sites A through C.

Table 7-1
General Development Standards
Standards Site A Site B Site C
Floor Area Ratio 0.85 0.65 0.70
Maximum Number of Units/Beds 234 units of
senior
housing
267 units/290 beds of
independent living, memory
care, assisted living, or
skilled nursing facility
280 beds
Maximum Building Height 55 feet 75 feet -
Minimum Building Setbacks
Adjacent to Streets 20 feet 20 feet 35 feet
Adjacent to Interior Property Lines 20 feet 20 feet 35 feet Adjacent to Single Family Residential Development - - 75 feet Minimum Parking Structure Setbacks
Adjacent to Street - - 35 feet
Adjacent to Interior Property Lines - - 35 feet
Adjacent to Single Family Residential Development - - 100 feet Minimum Landscaped Setbacks
Adjacent to Streets 20 feet 20 feet 20 feet
Adjacent to Interior Property Lines 20 feet 20 feet 5 feet Adjacent to Single Family Residential Development - - 25 feet Notes:
1 Parking structure square footages are not considered as part of the floor area ratio calculations. 7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-6
Table 7-2
Maximum Building Height
Use Height
Hospital 100 feet
Medical Office Building 55 feet
Parking Structure 40 feet

7.6.2 Fences and Walls
a. An 8-foot tall wall shall be located along the southern and eastern perimeter of Site A, as depicted in Figure 7-3, Fencing and Wall Plan. An example of materials to be used for this wall includes, but is not limited to, rough face CMU block wall. b. Decorative fencing shall be installed within Site A to enclose open space areas to the west and north of the Senior Housing facility, as depicted in Figure 7-3. Fencing shall be 6 feet tall. Example materials to be used for decorative fencing include, but are not limited to, wood or metal, with decorative concrete as an accent. Where concrete accent is used, plasters or offsets shall be spaced a maximum of 20-feet off center. c. Decorative fencing shall be installed within Site B to enclose open space areas to the north, south and east of the buildings, as depicted in Figure 7-3. Example materials to be used for decorative fencing include, but are not limited to, wood or metal, with decorative concrete as an accent. Where concrete accent is used, plasters or offsets shall be spaced a maximum of 20-feet off center.
d. An 8-foot tall wall shall be located along the southern perimeter of Site C from the southwestern point to the parking lot for Medical Office Building 5. An example of materials to be used for this wall includes, but is not limited to, rough face CMU block wall, as depicted in Figure 7-3. Upon request of the Moreno Unified Valley School District, and subject to agreement with the owner of Site C, a gate may be included in the perimeter fence to allow school users to access Site C.
e. Fencing materials shall be compatible in material and design with building architecture and shall be architecturally treated on both sides.

7.6.3 Screening
a. Equipment enclosures and/or landscaping shall be used to screen views of ground mounted utility boxes and mechanical equipment. To the maximum extent feasible, utility and mechanical equipment must be located to the rear of buildings and away from sensitive land uses (e.g., residences, school) rather than along public sidewalks. 7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-7
b. Any area used for storage or equipment shall be visually screened and buffered in accordance with Chapter 19.555 of the City of Riverside Municipal Code, which require solid masonry walls or similar permanent structures to screen from view on all sides.

7.6.4 Trash Enclosures
All trash/recyclable collection enclosure areas shall comply with the development standards set forth in the City of Riverside Trash Enclosure Policies, in accordance with Chapter 19.554 of the City of Riverside Municipal Code, which requires at a minimum that the collection area to be enclosed on 3 sides by a minimum 6-foot-tall decorative masonry wall. Screening shall be architecturally compatible with other on-site development in color, material, and style.

7.6.5 Parking
Parking shall comply with the provisions of Title 19, Section 19.580, Parking and Loading, of the Riverside Municipal Code. Shared parking may be approved at ratios less than the parking ratios shown on Table 7-3 as otherwise approved by the Community & Economic Development Director or his/her designee based on a shared parking analysis submitted in conjunction with a proposed phase of development.

Table 7-3
Parking Requirements for CSHC Specific Plan
Land Use1 Parking Requirements
Administrative Services 1 space per 250 square feet of floor area Ambulatory Surgery Center 1 space per 180 square feet of floor area Assisted Living and Skilled Nursing Facility 1 space per unit Community/Education Center 1 space per 4 fixed seats, or 1 space per 60 square feet of assembly or classroom area for uses without fixed seats; and/or 1 space per 500 square feet for non-assembly area (i.e., library, office, etc.)
Florist Shops/Gift Shops 1 space per 250 square feet of floor area Imaging Centers 1 space per 180 square feet of floor area Independent Living 1 space per unit
Medical Retail 1 space per 250 square feet of floor area Medical Services - Clinic, Medical Dental Offices,
Urgent/Express Care, Optometrist
1 space per 180 square feet of floor area
Hospital 1 space per bed
Personal Services (barber shop, beauty salon, spa, tailor, dry cleaner, self-service laundry, etc)
1 space per 250 square feet of floor area
Pharmacy 1 space per 250 square feet of floor area
Physical Therapy or Rehabilitation Center 1 space per 300 square feet of floor area Restaurants (Sit-Down and Take Out) 1 space per 100 square feet of floor area Senior Housing2 1.1 space per unit
7 – DEVELOPMENT STANDARDS
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-8
Table 7-3
Parking Requirements for CSHC Specific Plan
Land Use1 Parking Requirements
Independent Living 1 space per unit
Wellness Center 1 space per 250 square feet of floor area Note:
1 See Table 19.580.060 of the Riverside Municipal Code
2 For senior housing projects, 50% of the required spaces shall be covered either in a garage or carport.

7.6.6 Signage
The following signage standards are intended to ensure design consistency and maintain a high quality of design and aesthetics with respect to signage. In cases where there is a conflict between the signage standards of the City’s Zoning Code and those of the Specific Plan, the standards in the Specific Plan shall prevail. Refer to the City’s Zoning Code for signs not specified in the Specific Plan.

Building Mounted Signs
a. A maximum of one building mounted sign is permitted for each building frontage adjacent to a street, parking lot/structure, or driveway. b. Signs shall be no greater than 1 square foot of sign per lineal foot of frontage of lease space or building, and shall not exceed a total of 200 square feet. c. Signs shall be installed parallel to a building wall, canopy fascia. Roof signs are not permitted. d. Building signs shall not be mounted above the main roof line of the building. Roofmounted signs are prohibited.

Monument Signs
a. A Comprehensive Sign Program must be submitted and approved for all monument signs. b. Monument signs along the perimeter of the Plan Area shall adhere to the requirements in Table 7-4. Please refer to Figure 7-4 for monument signage locations.

Table 7-4
Monument Signage Requirements for CSHC Specific Plan
Site Street Maximum No. of Signs
Minimum Spacing Between
Signs
A Valley Springs Parkway 1 100 feet
Corporate Center Place 1 100 feet
B Canyon Park Drive 2 100 feet
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Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 7-9
Table 7-4
Monument Signage Requirements for CSHC Specific Plan
Site Street Maximum No. of Signs
Minimum Spacing Between
Signs
Gateway Drive 1 100 feet
C Valley Springs Parkway 3 100 feet
Gateway Drive 1 100 feet
Day Street 1 100 feet
c. All monument signs shall be located so as to be directed toward a parking lot/structure, street, driveway, or pedestrian pathway.
d. Primary monument signs shall be a maximum of 100 square feet in area per display face and 12 feet in overall height; see images below.
e. Secondary monument signs shall be a maximum of 60 square feet in area per display face and 9 feet in overall height; see images below.
f. Interior monument signs, not exceeding 30 square feet in area per display face and 6 feet in overall height, may be permitted in interior areas of the Plan Area.

Freeway Oriented Pylon Signage
a. Businesses within the Canyon Springs Healthcare Campus Specific Plan may be identified on Pylon Sign F of the Canyon Springs Business Park Specific Plan, which will be located near Interstate 215, north of Eucalyptus Avenue.

Primary Monument Sign
Secondary Monument Sign
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7.6.7 Grading
Grading shall comply with the provisions of Title 17 of the Riverside Municipal Code.

7.6.8 Lighting
Lighting shall comply with the provisions of Title 19 of the Riverside Municipal Code.

7.7 MODIFICATIONS TO THE DEVELOPMENT STANDARDS
Modifications to development standards associated with setbacks, fences and walls, and parking standards may be considered in conjunction with a conditional use permit.

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CHAPTER 8

DESIGN GUIDELINES
This chapter provides the general design criteria for the development of the Canyon Springs Healthcare Campus (CSHC) Specific Plan. The design guidelines are intended to establish the overall vision of the CSHC Specific Plan, provide guidance for the overall design quality, and assure compatibility between adjacent uses. This chapter establishes architectural and landscape design guidelines to be used by developers, builders, engineers, architects, and landscape architects in their preparation of plans for the development and implementation of the CSHC Specific Plan.

The objective is to promote a planned image of a healthcare campus where site planning is developed in a manner that emphasizes consistent and compatible development with adjacent sites and throughout the CSHC Specific Plan Area (Plan Area). * CSHC Plan Area.

Images have been provided throughout this chapter that provide examples for how specific design guidelines may be implemented. The images are conceptual and for illustrative purposes only, and should not be construed as the only means of implementing the respective guideline.

8.1 SITE PLAN
a. New buildings and parking areas must be sited in a manner compatible with surrounding development and must relate to the surrounding built environment. 8 – DESIGN GUIDELINES
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b. Buildings, parking areas, and circulation must enhance appropriate linkages between internal project buildings, as well as between the project and the surrounding development, including pedestrian walkways and plaza areas.
c. Buildings must be arranged to create opportunities for open space amenities (e.g., plazas, courtyards, outdoor eating areas).
d. Loading, emergency vehicle access, delivery service areas, outdoor storage and stand-alone mechanical facilities must be located and designed to minimize their visibility, circulation conflicts, and adverse noise impacts. Sound attenuation and screening walls must be used as necessary where required by the City of Riverside Municipal Code and the project’s Mitigation Monitoring and Reporting Program.
e. The mass and scale of new buildings shall be sensitive to the existing, adjacent structures within the Canyon Springs Business Park Specific Plan and the residences and Edgemont Elementary School in the City of Moreno Valley. This can be accomplished by transitioning from the height of adjacent buildings to the tallest elements of the new building, minor stepping back of the upper portions of taller buildings, architectural reveals and details, and incorporating human scale elements, such as pedestrian-scale doors, windows, and building materials on the ground floor. Where a stepped approach is not possible due to the type of building (e.g., parking structures), adequate setbacks, screening and generous plantings shall be provided to soften the transition between the CSHC Specific Plan Area and adjacent uses outside of the CSHC Specific Plan Area. See also Section 8.5.9 (Parking Structures) below.

