San Clemente City Council
December 6, 2022

55452.01100\40802600.1
ATTACHMENT 1
RESOLUTION NO. ____

A RESOLUTION OF CITY COUNCIL OF THE CITY OF

SAN CLEMENTE, CALIFORNIA, APPROVING
SPECIFIC PLAN AMENDMENT 21-229 UPDATING

SPECIFIC PLANS FOR TALEGA, RANCHO SAN

CLEMENTE, MARBLEHEAD INLAND, MARBLEHEAD

COASTAL, AND FORSTER RANCH FOR

CONSISTENCY WITH THE CENTENNIAL GENERAL

PLAN, ZONING CODE, AND COASTAL LAND USE
PLAN
WHEREAS, on February 4, 2014, the City Council of the City of San Clemente adopted the Centennial General Plan, which, among other provisions, included changes to land use designations, particular types of uses, and development criteria for certain designations; and
WHEREAS, on February 4, 2014, as part of its action on the Centennial General Plan (“General Plan”), the City Council certified Environmental Impact Report SCH No. 2013041021 (“General Plan EIR”) pursuant to the California Environmental Quality Act (“CEQA”), approved mitigation measures, and adopted a Statement of Overriding Considerations; and
WHEREAS, subsequent to adoption of the General Plan EIR, the City Council adopted several Addenda:

A. On November 3, 2015, the City Council adopted General Plan Amendment (“GPA”) 15-049, approved Ordinance Nos. 1609 and 1610 for Zoning Amendment (“ZA”) 14-456, and certified EIR Addendum No. 1 (the “2015 Addendum”); B. On September 5, 2017, the City Council adopted GPA 15-331, approved EIR Addendum No. 2 (the “2017 Addendum”), and approved Ordinance No. 1645 for ZA 17-251; and
C. On December 17, 2019, the San Clemente City Council adopted GPA 19-291 and SPA 19-292 (an update to the Pier Bowl Specific Plan), and approved EIR Addendum No. 3 (the “2019 Addendum”).

D. On October 18, 2022, the City Council adopted GPA 21-238, SPA 21-239, ZA 21- 240, LUPA 21-241, and EIR Addendum No. 4 (“2022 Addendum”).

WHEREAS, at the public hearing on June 12, 2018, the City Council adopted Resolution No. 18-19 approving a comprehensive update to the City of San Clemente’s Land Use Plan (“LUP”) with suggested modifications (Major LCP Amendment No. 1-16 (LCP-5-SCL-16-0012-1)); and
WHEREAS, on August 10, 2018, the California Coastal Commission (“CCC”) certified the comprehensive LUP update; and
WHEREAS, the Marblehead Coastal and Forster Ranch Specific Plan areas are located either entirely or partially within the coastal zone, where land use planning is governed by the City’s Local Coastal Program (“LCP”) according to the California Coastal Act of 1976 as amended and contained in the California Public Resources Code (Section 30000 et seq.). According to LUP Policy GEN-1, the LUP policies take precedence in the coastal zone; and
WHEREAS, on August 17, 2021, the City Council initiated Specific Plan Amendment 21-229 (the “SPA”) to update land uses, development standards, and design guidelines in Specific Plans for Talega, Rancho San Clemente, Marblehead Inland, Marblehead Coastal, and Forster Ranch to achieve consistency between the General Plan, LUP, Zoning Code, and State and Federal law pursuant to the California Government Code 65300.5, 65359, and 65454. Additionally, SPA 19-292 improves the specific plan’s maps to reflect current land use and zoning conditions of the area; and WHEREAS, the City, as Lead Agency, conducted an environmental review of SPA 21-229 in conformance with the CEQA and the State CEQA Guidelines, and determined SPA 21-229 does not cause new significant environmental effects or substantially increase the environmental effects of the General Plan that were fully disclosed, evaluated, and mitigated, to the extent feasible in the certified EIR. Amendments to the City’s specific plans do not and will not result in any construction, development, or any other activity that has a potential for resulting in either a direct, or reasonably foreseeable indirect, physical change in the environment. Therefore, pursuant to State CEQA Guidelines, (§§ 15060(c)(2), 15060(c)(3), 15378(a), 15378(b)(5), and 15061(b)(3)), SPA 21-229 does not constitute as a “project” subject to the California Environmental Quality Act (“CEQA”).