8.2 PARKING AND LOADING AREAS
a. Parking lot design shall be consistent with the standards established in Chapter 19.580 of the City’s Zoning Code and Citywide Design Guidelines and Sign Guidelines. b. Service and loading areas must take access from shared access points. c. Parking structures adjacent to and visible from public streets must be appropriately screened to minimize undesirable visual impacts. Refer to Section 8.5.9 (Parking Structures) of this chapter for screening mechanisms within parking structure areas. d. Surface parking areas must be divided through the use of canopy trees and landscape improvements located throughout to reduce the heat island effect. e. Parking lot design shall include water quality stormwater facilities consistent with City of Riverside standards and the Final Water Quality Management Plan prepared for each phase. f. Parking lots and structures must accommodate elderly and disabled drivers and passengers. 8 – DESIGN GUIDELINES
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8.3 ENTRANCE DRIVEWAYS AND INTERNAL ACCESS DRIVEWAYS
a. Entry driveways must be clearly demarcated, visible, and accessible from the street and/or pedestrian corridors (e.g., enhanced paving, prominent landscape features, accent lighting, low-level decorative walls, and well-designed monument type signs). b. All driveways shall be spaced sufficiently apart to ensure that conflicting movements at adjacent driveways do not overlap and capacity is not compromised. c. Entrance drives shall be designed to provide clear and direct access to building and parking areas. d. Parking directly off of entrance drives and internal roads shall be kept to a minimum and restricted to visitor and short-term parking on the approved site plan. e. Special paving shall be incorporated at entrance drives to provide visual interest and to help define entrance zones.
f. All driveways and access drives shall adhere to sight visibility requirements.

8.4 WALKWAYS AND BICYCLE PATHS
a. Pedestrian pathways and bicycle paths shall provide
connections between buildings and from parking areas
to the buildings they serve as well as from transit stops as depicted in Figure 5-1, Circulation Plan.
b. Sidewalks and corridors shall be a minimum of 6 feet wide to allow two wheelchairs to pass easily.
c. Walkways will be required to be planned and built across the Plan Area, and shall be provided to accommodate
pedestrian connections from adjacent properties to
buildings and parking areas within the Plan Area.
d. Pedestrian walkways shall be provided along entrance drives to connect buildings and parking areas to an overall pedestrian system.
e. Pedestrian crosswalks shall be provided across
entrance drives.
f. Elements for providing shade and comfort, such as bench areas, pergolas, arcades, and park areas shall be included within the pedestrian circulation system in the Plan Area.
g. Seating and gathering areas next to entryways must be provided. h. Bicycle parking and universal access must be provided. * Example Walkway and Bicycle Paths.
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i. Paved areas shall draw from a broad range of materials, designs, and finishes that are complementary to the building architectural. Pavers and concrete finishes are encouraged in pedestrian areas.
j. Pedestrian paths of travel and gathering areas shall be enhanced and delineated through the use of decorative hardscape.

8.5 ARCHITECTURE
The goal of the architectural design standards are intended to create a coherent and high quality building character that is complementary to the prevailing architectural styles in the vicinity and the highest standard of quality found elsewhere in Riverside, without determining a specific theme or style. The architectural standards govern a building’s material and elements. The architectural standards set the parameters for allowable configurations and construction techniques. Equivalent or better products than those specified are always encouraged and may be submitted for approval to the City.

8.5.1 Architectural Style
a. The architectural style of new buildings should consider compatibility with the existing, adjacent structures within the Canyon Springs Business Park (CSBP) Specific Plan Area and the City of Moreno Valley.
b. New buildings must integrate modern and sustainable design. See also Section 8.5.7 below. c. Facades must be “divided” by vertical and horizontal variations in wall planes, building projections, door and window bays, and similar elements. Building articulation must be present on all sides and rear walls of the buildings.
d. Unique architectural elements must be positioned to be included in key views of buildings and structures, including parking structures, signage, and outdoor furniture and seating areas. e. Building entrances must be distinct and easily identifiable to assist in wayfinding.

8.5.2 Orientation
a. The orientation of buildings must facilitate and encourage pedestrian activity and convey a visual link to the pedestrian walkways.
b. Building orientation must take into consideration the site’s characteristics, surrounding adjacent uses, and the location of major access points. 8 – DESIGN GUIDELINES
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8.5.3 Height, Mass, and Scale
a. All facades of a building must feature design characteristics to help reduce the perceived scale of buildings. The following techniques shall be considered in building design to help reduce perceived mass:
i. Deep inset windows
ii. Inset entrances
iii. Step-backs
iv. Projections in the frontlines of buildings
v. Variations in colors and textures
vi. Canopies, arcades, and overhangs
b. The massing and scale of the buildings shall be sensitive to the visual and physical relationship of adjacent buildings.
c. Distinct architectural elements must divide and articulate all newly constructed building facades, in order to soften the scale and mass of buildings. d. Changes in height, horizontal plane, materials, patterns, and colors must be used to reduce building scale and mass.
e. Primary building entries must be easily identified through the use of prominent architectural elements; signage, landscaping, lighting, canopies, roof form, and hardscape; architectural projections, columns, vertical elements; and other design features that help emphasize a building’s entry.

8.5.4 Roofing
a. Roofs must be designed as an integral component of building form, mass, and facade. Building form must be enhanced by varying and offset roof planes, eave heights, and rooflines. b. Cool roofing materials (e.g., reflective low-heat retention tiles and light-colored membranes and coatings) are encouraged to reduce heat buildup.

8.5.5 Color and Materials
a. Colors, exterior materials, and architectural details must be consistent and complementary within the Plan Area.
b. Building exterior materials must be durable and resistant to damage, defacing, and general wear and tear.
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c. Acceptable building materials may include natural and cast stone, metal, plaster (or exterior insulation finishing system), glass, masonry, concrete and/or other contemporary composites; see Figures 8-1 and 8-2, Acceptable Building Exterior Materials and Finishes. d. Unacceptable building materials are depicted in Figure 8-3, Unacceptable Building Exterior Materials and Finishes.
e. Building materials must support wellness. Use of sustainable materials and local resources (e.g., locally available, high recycled-content, reused, obtained from renewable sources, containing low volatile organic compound (VOC) levels, and high performance glazing units with low emissivity coatings) is highly encouraged.

8.5.6 Window Treatments
a. Louvers, sun shades and canopies are allowed on the ground floor and upper floors of all building types; see Figures 8-1 and 8-2, Acceptable Building Exterior Materials and Finishes. b. Both horizontal and vertical sunshades are encouraged to reduce internal temperatures during hot summer months.
c. Louvers, sun shades and canopies may extend over pedestrian pathways, pedestrian plazas, and public spaces; however, they shall not extend into the public rights-of-way.

8.5.7 Sustainability
a. New buildings must meet the California Green Building Standards Code and the minimum standard for certification under the Leadership in Energy and Environmental Design (LEED) rating system for New Commercial Construction, Healthcare, and Major Renovations, as established by the United States Green Building Council, or an equivalent standard. Official certification for individual buildings is strongly encouraged, but not required. b. Other LEED rating systems or equivalent rating systems are encouraged for specific purposes when applicable, such as the LEED rating system for Multiple Buildings/Campuses.

8.5.8 Screening and Mechanical Equipment
a. All screening devices must be architecturally integrated into the structure and compatible with materials and colors of the building.
b. Plant facilities, loading, and service areas must be screened from public view from all on-site and off-site vantage points, visibly separated from all public entrances and parking areas.
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c. Utility and mechanical equipment must be screened from view of public streets and nearby buildings with landscaping and/or architectural elements. d. Rooftop-mounted equipment visible from the surrounding area or adjacent buildings must be completely screened. Refer to Chapter 19.555 of the Zoning Code. Where rooftop equipment is visible from higher buildings, it must be painted to match the roof color.

8.5.9 Parking Structures
a. Parking garages must be designed to help reduce the mass and scale of the garage and to ensure their compatibility with surrounding uses.
b. All parking structure ramps and decks in view from the street must be concealed through a combination of screen walls and plantings while providing adequate visibility for security purposes. Architectural screening can be done successfully in any number of ways with grilles and louvers, or opaque material without necessitating the use of mechanical ventilation. c. The garage’s exterior elevations must be designed to avoid a monolithic appearance. This can be accomplished through a menu of options as follows:
i. Minimize horizontal and vertical banding by balancing both horizontal and vertical elements.
ii. Use simple, clean geometric forms, and coordinated massing. iii. Size openings in the parking garage to resemble large windows as in an office building. iv. Use masonry materials that are predominantly light in color, but avoid unpainted concrete masonry units.
v. Avoid a sloping ramp appearance by providing level and uniform spandrels. vi. Visually define and differentiate between pedestrian and vehicular entrances through appropriate architectural detailing.

8.5.10 Security and Lighting
a. Lighting must be designed in accordance with the site lighting guidelines shown in Figure 8-5, Lighting
Techniques Diagram.
b. Lighting shall create a unified experience for
navigating the outdoor spaces and to assist the Plan
Area with identity and wayfinding.
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d. Lighting at building exterior and adjacent landscape work best when integrated into the configuration of
hardscape-softscape design elements. Intentional
location of pole light bases, the sequence of fixture
types, and uniformity in placement not only complement
the overall site design but enhance the landscape space. e. All lights shall be directed, oriented, and shielded to prevent light from shining onto adjacent properties, onto public rights-of-way, and into driveway areas in a
manner that would obstruct drivers’ vision, in
accordance with Chapter 19.556 of the City of Riverside Municipal Code.
f. Lighting systems shall comply with all applicable
energy requirements including but not limited to
Green Guide for Health Care and project energy goals.

Illuminance must meet or exceed lighting levels based
on Illuminating Engineering Society Handbook and
City of Riverside relevant practice recommendations.
g. Lighting levels must be equally distributed to provide uniform illumination over all parking areas and pedestrian access.
h. Landscape lighting may be used both to illuminate planting and hardscape areas and accent and meet illumination levels at pedestrian entry, walkways, and gathering areas, and provide safety and security.
i. The design of parking structures must minimize possible hiding places and openings that could allow random pedestrian access.
j. As much openness as possible is provided in the design to improve sight lines, eliminate hiding places, and enhance perceived security.
k. For security purposes, at least one side of the stair tower must include an opening running vertically the height of the tower.
l. The use of security cameras and security camera integrated with lighting is encouraged. m. A minimum of 5-foot candles of illumination must be provided inside the parking structure. Higher levels are recommended for remote areas subject to security problems such as stairways, elevators, and other pedestrian access points. * Example Lighting Types.
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n. Where LED site lighting fixtures are used, modules shall be used to reduce the cost of future replacements and maintenance. Provide consistent lighting appearance by using color temperature (CCT) of 3000K to 3500K.
o. Minimize luminaire and lamp types to reduce stock requirements for maintenance. p. Use longer lamps to aid in long term maintenance and minimize replacement. q. Exterior lighting control systems shall be comprised of photocells and programmable controls to provide time control of lighting as required by program requirements. r. Light fixtures shall be commercial specification grade to ensure quality and performance and shall be assembled with components of new and good quality. Lamps shall be high performance and extra low mercury content type. s. LED luminaire manufacturers shall have a minimum of five (5) year of experience in the design and manufacture of system components and LED products. t. Painted finishes of fixtures and accessories shall be weatherproof enamel using proper primers or hot dipped galvanized and bonderized epoxy, in accordance with manufacturer’s specifications. A twenty year life expectancy rate is desirable on specified painted surfaces. u. For general lighting character, sequencing and hierarchal organization of lighting must be carefully designed. Celebratory and welcoming lighting quality must be at all entry courts and near building access.
v. Overall appearance of lighting must be built up from several layers of lighting techniques, rather than illuminating an entire space with one fixture family. w. Fixture family and selection may vary from tall poles to pedestrian scale fixtures, low level lighting, and landscape lighting as appropriate to the desired lighting language and treatment of exterior space.
x. Select fixtures that are timeless, contemporary with clean appearance and simple aesthetic quality.
y. Pole heights shall vary in accordance with areas and usage. i. Pedestrian paths and walkways within garden courtyards, entry court, landscaped areas shall be within 10-foot to 14-foot tall.
ii. Shared path poles may be larger scale between 14- to 20-feet tall and must reflect a desired processional character of the space and necessary light levels for both vehicles at circulation and pedestrians at drop-off zones. iii. Poles within 20- to 30-foot tall must be carefully used and shall not be permitted at the perimeter of the site unless shielded to prevent light spillage onto adjacent properties. 8 – DESIGN GUIDELINES
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iv. Pole height up to a maximum of 20 feet tall may be used for utility driveways, loading docks, and surface parking. The height may be lower when adjacent to perimeter of site next to adjacent properties.
v. Low level lighting may be used for pedestrian activity areas, gardens, entry court, and therapy areas. These are fixtures mounted at waist level or below. Careful considerations must be made to have lamps shielded for wheelchair patients. vi. Fixtures for low level lighting may also be used for tree uplighting by surface mounting adjustable fixtures in shrubs or from elevated planting elements and not on low groundcover (grass or lawn). Flush in-grade fixtures must be used carefully in limited areas.
vii. All fixtures must be cool to the touch to avoid burning patrons, and any glass shall be heavily tempered or avoided particularly at children’s areas to prevent damage or injury.

8.5.11 Signage
The following signage design guidelines must be implemented; refer to Section 7.5.4, Signage, for applicable development standards.
a. As shown in Figure 7-4, signage must be located at appropriate entrances into the CSHC Specific Plan and must be used to identify the Plan Area and/or its significant components. b. Several major identification opportunities exist along the perimeter of the Plan Area that must be used to elevate the visual presence of the Plan Area and differentiate the Plan Area from the Canyon Springs Business Park Specific Plan area. c. Contemporary designs that are complementary to the building’s architecture must be encouraged.
d. Signage must be an accent to the building’s architecture and may include metal, stone, or other materials used in the building architecture.
e. Signage must be proportional to the building.

8.5.12 Fences and Walls
The following fencing and wall design guidelines must be implemented; refer to Section 7.7.2, Fences and Walls, for applicable development standards, and Figure 7-3 (Fencing and Wall Plan) for proposed fencing locations and materials.
a. Site A:
i. An 8-foot tall wall shall be located along the southern and eastern perimeter of Site A.

An example of materials to be used for this wall includes, but is not limited to, rough face CMU block wall, as depicted in Figure 7-3.
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ii. Decorative fencing shall be installed within Site A to enclose open space areas to the west and north of the Senior Housing facility, as depicted in Figure 7-3. Fencing shall be 6-feet tall. Example materials to be used for decorative fencing include, but are not limited to, wood or metal, with decorative concrete as an accent. Decorative fencing shall be compatible in material and design with the building architecture and shall be architecturally treated on both sides. Where concrete accent is used, plasters or offsets shall be spaced a maximum of 20-feet off center.
b. Site B:
i. Decorative fencing shall be installed within Site B to enclose open space areas to the north, south and east of the buildings, as depicted in Figure 7-3. Example materials to be used for decorative fencing include, but are not limited to, wood or metal, with decorative concrete as an accent. Decorative fencing shall be compatible in material and design with the building architecture and shall be architecturally treated on both sides. Where concrete accent is used, plasters or offsets shall be spaced a maximum of 20-feet off center.
c. Site C:
i. An 8-foot tall wall shall be located along the southern perimeter of Site C from the southwestern point to the parking lot for Medical Office Building 5. An example of materials to be used for this wall includes, but is not limited to, rough face CMU block wall, as depicted in Figure 7-3. Upon request of the Moreno Valley School District, and subject to agreement with the owner of Site C, a gate may be included in the perimeter fence to allow school users to access Site C.

8.6 LANDSCAPE GUIDELINES
The goal of the landscape design standards are intended to create a coherent and high quality landscape design that is inviting and complementary to the built environment. A Conceptual Landscape Plan will be required as a part of Administrative Design Review. The following general landscape guidelines must be implemented.

8.6.1 Landscape Design
a. Landscape design elements must address sustainability, resiliency, and the creation of landscape character that recognizes the site and its local climate, and is sensitive to significant climate changes of the region including challenges of planting during higher temperatures and less than average rainfall.
b. Landscape design must reflect details in planting material and hardscape, supplementing architectural materials, color, and details; and complementing the local environment and planting microclimate.
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c. Landscaping must complement the architecture and
hardscape features, and give consideration to the
existing landscape.
d. The landscape design must help define the major
building entrances and enhance its functionality.
e. Weather protection from rain, sun, and wind must be
provided by the building form and/or landscape elements. f. Interior views to of the exterior landscape must be regarded as important factors of the success of the landscape design. g. Landscaping must be in scale with the adjacent buildings and be appropriately sized at maturity.
h. Pedestrian scale plantings must prevail in courtyards and walkways. Larger scale plantings must be used along
street setbacks and vehicular entrances.
i. A palette of construction and plant materials must be used which will provide continuity and recognizable order in the landscape and which must define a range of details in material refinement, texture and character relative to their aesthetic and functional intent.
j. Materials must be chosen to enhance and complement the built form in terms of texture, color, and pattern.
k. The habitats of living plants must be fully understood in both plant selection and landscape layout, to avoid over-planting, excessive maintenance and water use, or conflict with other planting and structures. The disorganizing effect resulting from using too many colorful, but visually consuming combinations of varieties shall be avoided. Constraint must be exercised in utilizing shrubs for building foundation planting to allow for access, maintenance and window clearance.
l. Landscaping must generally incorporate plantings using a three-tiered system consisting of trees, shrubs, and groundcover; refer to Figures 8-4 through 8-10 for examples. m. Shrubs must be conceptually massed in large drifts to create enclosure and unity. n. Landscaping must be used to create screens and buffers for parking areas, storage areas, and trash/recyclable collection enclosures and provide separations between uses or activities where required. Landscaping may also be used to soften the appearance of buildings and screen undesirable views from the public and surrounding uses. o. Separations include visual screens and noise buffers. Examples such as loading, service and parking areas, and outdoor storage areas must be minimized to the extent feasible and screened from view.
* Example Landscape Types.
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p. Common buffer treatments include landscape strips, walls, fencing, green-screen, raised planters, berms, and elevation changes such as retaining walls or slopes. q. Locate deciduous trees on the south sides of buildings to reduce the heating and cooling demands of the buildings.

8.6.2 Water Conservation
a. Consistent with the ecological conditions of the unique location of the Plan Area, a palette of plant materials is indicated which provides a range of opportunities in
functionally structuring open spaces as well as providing the necessary amenity requirements of color, texture and shade. This includes the preservation, and perhaps
reinforcing where possible, existing native and
introduced tree cover.
b. California native, drought-resistant, and climate appropriate plant species, which mature without formal pruning, must be selected where feasible. c. Landscaping shall be consistent with the City’s Water Efficient Landscaping Ordinance.

Refer to Chapter 19.570 of the Zoning Code.
d. Water conservation is an important factor in plant selection. Strategies include use of drought tolerant planting, use of native or naturalized plantings at interfaces with natural spaces, grouping plantings which require more water in the high use/high visibility areas, and use of plantings with lower water requirements in other less visible locations, limiting use of turf to reduce excessive water consumption.
e. Design and size irrigation systems to achieve maximum efficiency and reduce water consumption. Incorporate smart controllers, remote weather monitors and soil moisture sensors into irrigation systems to enhance efficiency. Utilize centralized control to reduce maintenance and increase flexibility in the system. * Example Drought Tolerant Landscape.
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8.6.3 Water Efficiency
a. Bioretention areas can be used to detail run-off in vegetated swales, raised openbottom planters, or similar low-impact development strategies. b. Vegetated swales as part of a landscape drainage
strategy is key to improving stormwater quality by
holding and cleaning the water through riparian type
planting before water is released back into the City
or County drainage system, while at the same time
reducing runoff and increasing on-site infiltration.

A variety of bioswale planting species that are either
native or drought tolerant may be used. See Figure 8-10 for an example list of vegetated bioretention area plant materials that can handle water and are able to stand long periods of drought. Bioretention or vegetated swale areas adjacent to parking areas must be designed with curb stops at each parking space and per the Riverside County Low Impact Development-Best Management Practice Design Guidelines.

8.6.4 Common Open Space
a. Open spaces must provide a hierarchy of inviting, walkable outdoor areas and a variety of gardens accommodating small to larger number of gathering and dining, and for varied uses as recreation, fitness, healing and therapy outdoor rooms, with different typologies from connected pathways to plazas and courtyard.
b. Exterior spaces must have a close relationship with some of the building interior gathering spaces, such as lobbies, waiting areas and outpatient service areas; and accessible where direct access to the exterior spaces is necessary, such as for therapy, maternity, and pediatric and similar hospital and outpatient services. c. Healing gardens must be easily accessible from pedestrian traffic and may include those that are specific to outdoor therapy for the hospital inpatient and the outpatient of medical office buildings (MOBs). Healing gardens in the senior housing and assisting living areas may include memory and scented gardens, level walking looped pathways and individual or group therapy areas.
d. Fitness and activity areas may be introduced as part of the healing gardens and at transition spaces between plazas and courtyards and must be identified as part of the medical program for any of the hospital-MOB sites and the senior housing site. * Example Vegetated Swales.
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8.6.5 Parking Lots
Parking shall comply with the provisions of Title 19, Section 19.580, Parking and Loading, of the Riverside Municipal Code.
a. Trees shall be planted and maintained in all surface parking lots at a ratio of 1 tree for every 4 parking spaces (clustered or grouped). The trees shall be placed throughout the parking lot in a manner that will ensure that all portions of the parking lot receive tree shade. Trees shall be of varieties that provide a broad canopy.
b. Between the parking lot and street right-of-way, landscaping shall be designed and maintained for partial screening of vehicles to a minimum height of 3 feet, measured from the finished grade of the parking lot. Screening materials may include any combination of plant materials, earthen berms, solid masonry walls, raised planters or other screening device deemed by the City to comply with the intent of the requirement. c. Parking lots having more than 20 spaces shall have a minimum of 5% of the parking lot area landscaped.
d. Parking structures shall have a minimum landscaped setback as required by Section 7.6, Site Development Standards and shown in Figure 7-1, Site Setbacks. e. Parking structures located along all street frontages must have a 3-foot high buffer to such parking structure consisting of a decorative masonry wall, solid hedge or planted screen, landscaped mounds or any combination thereof. Landscape screens and masonry walls shall be situated at the rear of the landscaped setback.