WHEREAS, on October 26, 2021, October 28, 2021 and November 2, 2021, the City held community outreach meetings to hear the public’s input on SPA 21-229; and WHEREAS, on December 22, 2021, the Planning Commission held a study session to introduce SPA 21-229 and its scope of work; and WHEREAS, on March 16, 2022, and September 7, 2022, the Planning Commission held two study sessions to discuss Staff’s proposed work on SPA 21-229; and
WHEREAS, on November 2, 2022, the Planning Commission held a duly noticed public hearing on SPA 21-229 and considered evidence presented by City staff including a draft City Council Resolution and exhibits attached thereto, and heard other interested parties and made a recommendation to the City Council as fully set forth herein; and WHEREAS, on December 6, 2022, the City Council held a duly noticed public hearing, considered evidence presented by City staff including a draft Resolution and exhibits attached thereto, and heard other interested parties.

WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred; and
NOW, THEREFORE, the City Council of the City of San Clemente, California, hereby ordains as follows:

Section 1. Incorporation of Recitals.

The City Council hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the City Council as fully set forth in this resolution.

Section 2. CEQA Findings.

Based upon its review of the entire record, including, but not limited to, the staff report, any public comments or testimony, and all related information presented to the City, and the facts outlined below, the Planning Commission hereby recommends the City Council find the SPA 21-229 does not constitute a “project” subject to the California Environmental Quality Act (“CEQA”). Amendments to the specific plans does not and will not result in any construction, development, or any other activity that has a potential for resulting in either a direct, or reasonably foreseeable indirect, physical change in the environment. Accordingly, approval of SPA 21-229 is not subject to CEQA. (State CEQA Guidelines §§ 15060(c)(2), 15060(c)(3), 15378(a), 15378(b)(5), and 15061(b)(3).) Moreover, even if SPA 21-229 did qualify as a project subject to CEQA, SPA 21-229 would be exempt under CEQA’s common sense exemption, which provides that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Here, it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. (State CEQA Guidelines, § 15061, subd. (b)(3).) As set forth above, SPA 21-229 merely amends the Talega Specific Plan, Rancho San Clemente Specific Plan, Marblehead Inland Specific Plan, Forster Ranch Specific Plan, and Marblehead Coastal Specific Plan for consistency with the City’s General Plan, Zoning Code, LUP, and State and Federal laws; therefore, SPA 21-229 will not result in any activity that may have a significant effect on the environment.

Section 3: Specific Plan Amendment Findings.

With respect to SPA 21-229, the City Council finds the following:

A. The Amendment is consistent with the goals, objectives, policies, and programs of the General Plan, and is necessary and desirable to implement the provisions of the General Plan, in that:

1. The Amendment is necessary to ensure that the City’s specific plans reflect current conditions and remain consistent with the General Plan and Coastal Land Use Plan. The specific plan amendments also align with General Plan Policy G-1.11, which acknowledges that specific plans should be updated, following a General Plan amendment, to ensure that the specific plans maintain consistency with the General Plan. Coastal Land Use Plan Policy GEN-2, encourages the avoidance of conflicts between land use plans. For these reasons, the specific plan amendments are consistent with the goals, objectives, policies, and programs of the General Plan and Coastal Land Use Plan, and are necessary and desirable to implement the provisions of the General Plan and Coastal Land Use Plan.

2. By adopting the specific plan amendments, the City will ensure compliance with California Government Code Sections 65359 and 65454, which require that specific plans be consistent with a City’s General Plan.

3. The Amendment expands uses in the Rancho San Clemente and Talega Specific Plan Business and Industrial Parks, where General Plan goals and policies prioritize the establishment and relocation of automobile-related uses, according to:
a. General Plan Goal: “Encourage the relocation of automobile-related uses to industrially-designated lands and business parks and permit the continuation of automobile-related uses, existing as of the date of adopt of [the] General Plan, that do not detract from the aesthetics, character and function of the surrounding area.”
b. LU-5.03. New Automobile-Related Service and Repair Uses. We permit the development of automobile-related service and repair uses (e.g. tire shops, lube and tune, and other similar uses) in certain commercial and business park districts and designated sites with specific plan areas. Such uses shall be designed to convent a high quality architectural and landscape character, consistent with the overall character and image of the City as specific in the Urban Design Element. New car rent business on El Camino Real are allowed if the new business is limited to an office use and up to five (5) rental cars on site at any time.”
B. The Amendment is compatible with adjacent uses and properties, in that:

1. The Amendment updates specific plan land use classifications and boundaries, standards, and guidelines to be consistent with and further goals, objectives, policies, and programs of the General Plan, including guiding long-term public and private land use, transportation, economic development, resource preservation, urban design, and other public policy actions.