8.6.6 Maintenance
a. Strive for zero waste landscape maintenance practices – composting wood waste from the removal and pruning of woody plants.
b. Employ Integrated Pest Management practices for pest management in the landscape to reduce reliance on chemical controls.
c. Minimize dependence on polluting chemical fertilizers. Utilize organic practices where feasible.
d. Facilitation of maintenance operations must include provision of access to plantings and irrigation systems for maintenance and repair; use of plant materials in a manner suitable to growth habitat and longevity; and minimizing future pruning and plant removal. e. Design lawn areas in a manner to reduce water consumption; and facilitate easy moving by driven machines, including easy access, layout of hardscape areas to 8 – DESIGN GUIDELINES
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facilitate regular maintenance activities such as machine sweeping and cleaning, and service cart access for trash collection.
f. The following plant characteristics are desirable to reduce maintenance and repair costs:
i. Non-invasive root systems, especially trees which will not lift the hardscape (pavement); ii. Ease of regular maintenance, such as plantings with minimal leaf, flower or fruit drop in hardscape areas, or clean species requiring little pruning to achieve the desired landscape effect;
iii. Pest and disease resistant to the greatest extent possible; iv. Does not require hand watering (can be irrigated through automated systems); v. Suitable to soil conditions without extensive amendment or feeding; vi. Long-lived and hardy;
vii. Limited need for frequent replacement;
viii. Mature growth characteristics appropriate to the location and spacing; ix. Non-poisonous plant species in areas requiring maintenance of sight lines or for security along paths; and
x. Plantings that are low or with a slow growth rate, open growth habit, or high tree canopy must be considered.
g. Select durable hardscape materials, furnishings, signage and other features which withstand wear, abuse, climate and vandalism.
h. Maintenance requirements must be weighed against other factors, such as desired summer shade/winter sun (leaf drop) or vine-covered walls, as a campus design treatment (maintenance intensive).

8.7 BUS STOP GUIDELINES
A new bus stop will be included along northbound Valley Springs Parkway, south of the intersection with Gateway Drive, as shown in Figure 5-1, Circulation Plan. The following guidelines shall be implemented in the design and placement of the bus stop, in accordance with Riverside Transit Agency’s (RTA’s) specifications.
a. The bus stop shall be located a minimum of 50 feet south of Gateway Drive. b. The bus stop shall provide the following amenities:
i. RTA Bus stop signage;
ii. A 5-foot by 20-foot concrete shelter;
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November 2017, Revised October 2025 8-17
iii. A trash bin and bench consistent with RTA’s specifications; and iv. An ADA-compliant wheelchair ramp provided from the curb, and placed such that the ramp will align with the rear door of the bus, as shown in Figure 8-11. 8 – DESIGN GUIDELINES
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FIGURE 8-1
Acceptable Exterior Building Materials and Finishes
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RTA Bus Stop Plan
FIGURE 8-11
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November 2017, Revised October 2025 9-1
CHAPTER 9

IMPLEMENTATION
This chapter includes mechanisms to implement the objectives and recommendations presented in the Canyon Springs Healthcare Campus (CSHC) Specific Plan.

9.1 SPECIFIC PLAN MODIFICATIONS AND AMENDMENTS
Development proposals within this CSHC Specific Plan Area (Plan Area) shall be deemed consistent if proposals meet the standards within this Specific Plan.

9.1.1 Substantial Conformance
A. Applicability. For purposes of this Specific Plan the term “substantial conformance” shall mean a development proposal that contains nonsubstantial variations from a condition of approval, diagram, or text of the Specific Plan that does not change the basic design or improvements required and is consistent with the original resolution adopting the Specific Plan, the conditions of approval, and the Specific Plan text.

Substantial conformance may include the following:
i. A modification or deletion of a condition which will not substantially or adversely affect the underlying purpose for which the condition was initially required; ii. Construction of an implementing project out of phase so long as all infrastructure and public facilities required for the intervening phases are provided; iii. A modification of the approved land uses in a phase which does not increase the land use density or intensity in any phase or site beyond that allowed by the Specific Plan; or iv. A modification of the project design which improves circulation, minimizes grading, improves drainage or improves infrastructure.

2. Whenever an application for an implementing project varies from and is not in substantial conformance with the Specific Plan, a minor modification or amendment to the Specific Plan shall be adopted pursuant to the provisions of Section 9.1.2 or 9.1.3 of this Chapter, whichever is applicable, prior to approval of the implementing project.

3. Whenever an application for an implementing project varies from but is in substantial conformance with the Specific Plan, a determination of substantial conformance shall be issued as provided in this section, prior to the approval of the implementing project.

B. Process.

1. An application for a determination of substantial conformance with the CSHC Specific Plan shall be made and submitted to the Community & Economic Development 9 – IMPLEMENTATION
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 9-2
Director (the Director) stating their request for substantial conformance, and include the following:
i. An accurate and complete description of the modification and how it affects the adopted Specific Plan, along with any necessary exhibits or diagrams; ii. Any other information, exhibits or drawings that the Director may require.

2. The Director shall make a determination of substantial conformance prior to issuance of any permits or approval of plans. In making the determination, the Director or designee shall be required to make the following findings as part of a written record:
i. That the project as modified meets the overall purpose and intent of the Specific Plan; and
ii. That the project as modified is consistent with the findings and conclusions contained in the resolution adopting the Specific Plan.

9.1.2 Minor Modifications
A. Applicability. The following changes to the Specific Plan shall be considered Minor Modifications:
• Change in utility and/or public service provider or location; • Change in internal driveway alignment, width, or improvements subject to approval by the City engineer;
• Minor changes to landscape or entry design which are consistent with the design criteria set forth in Chapter 7, Development Standards, and Chapter 8, Design Guidelines, of this Specific Plan;
• Minor changes to the architectural or landscape design guidelines, which are intended to be conceptual in nature and flexible in implementation; • Minor site location adjustments to proposed buildings/structures; • Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, or improves infrastructure; and • Refinements to Specific Plan language which increase clarity and do not change policy intent.
9 – IMPLEMENTATION
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 9-3
B. Process. Minor Modifications to the CSHC Specific Plan, as defined in subparagraph a, above, shall not require a Specific Plan Amendment. Minor Modifications shall be subject to approval by the Director or designee and shall not require a public hearing or notice. A written record of such Minor Modifications shall be maintained on file with the official copy of the adopted Specific Plan, or the Specific Plan document may be modified. In approving a Minor Modification, the Director or designee shall be required to make the following findings:
• The proposed modification would meet the overall purpose and intent of the Specific Plan; and
• The proposed modification demonstrates that the Specific Plan goals and objectives are not being compromised despite the modification.

9.1.3 Amendments
Development proposals that do not meet the above criteria for Minor Modifications, or that are not found to be in substantial conformance with the Specific Plan, shall require a Specific Plan Amendment. The applicant may request amendments to the Specific Plan at any time pursuant to Section 65453(a) of the Government Code and Chapter 19.820 of the Zoning Code – Specific Plan/Specific Plan Amendments.

An amendment to the Specific Plan shall be processed in accordance with Chapter 19.820 of the Zoning Code – Specific Plan/Specific Plan Amendments. Such amendments require an application and fee to be submitted to the City Planning Division, stating in detail the reasons for the proposed amendment. The Specific Plan may be amended as often as deemed necessary, in compliance with state law.

In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) will be responsible for associated fees for the preparation of necessary CEQA documentation.

9.2 ENVIRONMENTAL IMPACT REPORT AND

MITIGATION MONITORING PROGRAM
The CSHC Specific Plan has been prepared in conjunction with an Environmental Impact Report (EIR) (State Clearinghouse No. 2016031001), which identifies potential impacts resulting from the proposed development. The EIR, as well as a Mitigation Monitoring and Reporting Program (MMRP), were considered concurrently with this Specific Plan by the City of Riverside. The MMRP is located in Appendix C of this Specific Plan.
9 – IMPLEMENTATION
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 9-4
The EIR serves as the environmental clearance document for the CSHC Specific Plan and all future development undertaken within the CSHC Specific Plan Area. Future development projects that require discretionary review and are in conformance with this plan shall only be reviewed for potential environmental impacts that were not considered as part of the approval of the CSHC Specific Plan.

9.3 SUBSEQUENT ENTITLEMENTS

9.3.1 Design Review
Shall be processed in accordance with the provisions of Chapter 19.710 of the City of Riverside Zoning Code.

9.3.2 Conditional Use Permits
Shall be processed in accordance with the provisions of Chapter 19.760 of the Zoning Code – Conditional Use Permit.

9.3.3 Review by Other Agencies
Prior to the construction and operation of a healthcare campus, review and approval may be required from other agencies including, but not limited to, the Federal Aviation Administration (FAA), Office of State Health Planning and Development (OSHPD), Department of Health Services (DHS), Caltrans, Riverside County Airport Land Use Commission, City of Moreno Valley, and other federal, state and local agencies, as required by applicable law. This is part of the approval and licensing process for the hospital and certain clinic uses and is outside of the purview of the City of Riverside.

9.4 APPEALS
An appeal from any determination, decision, or requirement of the City Community & Economic Development Director or his/her designee or the Planning Commission shall be made in accordance with the appeal procedures established by the City of Riverside Zoning Code, Chapter

19.680 – Appeals.

9.5 PHASING
The CSHC land use plan, as shown in Figure 4-1, Land Use Plan, provides the framework for development of the Plan Area over a 10-year period. Development within the CSHC Specific Plan is expected to occur in five phases, as outlined in Section 4.2 “Land Use Plan.” Phasing as outlined in Section 4.2 is conceptual and may occur in any order and phases may overlap. 9 – IMPLEMENTATION
Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 9-5

9.6 FINANCING
Improvements identified within this Specific Plan are private in nature and will be financed by the project applicant and/or developers within the boundaries of the CSHC Specific Plan Area.

No public financing is assumed.
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Canyon Springs Healthcare Campus Specific Plan
November 2017, Revised October 2025 9-6

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EXHIBIT "C"

LEGAL DESCRIPTION
PAFCEL ')\''
THOSE PORTIONS OF PARCELS 55, 56, 58 AND 59 OF PARCEL MAP NO. 19617, AS SHOWN BY MAP ON FILE IN BOOK 128, PAGES 91 THROUGH 103, INCLUSIVE, OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY AND PURSUANT TO PARCEL "B"

OF CERTIFICATE OF COMPLIANCE FOR WAIVER OF PARCEL MAP FOR LOT LINE ADJUSTMENTS, RECORDED MARCH 24, 1993, AS INSTRUMENT NO. 109165, OFFICIAL

RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, AND IS DESCRIBED BELOW:

BEGINNING AT THE NORTHWEST CORNER OF SAID PARCEL "B";
THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL "B", NORTH 89° 59'46"
EAST A DISTANCE OF 459.26 FEET TO THE EASTERLY LINE OF SAID PARCEL "B"; THENCE ALONG SAID EASTERLY LINE, SOUTH 00°00'14" WEST A DISTANCE OF 370.41 FEET;
THENCE LEA YING SAID EASTERLY LINE, SOUTH 89°
59'46" WEST A DISTANCE OF
459.26 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF CANYON PARK DRIVE AS SHOWN ON SAID PARCEL MAP 19617;
THENCE ALONG SAID RIGHT-OF-WAY LJNE, NORTH 00°00'14" EAST A DISTANCE OF 370.41 FEET TO THE POINT OF BEGINNING.

CONTAINING 3.91 ACRES OR 170,114.50 SQUARE FEET MORE OR LESS. tJ9o3-Z026
DATE
FOR: DOUGLAS B. WEBBER, LS. 94TT

CITY SURVEYOR

CANYON PARK DRIVE CL

CL CAMPUS PARKWAY

CL GATEWAY DRIVE
SCALE: 1' = 120' DRAWN BY: EV DATE: 9/10/26 SUBJECT: RIVERSIDE COUNTY CREDIT UNION SHEET 1 OF 1 THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) DESCRIBED IN THE ATTACHED DOCUMENT. IT IS NOT A PART OF THE WRITTEN DESCRIPTION THEREIN.

Specific Plan Amendment
From: CSHCP - Canyon Springs
Healthcare Campus Specific Plan
To: Canyon Springs Business Park
Specific Plan
SPECIFIC PLAN - DEVELOPMENT STANDARDS*

CANYON SPRINGS BUSINESS PARK
(Originally adopted on January 17, 1984 by Resolution No. 15249) Prepared by:

T&S Development, Inc. (in association with Consultants) 5225 Canyon Crest Drive Building 100, Suite 150
Riverside, California 92507
* This handout constitutes Section l of the original "Springs" Specific Plan. Other Sections of the document may be viewed at the Riverside Planning Department AUGUST 2017
REVISED OCTOBER 2025
EXHIBIT "D"
Printed on 30% post-consumer recycled material.

Canyon Springs Business Park
Specific Plan
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 TOC-1

TABLE OF CONTENTS
Section Page No.

EXECUTIVE SUMMARY .................................................................................................... ES-1 SECTION 1 INTRODUCTION AND BACKGROUND........................................................ 1-1

1.1 Project Description...............................................................................................1-1

1.1.1 Type and Scale of Project ........................................................................1-1

1.1.1.1 Planning Area 1: Regional Shopping Center.........................1-6

1.1.1.2 Planning Area 2: Support Commercial..................................1-7

1.1.1.3 Planning Area 3: Mixed Use Retail/Office............................1-8

1.1.1.4 Planning Area 4: Mixed Use Retail/Office..........................1-10

1.1.1.5 Planning Area 5: Support Commercial................................1-12

1.1.1.6 Planning Area 6: Highway/Community Retail....................1-13

1.1.1.7 Planning Area 7....................................................................1-14

1.1.1.8 Planning Area 8: Corporate Office ......................................1-14

1.1.1.9 Planning Area 9: Professional Office ..................................1-16

1.1.1.10 Planning Area 10: Medical Campus....................................1-17

1.1.2 Type of Ownership ................................................................................1-19

1.1.3 Supporting Documents/Cases................................................................1-19

1.2 Project Setting....................................................................................................1-20

1.2.1 General and Specific Location...............................................................1-20

1.2.2 Community Setting Characteristics .......................................................1-20

1.2.3 Area Development Trends.....................................................................1-21

1.2.4 Expected Timeframe for Development..................................................1-21

EXHIBITS
1 General Plan Land Use ..................................................................................................ES-3 2 Zoning............................................................................................................................ES-5 TABLE
1 Summary of Planning Areas..........................................................................................ES-2 Canyon Springs Business Park
Specific Plan
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August 2017, Revised October 2025 TOC-2

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EXECUTIVE SUMMARY
The CANYON SPRINGS project is located at the far easterly corporate limits of the City of Riverside. The general plan has designated the project site for Commercial uses, and represents a logical infill of development into an area where urban services and utilities are either now available, or can be provided.

CANYON SPRINGS is a regionally oriented mixed use development that combines commercial, office, entertainment, and recreational uses within a total gross area of approximately 222 acres.

Planning Areas 1, 2, 3, 4, 5, and 6 comprise approximately 188 acres and consist of the Commercial Retail zoned portions of the project. Planning Area 7 has been removed and is now part of the Canyon Springs Healthcare Campus Specific Plan. Planning Areas 8, 9, and 10 comprise approximately 34 acres and consist of the Office zoned portions of the project. A three-acre parcel in Planning Area 10 is a flood detention basin and zoned Public Facilities.

CANYON SPRINGS will enjoy the benefits of a master planned development. The infrastructure and other public facilities have been sufficiently sized to meet the needs of the entire community at full build-out. In addition, specific planning and design elements such as land use compatibility, site design, architecture, and landscaping will be consistently applied to assure a varied yet homogeneous project.

The project can be constructed without damage to the environment beyond that caused by the incremental increase in human activity. The project site is not in a natural biological state, with no identified archaeological or historical resources.

CANYON SPRINGS will fulfill a demonstrated need in this area for additional job and business opportunities that provide for a balance from the predominately residential land use pattern in Moreno Valley to the east. The project has been designed to meet identified market demands. In addition, the Fiscal Impact Analysis for the project indicates that the proposed mix of land uses will result in an annual surplus of $6 million dollars to the City of Riverside upon full build-out.

The following exhibits and table outline the General Plan and Zoning for each of the Site Planning Areas for CANYON SPRINGS and the total acreage for each Planning Area.

This amendment to the CANYON SPRINGS Business Park Specific Plan (CSBP) is for the purpose of rescinding all or portions of the Planning Areas that will become the Canyon Springs Healthcare Campus (CSHC) Specific Plan, pending adoption. Planning Area 7 has been rescinded in its entirety and the boundaries of Planning Areas 8, 9 and 10 have been modified to remove the portions that encompass the CSHC Specific Plan area. The exhibits herein have been revised to reflect the new Planning Area boundaries, as well as the updated General Plan and Zoning

EXECUTIVE SUMMARY
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 ES-2
designations that have changed since the last amendment. Section 1 of the CSBP Specific Plan is amended to update each Planning Area with revised acreages and/or current zoning designations.

All other Sections of the CSBP Specific Plan remain unchanged as they establish the setting and constraints, policy framework and development plan and program that direct growth in CANYON SPRINGS. The result is two specific plans that are independently implemented to avoid conflict between policies, standards, and regulations of both specific plans. Therefore, there will be no inconsistencies between the CSHC Specific Plan and the CSBP Specific Plan.

Table 1
Summary of Planning Areas
Planning Area Acreage Zone
1 54.01 Commercial Retail
2 15.72 Commercial Retail
3 27.17 Commercial Retail
4 22.01 Commercial Retail
5 28.35 Commercial Retail
6 40.31 Commercial Retail
8 15.60 Office
9 10.83 Office
10 7.93 Office
TOTAL 221.93
LA Fitness
Party City
Canyon Park Drive
Day Street
Gateway Drive
Corporate Center Place
Valley
Springs
Parkway
Canyon Springs Parkway
Eucalyptus Avenue
CSHCSP
CSHCSP
CSHCSP
Planning
Area 1
Planning
Area 6
Planning
Area 5
Planning
Area 2
Planning
Area 3
Planning
Area 4
Planning
Area 8
Planning
Area 9
Planning
Area 10
Planning
Area 10
Exhibit 1: General Plan Land Use
Canyon Springs Business Park Specific Plan
SOURCE: Bing 2025, 2017; County of Riverside, 2017
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n
Feet
NewProjectBoundary
Canyon Springs Business Park Specific Plan
Planning Areas
General Plan Land Use Description
Business/Office Park
Commercial
Project Site
Canyon Springs Healthcare Campus Specific Plan
(CSHCSP)

EXECUTIVE SUMMARY
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 ES-4

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Canyon Park Drive
Day Street
Gateway Drive
Corporate Center Place
Valley
Springs
Parkway
Eucalyptus Avenue
Canyon Springs Parkway
CSHCSP
CSHCSP
CSHCSP
Planning
Area 1
Planning
Area 6
Planning
Area 5
Planning
Area 2
Planning
Area 3
Planning
Area 4
Planning
Area 8
Planning
Area 9
Planning
Area 10
Planning
Area 10
Exhibit 2: Zoning
Canyon Springs Business Park Specific Plan
SOURCE: Bing 2025, 2017; County of Riverside, 2017
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n
Feet
Canyon Springs Business Park Specific Plan
Planning Areas
Zoning Description
Business and Manufacturing Park Zone
Commercial Retail Zone
Office Zone
Public Facilities Zone
Canyon Springs Healthcare Campus Specific Plan
(CSHCSP)

EXECUTIVE SUMMARY
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 ES-6

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Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-1
SECTION 1

INTRODUCTION AND BACKGROUND

1.1 PROJECT DESCRIPTION

1.1.1 Type and Scale of Project
The purpose of this Specific Plan is to create a commerce center of retail commercial, office, and recreational uses together with appropriate public, quasi-public and private services and facilities necessary to accommodate the shopping, employment, service, and recreational needs of the clientele of the project. The Plan proposes the creation of ten planning areas, as more fully described in subsequent discussions. Each planning area provides a focus of development which differs from one another in use and intensity, however, integrated with one another in image and quality. A plan of architectural design and thematic landscape along with pedestrian, bicycle, and vehicular circulation systems, will serve to unify the planning areas and aid in promoting a "sense of place".

The Plan proposes to accommodate the most intensive use, the Regional Shopping Center within the northwest quadrant of the site, buffered from surrounding properties by the roadbeds of adjacent freeways Interstate 215 and State Route 60, as well as the remaining planning areas of CANYON SPRINGS. From this use, the planning areas form rings of development in complementary uses from support commercial to offices; a well-defined planning use hierarchy.

Traveler and community oriented retail uses are concentrated at the interchange nodes of the adjacent freeways at Day Street and Eucalyptus Avenue respectfully. The location of these uses accommodates the needs of the travelers and those seeking community-oriented retail goods and services, without requiring more lengthy vehicular trips either through the adjacent Edgemont Community, or within CANYON SPRINGS itself.