2. The environmental impacts of the General Plan were fully disclosed, evaluated, and mitigated to the extent feasible in the General Plan EIR; and the Amendment does not have the potential to cause new environmental effects or require new mitigation measures. The Amendment does not intensify development potential or change land uses inconsistent with projections and effects studied and mitigated in the certified EIR, and the Amendment does not propose site specific operations or development of any kind.

C. The Amendment will not adversely affect the public health, safety, and welfare, in that:

1. The Amendment updates specific plan land use classifications, boundaries, standards, and guidelines to be consistent with and further goals, objectives, policies, and programs of the General Plan, including:
a. Meeting community values, needs and conditions;
b. Guiding long-term public and private land use, transportation, economic development, resource preservation, urban design and other public policy actions;
c. Reflecting the City Council’s review, direction, and independent judgment regarding land use, circulation and transportation, economic development, environmental protection, recreation, public safety and services, coastal issues, historic preservation, natural resources, urban design, and governance and growth management policies; and
d. Supporting continued development of the specific plan areas.

2. The Amendment updates the specific plan to be consistent with the General Plan. The environmental impacts of the General Plan were fully disclosed, evaluated, and mitigated to the extent feasible in the General Plan EIR; and the Amendment does not have the potential to cause new environmental effects or require new mitigation measures. The Amendment does not intensify development potential or change land uses inconsistent with projections and effects studied and mitigated in the certified EIR, and the Amendment does not propose site specific operations or development of any kind.

D. The Amendment will not create internal inconsistencies within the specific plans as it uniformly amends the specific plans to ensure such plans are consistent with the General Plan.

Section 4. City Council Adoption of SPA 21-229.

Based on the entire record, including all written and oral evidence presented to the City Council, and the findings made and evidence discussed in the staff report and this Resolution, the City Council hereby adopts the following:

A. Exhibit A that amends the Rancho San Clemente Specific Plan; and B. Exhibit B that amends the Marblehead Inland Specific Plan; and C. Exhibit C that amends the Talega Specific Plan; and
D. Exhibit D that amends the Forster Ranch Specific Plan; and E. Exhibit E that amends the Marblehead Coastal Specific Plan.

Section 5. Severability.

If any section, sentence, clause or phrase of this Resolution or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Resolution that can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are severable. The City Council hereby declares that it would have adopted this Resolution and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

Section 6. Custodian of Records.

The documents and materials associated with this ordinance that constitute the record of proceedings on which the City Council’s findings and determinations are based are located at San Clemente City Hall, 910 Calle Negocio, Suite 100, San Clemente, CA 92672.

Section 7. Certification and Publication.

The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

PASSED AND ADOPTED this _____ day of ____________________, _______.

ATTEST:
___________________________ __________________________
City Clerk of the City of Mayor of the City of San
San Clemente, California Clemente, California

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) §

CITY OF SAN CLEMENTE )
I, JOANNE BAADE, City Clerk of the City of San Clemente, California, do hereby certify that Resolution No. _________ was adopted at a regular meeting of the City Council of the City of San Clemente held on the _______ day of _______________________, _________, by the following vote:

AYES:

NOES:

ABSENT:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Clemente, California, this _____ day of _________________, ________. __________________________
CITY CLERK of the City of
San Clemente, California
Approved as to form:
_________________________
City Attorney
EXHIBIT 6-A
Specific Plan Amendment 21-229
Rancho San Clemente Specific Plan
Section 1. Rancho San Clemente Specific Plan, Table of Contents, is amended as follows:

1. Addition of the following tables and figures:
 “Figure 1-2, Business Park Focus Area .……… … …….. … ..1-6”  “Figure 2-2, Emergency Shelter Overlay………………………..2-9”  “TABLE 5-3, INDUSTRIAL ZONE PERMITTED USES… ..….5-11”  “TABLE 5-4, AUTOMOTIVE SERVICE USES………… … ....5-12”