There are no well-defined natural drainage areas, hillsides, existing water feature, rock outcroppings, tree stands, or historical or archeological features which might influence development patterns on the project site. The Plan proposes the full conversion of the site to urban uses, however, approximately 15 percent of the project site will be reserved for landscaping in the form of setbacks along roadway corridors, disbursement within paved parking areas and to complement structures within the project. Landscaping, while not effective in reducing noise, will be used to "mask" vehicular and mechanical noises through the rustling of leaves. The sound of moving water will serve a similar function in the water features to be used extensively within CANYON SPRINGS. Additionally, a flood control retention basin has been designed and constructed on the north side of Eucalyptus Avenue at the south end of the project. Flood control basin land and construction cost will be deducted from storm water improvements assessments cost attributable to the project at the time of building permit issuance.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-2
Examples of ongoing methods of reinforcing the sense of place include the institution and enforcement of strict architectural, landscape and signage criteria and standards, the use of the project name "CANYON SPRINGS", establishment of consistent logo, color and graphics, and the creation of community programs and facilities.

The various planning areas and the related circulation network have been established on the basis of the particular needs of each use area. For example, the Regional Shopping Center is located on the most visually prominent site in the project and the internal circulation system directs traffic from the freeway interchange nodes directly to the Center with the least impact on the surrounding community. Conversely, the professional office area does not require freeway visibility, but needs major street access to the transportation network which can be provided primarily by Day Street.

An additional benefit to the office uses anticipated are the compatibility features which are designed into the plan to buffer the Edgemont Community to the south. They include the limiting of building height and provision of setbacks, walls, and landscaping to provide visual screening performance. Additionally, strict standards will eliminate glare, noise, odor, smoke, dust, vibration, and such environment disturbances which preclude such uses in proximity to an elementary school dwelling.

Conditions, Covenants, and Restrictions have been recorded over the entire project to assure the quality of development envisioned by The Plan and the continued quality maintenance of CANYON SPRINGS. The C.C. & R.'s provide for a maintenance and management plan for the entire specific plan area. The maintenance and management plan identifies the method by which ongoing responsibility for maintenance and management of private roads, parking, open space areas, signing, landscaping, irrigation, lake areas, common areas, and other responsibilities will be provided. The maintenance and management responsibilities will be met through the formation of a master commercial property owners association combined with subordinate associations.

While each of the nine Planning Areas are individually named and described, it is intended that these Planning Areas are a part of the overall CANYON SPRINGS Project. As the project responds to the demands of the market place, there will be a need for density tradeoffs between planning areas.

All streets have been built to public street standards at capacities to serve CANYON SPRINGS at each stage of development including full buildout. The following street improvements have and will be implemented during the development of CANYON SPRINGS. The following road improvement standards will apply to the new streets providing access to this project (refer to the Exhibit 3 to identify street segments):
• Special Standard (110-foot-wide, 6 lane arterial highway) Canyon Springs Parkway and Valley Springs Parkway.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-3
• Standard No. 101 (100-foot-wide major highway) Corporate Centre Place, Canyon Park Drive, and Gateway Drive.
• Day Street will be upgraded from a secondary highway to a 110-foot-wide arterial highway between the northern most access to the project site and Eucalyptus Avenue. From the northern most access to Highway 60, Day Street has been improved to 110-foot-wide, 10 lane to 6 lane arterial standards. The improvement of Day Street will be coordinated with the west side curb and gutter and match-up paving requirements previously attributed to the adjacent Towngate Project.
• Eucalyptus Avenue will be upgraded to a 110 foot arterial between Day Street and Valley Springs Parkway. The portion of Eucalyptus Avenue west of Valley Springs Parkway will be improved to 134-foot-wide, six lane arterial standards with the development by Cal Trans of the full interchange to be located at Eucalyptus and I-215. • The following intersections shall be signalized:
o I-215 at Eucalyptus Avenue (both legs of the interchange depending upon design). o Highway 60 at Day Street (Both Legs). •
o Canyon Springs Parkway at Day Street
o Campus Parkway at Day Street
o Eucalyptus Avenue at Day Street •
o Eucalyptus Avenue at Valley Springs Parkway
The cost of signalization will be deducted from the Traffic Signal Assessment costs attributable to the project at the time of building permit issuance.

Architectural quality will be emphasized throughout CANYON SPRINGS. Quality building materials will be required such as brick, masonry, concrete, glass, tile, wood and the like; metal buildings will not be permitted. C.C. & R.'s have been established within the management framework of CANYON SPRINGS. Approval by the Declarant of Architectural Plans shall be based, among other things, upon adequacy of site dimensions; adequacy of structural design; conformity and harmony of external design with neighboring structures; effect of locations and use of the proposed Improvements upon the Improvements on neighboring Sites and the operations and uses conducted on such Sites; relation of topography, grade and finished ground elevation of the Site being improved to that of neighboring Sites; proper facing of main elevation with respect to nearby streets; and conformity of the Architectural Plans to the purpose of general plan and intent of the provision of the Declaration.

No one style will be mandated for CANYON SPRINGS. The overall theme of the project will be one of timeless contemporary structures of substance and quality. The majority of the structures SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-4
will feature prominent roof lines and eaves, subtle use of texture and pattern and color. Windows will be oriented where possible or appropriate for cooling and aesthetic interest. Mechanical equipment and utility meters will be either enclosed or visually and acoustically screened.

Some structures will be featured as accents within the urbane design framework of CANYON SPRINGS. These buildings may feature more traditional building styles, materials, and colors and will be represented by free-standing independent uses, such as restaurants. These elements are intended to provide spice within the architectural recipe and will be carefully and thoughtfully integrated in CANYON SPRINGS.

CANYON SPRINGS landscape design will consist of formally landscaped areas planted with materials chosen for their resistance to drought and for ease of maintenance, as well as their appearance for their chosen location. The following page is a typical representation of plant material for CANYON SPRINGS.

Landscape will be used as a visual and physical amenity. Minimum 10-foot-deep landscaped setbacks will be provided between all public street rights-of-way and adjacent development.

Mounded areas of turf or massing of shrubs will be provided in setback areas adjacent to parking areas in order to provide a visual barrier; softening the view.

In plaza areas, textured paving will be interspersed with tree groupings, shrubs, ground covers and turf. Quality details including decorative street furniture, boulders, bollards, lighting, pavement in various textures, and water features will be integrated throughout CANYON SPRINGS. The landscaping plans will emphasize an attractive visual quality, as well as provide shade, color, aroma, texture, accent and softening of the view of structures.

All parking areas in CANYON SPRINGS will include a minimum of five (5) percent in landscaped areas. The majority of plant material in parking areas will consist of trees to reduce glare, provide shade and visually soften the appearance of the parking area.

A palette of plant material will be recommended by experienced landscape architects in keeping with the requirements of CANYON SPRINGS. Consistent landscape treatments and use of a defined palette of material will provide visual harmony in CANYON SPRINGS. Within the basic landscape framework, some variety will be permitted in landscape design between the various Planning Areas to add character and identity.

The landscaped areas will be irrigated by automatically controlled systems. Emphasis will be placed on water conservation measures such as drip emitters, and underground emitters where feasible.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-5
Typical Landscape Material
Hedges, screens, backgrounds and barriers:

Deciduous
• Elaeagnus Angustifolia
• Fouquieria Splendens
• Liquidambar Styraciflua
• Maclura Pomifera
• Viburnum Opulus
Groundcovers
• Abelia Grandiflora "Prostrata”
• Baccharis Pilularis
• Carissa Grandiflora
• Hebe Menziesii
• Hedera
• Juniperus
• Mahonia Repens
• Mazus Reptans
• Osteospermum
• Phyla Nodiflora
• Sagina Subulata
• Turf
• Zoysia Tenuifolia
Trees
• Cedrus Deodora
• Eucalyptus
• Fraxinus Modesto
• Jacaranda Mimosifolia
• Lagerstroemia lndica
• Liriodendron Tulipifera
• Pinus
• Platanus Acerfolia
• Platanus Racemosa
• Podocarpus
• Populus
Evergreen
• Abelia Grandiflora
• Callistemon Salignus
• Ceratonia Siliqua
• Cocculus Laurifolius
• Dodonaea Viscosa
• Eucalyptus
• Eugenia Uniflora
• Hebe Buxifotia
• ltea
• Juniperus
• Lagunaria Patersonii
• Lysiloma Thomberi
• Mahonia Aquifolium
• Nandina Domestica
• Nerium Oleander
• Photinia
• Pittosporum Tobira
• Pittosporum Undulaturn
• Raphiolepsis
• Sequoia Sempervirens
• Taxus
• Tecomaria Capensis
• Viburnum Suspensum
• Xylosma Congestum
SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-6

1.1.1.1 Planning Area 1: Regional Shopping Center
The major commercial element of Canyon Crossings at Canyon Springs consists of a Regional Shopping Center. The Regional Shopping Center consists of a 54.01 acre site for an open center containing leased shops and anchored by several major stores and restaurants.

The buildings are orientated in an “L” shape along the two highways. This has been planned for four major reasons: topography, vista, site constraints and identity. Topographically, the site is relatively flat sloping gently from north to south. The major site constraints consist of underground lines of the California Aqueduct and the Metropolitan Water Districts, both of which bisect the project site. While each of the pipelines have restrictions against structures; parking, landscaping, and streets may cross over them. Therefore, Canyon Crossings is planned to avoid these pipelines.

The landscape design in Planning Area 1 will emphasize three points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds, shrub masses, including use of shrubs and columnar-shaped trees;

2. The shading of the parking area through the use of canopy-shaped trees;

3. The landscape will soften and enhance the building structure with the use of accent groundcovers, shrubs and trees, along with hardscape elements. Water features near the mall would be formalized to complement the urban nature of the structure and landscape pattern.

Uses Permitted
The uses anticipated within Canyon Crossings will comply with the Uses Permitted section of the Commercial Retail Zone as of the date of this Specific Plan Amendment.

Summary of Development Standards – Planning Area I
Setbacks: Building setbacks will be per the standards of the Commercial Retail Zone.

Landscape: Landscape shall be per the standards of the Commercial Retail Zone.

Parking Standards: Parking standards shall be per the standards of Table 19.580.060 “Required Spaces”.

The parking spaces may be shared parking between the different retail uses with arrangement to satisfy the total parking space requirements for the project. This will be accomplished through the provision of SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-7
reciprocal ingress, egress and parking agreements between all contiguous parcels by the Parcel Map.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.2 Planning Area 2: Support Commercial
The Regional Oriented Retail support commercial uses will be contained in a 15.72 acre site. Uses within Planning Area 2 will be developed as freestanding uses such as restaurants, financial institutions, a theater complex, and furniture showrooms, as well as multiple-tenant retail uses as a support element to the Regional Shopping Center. These uses could include a wide range of primarily one-story buildings containing gift shops, boutiques, appliance and specialty retail and service establishments.

Occasional two-story structures may be included, as well as service facilities such as an automobile service station. Additionally, multiple story office and hotel uses may be included.

The full development of the Regional Oriented Retail support commercial uses will be constructed incrementally throughout the three phases of development of CANYON SPRINGS.

The architectural design of the support commercial uses will primarily feature masonry construction, stucco facades, and wood and tile trim. Heavy overhangs will serve to provide shaded walkways and to shade store-front showroom windows.

The landscape design in Planning Area 2 will emphasize three points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds and shrub masses, and columnar-shaped trees;

2. Shading of the parking areas through the use of canopy-shaped trees;

3. The landscape will soften and enhance the building structures with the use of accent ground covers, shrubs, and trees, along with hardscape elements.

The intent of the landscape design of Planning Area 2 is to reflect and complement the landscape design of Planning Area 1.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-8
Uses Permitted
The uses anticipated within the Regional Oriented Retail support commercial will comply with the Uses Permitted in the Commercial Retail Zone.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 2
Setbacks: Building setbacks will be a minimum of 25 feet from Canyon Springs Parkway and a minimum of 20 feet from Campus Parkway and Corporate Centre Place.

Landscape setbacks will be a minimum of 20 feet from Canyon Springs Parkway and a minimum of 10 feet from Campus Parkway and Corporate Centre Place.

Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Building heights will be per the standards of the Commercial Retail zone.

Parking Standards: Parking shall be provided at a ratio of 1 parking stall per 250 square feet of gross leasable area.

A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.3 Planning Area 3: Mixed Use Retail/Office
Planning Area 3 contains 27.17 acres, including approximately 21 acres to the east consisting of Highway Commercial uses such as restaurants, shops, hotels, and uses catering to the traveler. The structures will be mostly freestanding one (1) story structures; however, some taller structures will SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-9
be planned such as a motor inn. The remaining area to the west includes multiple-story hotel and office buildings as well as support recreational, retail and restaurant facilities.

Construction in Planning Area 3 will occur during all three phases of development of CANYON SPRINGS.

The architectural design of the Highway Commercial/Hotel uses will focus on the Hotel, the largest and tallest structure anticipated for Planning Area 3. The Hotel will feature masonry, concrete, and glass as the major exterior expressed building materials. These materials will be repeated in the smaller freestanding restaurant, automobile service station and shop structures. Heavy overhangs will serve to provide shaded walkways and to shade store-front showroom windows.

The landscape design in Planning Area 3 will emphasize three points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds and shrub masses, and columnar-shaped trees. This design applies to the view from State Route 60 as well.

2. Shading of the parking area through the use of canopy-shaped trees.

3. The landscape will soften and enhance the building structures with the use of accent ground covers, shrubs, and trees, along with hardscape elements including rock-salt finish concrete, bomanite, and river rock. Outdoor recreation facilities associated with the Hotel such as the swimming pool will be screened by dense shrub massing.

The intent of the landscape design in Planning Area 3 is to coordinate the appearance between the east and west areas as well as provide a continuity of design with the larger commercial planning areas 1, 2 and 4 adjacent to the west and south.

Uses Permitted
The uses anticipated within the Highway Commercial/Hotel area will comply with the Uses Permitted in the Commercial Retail Zone. .

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 3
Setbacks: Building setbacks will be a minimum of 23 feet from Day Street and 25 feet from Canyon Springs Parkway.

Building setbacks will be a minimum of 20 feet from adjacent freeway rights-of-way.

Landscape setbacks will be a minimum of 23 feet from Day Street, 20 feet from Canyon Springs Parkway and 15 feet from the adjacent freeway.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-10
Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Building heights shall be per the standards of the Commercial Retail Zone except that the major hotel may be permitted to a maximum of 11 stories.

Parking Standards: Office and retail parking in Planning Area 3 shall be provided to a ratio of 1 parking stall per 250 square feet of gross leasable area regulations standards with the exception of the hotel and motel which will provide 1 parking stall per two rooms and restaurant which shall provide 1 parking stall per 100 square feet of gross leasable area.

A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.4 Planning Area 4: Mixed Use Retail/Office
Planning Area 4 contains 22 acres. The Retail Commercial area will consist of major commercial tenants and freestanding and in line shops primarily of one to two stories. Construction within this planning area will be implemented incrementally throughout the three phases of development of CANYON SPRINGS, with an emphasis in the first and second phases. This planning area is intended to provide an environment oriented to retail commercial uses with ancillary and support uses such as restaurants, barber and beauty shops, health clubs, interior decorators showrooms, mimeographing and blueprint services and pharmacies.

The architectural design of the Retail Commercial area will depend heavily upon wood elements as well as masonry and stucco facades. Eclectic roof elements including overhangs, arches, and arcades will be emphasized. Masonry elements and river rock would serve as accent materials on the structures.

The landscape design in Planning Area 4 will emphasize four points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds and shrub masses, and columnar-shaped trees;
SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-11

2. Shading of the parking area through the use of canopy-shaped trees;

3. The landscape will soften and enhance the building structures with the use of accent ground covers, shrubs, and trees;

4. The landscape design will provide vistas from inside the structures and outdoor areas for human use, including pedestrian ways and plazas. Hardscape elements including rock-salt finish concrete, bomanite, and river rock will be incorporated. A major urban fountain feature will accent the project at Day Street and Canyon Springs Parkway.

Uses Permitted
The uses anticipated within the Retail Commercial area will comply with the Uses Permitted section of the Commercial Retail Zone.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 4
Setbacks: Building setbacks will be a minimum of 23 feet from Day Street, 25 feet from Canyon Springs Parkway and a minimum of 20 feet from Campus Parkway and Corporate Centre Place.

Landscape setbacks will be a minimum of 23 feet from Day Street and 20 feet from Canyon Springs Parkway and 10 feet from Campus Parkway and Corporate Centre Place.

Landscape: Landscape shall be provided per the standards of the Commercial Retail Zone.

Building Heights: Building heights shall be provided per the standards of the Riverside Municipal Code.

Parking Standards: Parking shall be provided to a ratio of 1 parking stall per 250 square feet of gross leasable area.

A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements
The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-12
• Utility Meters
• Loading Areas

1.1.1.5 Planning Area 5: Support Commercial
Planning Area 5 contains 28.35 acres. Planning Area 5 provides support uses, (including indoor retail, additional offices, and services uses), and serves as a transition from the predominantly single story, free-standing retail uses on neighboring parcels to the south.

Uses Permitted
Commercial Retail and Office uses as listed in Table 19.150.020(A) of the Riverside Municipal Code, excluding drive-in restaurants.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 5
Minimum Lot Size: One acre
Setbacks: Building setbacks will be a minimum of 25 feet from Valley Springs Parkway and a minimum of 20 feet from Campus Parkway and Corporate Centre Place.

Landscape setbacks will be a minimum of 20 feet from Valley Springs Parkway and a minimum of 10 feet from Campus Parkway and Corporate Centre Place.

Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Building heights shall be provided per the standards of the Commercial Retail Zone.

Parking Standards: Parking shall be provided in compliance with Table 19.580.060 “Required Spaces” of the Riverside Municipal Code. Shared parking shall be permitted per an approved plan and associated reciprocal easement agreement.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-13

1.1.1.6 Planning Area 6: Highway/Community Retail
The Highway/Community Oriented Retail uses will be contained in a 40.31 acre site. Uses within Planning Area 6 will be developed as one-story freestanding uses such as restaurants, financial institutions, showrooms, catalogue, Jr. department and discount stores, as well as multiple-tenant retail uses. Occasional two-story structures may be included, as well as service facilities such as an automobile service station. Additionally, multiple story office and hotel/motel uses are planned.

The full development of the Highway/Community Oriented Retail uses will be constructed incrementally throughout the three phases of development of CANYON SPRINGS. The majority of construction, however, will be in earlier phases.

The architectural design of the Highway/Community Oriented Retail uses will primarily feature masonry construction, stucco facades, and wood and tile trim. Covered walkways and other architectural features will be articulated on multiple-tenant structures.

The landscape design in Planning Area 6 will emphasize three points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds and shrub masses and columnar-shaped trees. This design applies to the view from adjacent Interstate 215 as well;

2. Shading of parking areas through the use of canopy-shaped trees;

3. The landscape will soften and enhance the building structures with the use of accent ground covers, shrubs, and trees along with hardscape elements.

Uses Permitted
The uses anticipated in the Highway/Community Oriented Retail planning area will comply with the Uses Permitted section of the Commercial Retail Zone.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 6
Setbacks: Building setbacks will be a minimum of 25 feet from Valley Springs Parkway.

Building setbacks will be a minimum of 20 feet from Interstate 215.

Building setbacks will be a minimum of 20 feet from Eucalyptus Avenue.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-14
Landscape setbacks will be a minimum of 20 feet from Valley Springs Parkway, a minimum of 15 feet from Interstate 215, and a minimum of 10 feet from Eucalyptus Avenue.

Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Building heights will be per the standards of the Commercial Retail zone.

Parking Standards: Parking shall be provided at a ratio of 1 parking stall per 250 square feet of gross leasable area.

A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.7 Planning Area 7
Planning Area 7 has been rescinded from the Canyon Springs Business Park Specific Plan and is now part of the Canyon Springs Healthcare Campus (CSHC) Specific Plan Area. Refer to the CSHC Specific Plan for permitted uses and development standards pertaining to this area.

1.1.1.8 Planning Area 8: Corporate Office
Corporate Office/Health Club uses will be in an area totaling 15.6 acres. Planning Area 8 will consist of freestanding, garden, and corporate offices. A health club/spa is planned in the southern area of Planning Area 8 and will include such uses as racquet ball courts, gymnasium, tennis and basketball courts, a swimming pool, jogging track related retail uses such as eating establishments, sports clothing, sporting goods and vitamin sales. Several support uses such as restaurants, barber and beauty shops, interior decorator showrooms, blueprinting and pharmacies may be included in the office areas. The tallest structures in CANYON SPRINGS will be concentrated in this Planning Area, away from residential uses and the Edgemont Community to the South.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-15
The architectural design of the Corporate Office uses will depend upon wood and stucco elements, and masonry, concrete, and glass. Sloping roof elements and overhangs will shade window areas on lower structures. Larger, taller structures will provide an architectural accent in the use of glass curtain wall structures. Masonry and stone elements may serve as accent materials on the larger structures. Major parking structures are anticipated to provide parking for the office buildings.

The landscape design in Planning Area 8 will emphasize four points:

1. The softening of the view into the site from surrounding roadways through the use of 1ow mounds, shrub masses and columnar-shaped trees;

2. Shading of the parking areas through the use of canopy-shaped trees;

3. the landscape will soften and enhance the structures with the use of accent ground covers, shrubs and trees;

4. The landscape design will provide vistas from inside the structures and outdoor areas for human use, including courtyards and plazas. Hardscape elements including rock-salt concrete, bomanite, and river rock will be incorporated with water features. In garden office areas, the water features will typically focus upon smaller scale streams and ponds, while more formalized fountains will be associated with larger structures. A small lake- feature, planned to serve storm water retention may be incorporated near the health club. Shrub and tree massing will screen and enclose outdoor activities associated with the health club.

Uses Permitted
The uses anticipated in the Corporate Office Planning Area will comply with the Uses Permitted Section of the Office Zone.

SUMMARY OF DEVELOPMENT STANDARDS – Planning Area 8
Setbacks: Building setbacks will be a minimum of 25 feet from Valley Springs Parkway and a minimum of 20 feet from Campus Parkway, Canyon Park Drive, Gateway Drive, and Corporate Centre Place.

Landscape setbacks will be a minimum of 20 feet from Valley Springs Parkway and Canyon Park Drive and a minimum of 10 feet from Campus Parkway, Gateway Drive, and Corporate Centre Place.

Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Maximum building heights shall be per the standards of the Office Zone.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-16
Parking Standards: Parking in Planning Area 8 shall be in compliance with Table 19.580.060 “Required Spaces” in the Riverside Municipal Code. A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.9 Planning Area 9: Professional Office
Planning Area 9 contains 10.83 acres. The Professional Office area will consist of freestanding and garden office complexes. Construction within this planning area will be implemented incrementally throughout the three phases of development of CANYON SPRINGS, with an emphasis in the first and second phases. This planning area is intended to provide a campus-like environment of offices primarily oriented to service and professional pursuits with ancillary and support uses such as restaurants, barber and beauty shops, interior decorators showrooms, mimeographing and blueprint services and pharmacies.

The architectural design of the Professional Office uses will depend heavily upon wood elements as well as masonry and stucco facades. Sloping roof elements and overhangs will shade window areas. Larger, taller structures will provide an architectural accent in the use of glass curtain wall structures. Masonry and stone elements may serve as accent materials on the larger structures.

Parking structures may be utilized.

The landscape design in Planning Area 9 will emphasize four points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds, shrub masses, columnar-shaped trees, and canopy- shaped trees;

2. Shading of the surface parking areas through the use of canopy-shaped trees

3. The landscape will soften and enhance the structures with the use of accent ground covers, shrubs, and trees;

4. The landscape design will provide vistas from inside the structures and outdoor areas for human use, including atriums, courtyards, and plazas. Hardscape elements including rocksalt finish concrete, bomanite, and river rock will be incorporated.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-17
Uses Permitted
The uses anticipated within the Professional Office area will comply with the Uses Permitted Section of the Office Zone.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 9
Setbacks: Building setbacks will be a minimum of 23 feet from Day Street and a minimum of 20 feet from Campus Parkway, Canyon Park Drive, and Gateway Drive.

Landscape setbacks will be a minimum of 23 feet from Day Street, a minimum of 20 feet from Canyon Park Drive and 10 feet from Campus Parkway and Gateway Drive.

Landscape: Landscape shall be provided per the standards of the Riverside Municipal Code.

Building Heights: Maximum building heights shall be per the standards of the Office Zone.

Parking Standards: Parking in Planning Area 9 shall be in compliance with Table 15.580.060 “Required Spaces” of the Riverside Municipal Code. A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas

1.1.1.10 Planning Area 10: Medical Campus
Planning Area 10 contains 7.93 acres. The Medical Campus area will consist of freestanding and garden office complexes primarily of two (2) to four (4) stories in height. Construction within this planning area will be implemented incrementally throughout the three phases of development of CANYON SPRINGS, with an emphasis in the first and second phases. This planning area is intended to provide a campus-like environment of offices primarily oriented to service, medical and professional pursuits with ancillary and support uses such as restaurants, barber and beauty SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-18
shops, interior decorators showrooms, mimeographing and blueprint services and pharmacies.

Additionally, a 3 acres storm water detention basin is located in this planning area on the north side of Eucalyptus Avenue.

The architectural design of the Medical Campus uses will depend upon wood elements as well as masonry and stucco facades. Sloping roof elements and overhangs will shade window areas.

Larger and taller structures will provide an architectural accent in the use of glass curtain wall structures. Masonry elements would serve as accent materials on the larger structures.

The landscape design in Planning Area 10 will emphasize four points:

1. The softening of the view into the site from surrounding roadways through the use of low mounds and shrub masses, and columnar-shaped trees, and canopy-shaped trees;

2. Shading of the surface parking areas through the use of canopy-shaped trees;

3. The landscape will soften and enhance the structures with the use of accent ground covers, shrubs, and trees;

Uses Permitted
The uses anticipated within the Medical Campus area will comply with the Uses Permitted Section of the Office Zone.

SUMMARY OF DEVELOPMENT STANDARDS - Planning Area 10
Setbacks: Building setbacks will be a minimum of 23 feet from Day and Eucalyptus Streets and a minimum of 20 feet from Gateway Drive.

Building setbacks will be a minimum of 50 feet from existing school uses.

Landscape: Landscape setbacks will be a minimum of 23 feet from Day and Eucalyptus Streets and a minimum of 10 feet from Gateway Drive.

Landscape setbacks will be 10 feet from existing school uses and will include one evergreen tree per 200 square feet of planter.

Additional landscape shall be provided per the standards of the Riverside Municipal Code as appropriate.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-19
Building Heights: Maximum building heights shall be per the standards of the Commercial and Office Zone except that maximum building heights within 200 feet of existing school use will be limited to two (2) stories above grade.

Parking Standards: Parking in Planning Area 10 shall be in compliance with Table 19.580.060 “Required Spaces” of the Riverside Municipal Code. A maximum 30 percent of all parking stalls will be designed as compact car stalls.

Special
Requirements:

The following items shall be screened from view:
• Trash Storage
• Mechanical Equipment
• Utility Meters
• Loading Areas
A six-foot high masonry wall shall be provided along property boundaries between Planning Area 10 and adjacent existing school uses. Special performance standards shall be established and enforced to minimize light and glare on adjacent school.

1.1.2 Type of Ownership
Ownership will vary with air and/or ground leases, condominium or user ownership as possibilities. Detailed covenant, conditions and restrictions have been filed on the property to establish architectural landscape and signing criteria, maintenance requirements and allow common ingress and egress, and parking agreements where necessary. The above-described elements will be integrated as the entire CANYON SPRINGS project is developed to provide a highly landscaped balanced use business community where one can shop, work, and recreate within an integrated development and campus-like environment.

1.1.3 Supporting Documents/Cases
In addition and complementary to this Specific Plan document, an annexation to the City of Riverside has been accomplished (Annexation No. 51), a General Plan, prezoning and subsequent zoning cases (R-56-867, R-23-878, and R-24-878), have been approved to implement the commercial element and office uses anticipated for the project. Zoning Case R-80-845 also established the WC zoning to the detention basin. Additionally, a Development Agreement (Case DA-1-845) has been approved to guide the development rights for the project.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-20
An Environmental Impact Report was filed concurrently with the application and approved by the City.

A Parcel Map (PM 19617) has been recorded to implement the project. Further land divisions will be necessary to implement specific development proposals.

1.2 PROJECT SETTING

1.2.1 General and Specific Location
The project site is located at the far easterly corporate limits of the City of Riverside at the southeast intersection of Interstate 215, which extends in a southeasterly direction to Mexico and northerly to Canada, and State Route 60, which extends in an east-west direction from Beaumont to Los Angeles. The Towngate Development is located to the east across Day Street. March Air Force Base, to the south of the Edgemont community, southerly of the project site, is a major military headquarters for flight training and military transport.

The project site is a portion of the Bums and Karr Tract per Map Book 15, page 97, and a portion of Tract Number Twelve per Map Book 10, pages 7 and 8, both records of Riverside County in Section 3 Township 3 South, Range 4 West, of the United States Geological Service Riverside East Topographic Quadrangle, San Bernardino Base and Meridian.

1.2.2 Community Setting Characteristics
A number of diverse uses comprise the community setting. To the north across State Route 60 there are a few scattered residences and business and the 42 acre Canyon Springs Plaza shopping center in the City of Moreno Valley. The rugged slopes of Box Springs Mountain Regional Park lie further to the north. The Towngate Project, located across Day Street is a commercial, office and residential development in the City of Moreno Valley. Further to the east lies the urbanizing Moreno Valley area presently characterized by single family and scattered multiple-family dwellings, and commercial uses located along major arterials. The Edgemont Elementary School and the established community of Edgemont are also located south of the project site. To the west, across Interstate 215, is the Sycamore Canyon Business Park which includes both developed and undeveloped industrial land. Additionally, a spur line of the Atchinson, Topeka and Santa Fe Railroad generally parallels the westerly side of Interstate 215. Further to the west is vacant land planned for development as the Sycamore Canyon Business Park Specific Plan and the Sycamore Canyon arroyo planned for preservation as a wilderness park. This arroyo is part of a system of arroyos generally heading in a northwesterly direction through the City of Riverside to the Santa Ana River.

Three non-contiguous areas of the CSBP Specific Plan area have been rescinded as part of this amendment and will be re-zoned as the Canyon Springs Healthcare Campus Specific Plan. These SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-21
areas are identified in Exhibit 1 (General Plan land use) and Exhibit 2 (Zoning) in the Executive Summary of this Specific Plan. The areas are currently vacant and rough-graded. The northwest

10.45 14.35-acre semi-rectangular shaped area will be a senior housing facility; the northeast 10.27

6.37-acre irregular-shaped area will be an independent living, assisted living, and skilled nursing facility; and the south 30.13-acre irregular-shaped area will be a hospital, medical office buildings (MOBs), and parking structure.

1.2.3 Area Development Trends
The subject property is adjacent to the City of Moreno Valley, an area experiencing rapid urbanization. Moreno Valley has experienced growth primarily in the residential sector, with the major emphasis on single-family homes which appear to be more competitively priced than housing in surrounding communities and counties. Office, commercial, and industrial development has occurred recently, but to a very much lesser degree than housing.

The trend toward development of this region is influenced by availability of freeway access, flat topography, availability of sewer, water, and other utilities and comparable lower land costs and the availability of large-acreage property. The steadily declining productivity and profitability of farming operations historically located in the Moreno Valley area have also influenced the trend toward land development.

1.2.4 Expected Timeframe for Development
The construction of CANYON SPRINGS will be conducted on a phases basis that will require approximately ten years to achieve complete buildout. Each of these planning areas will experience some degree of simultaneous development. The initial street and utility systems were completed in 1986. The initial development will be concentrated near Day Street, however, until improvements can be made to the intersection of-215 and Eucalyptus Avenue.

SECTION 1 – INTRODUCTION AND BACKGROUND
Canyon Springs Business Park Specific Plan
August 2017, Revised October 2025 1-22

INTENTIONALLY LEFT BLANK

Riverside City CouncilOctober 20, 2026

Riverside City Council
October 20, 2026