2. Renaming of the following table and appendices:
 TABLE 1-1 as “TABLE 1-1, EXISTING LAND USES … ……. 1-9”  Appendix A as “Index of Applicable Zoning Ordinance Sections”  Appendix B as “List of Invasive and Undesirable Plant Species”  Appendix C as “Orange County Fuel Modification Guidelines”

3. Removal of the following table, section, and appendices:
 “TABLE 1-2, EXISTING LAND USES ………………… …… …..1-10”
 “TABLE 2-2, Affordable Housing Distribution……….… … … …..2-7”  “502 Mixed Use Standards…………. … ………..…………………5-9”
 “Appendix D - Orange County Fuel Modification Guidelines”  “Appendix E - Resolution of Approval”
All sections, figures, and tables are relabeled and/or renumbered to adjust for the changes without altering the order in which they appear in the document. References to the aforementioned figures, tables, and appendices are modified throughout the document to match the table of contents.

Section 2. Rancho San Clemente Specific Plan, Section 101, Purpose and Objectives, is amended to read in its entirety as follows:
101 Purpose and Objectives
The purpose of this Specific Plan is to implement the City’s General Plan with respect to the development of the Rancho San Clemente area. In support of this purpose, the Specific Plan’s objectives are to:

EXHIBIT 6-A
I. Provide planning and design concepts for Rancho San Clemente consistent with the General Plan and policies specific to the Rancho San Clemente area; II. Provide for the implementation of the City’s Inclusionary Housing Program, Growth Management Program, Urban Design Program, and Master Landscape Plan for Scenic Corridors;
III. Provide a set of development standards for the Specific Plan Area to implement the foregoing planning and design concepts;
IV. Regulate land uses and development in conformance with the City’s Zoning Ordinance and Hillside Development Ordinance No. 841;
V. Provide a balance of land uses within the Specific Plan area, including a wide range of housing opportunities, educational, institutional, open space, and recreational uses, with a substantial employment center including commercial, business park, and industrial park in close proximity to residential areas;
VI. Phase development in step with provision for the infrastructure and services needed to support the new development;
VII. Reduce intrusion on the natural topography and open space by preserving the primary ridgeline, gateway knoll, and perimeter open space areas.

Section 3. Rancho San Clemente Specific Plan, Section 103(I), General Plan, is amended to read in its entirety as follows:

I. GENERAL PLAN
The General Plan is the fundamental planning policy document of the City of San Clemente. It defines and sets forth rules by which the community will be permitted to develop in the future. It is intended to guide all planning environmental decisions, and land use in the City for the next ten to twenty years. Goals, objectives, and policies are established by the City’s General Plan, which includes elements to address the following: Land Use; Urban Design; Historic Preservation; Economic Development; Mobility and Complete Streets; Housing, Beaches, Parks and Recreation; Natural Resources; Coastal; Safety; Public Services, Facilities and Utilities; Growth Management; and Governance. Separately, the City more regularly adopts EXHIBIT 6-A
updates to the State mandated Housing Element. The City’s General Plan also establishes goals and policies addressing air pollution and greenhouse gas emissions as well as efficient use, conservation, and generation of energy within the community aimed at reducing the use of fossil fuels for transportation purposes. These goals and policies provide the foundation for two key implementation documents: the San Clemente Climate Action Plan (CAP) and San Clemente Sustainability Action Plan (SAP).

The General Plan establishes what types of land uses will be permitted and where, how dense the development will be, and the proportional relationship of the built environment to the natural environment. The General Plan also identifies the location and amounts of open space to be preserved; the basic design and phasing of the circulation system; future infrastructure and public services needs; and how environmental resources will be protected. The City’s physical form and image, economy, and social fabric are greatly influenced by the General Plan. The General Plan remarks on the crucial role the natural environment plays in sustaining community lifestyle and the local economy. As such, the CAP builds upon the environmental values set forth in the General Plan. The CAP focuses on water, energy, and waste consumption as areas targeted for action to create efficiencies. The Rancho San Clemente Specific Plan is a tool for the implementation of the General Plan and all of its elements that apply to the Rancho San Clemente area.

Section 4. Rancho San Clemente Specific Plan, Section 103(II), Zoning Ordinance, is amended to read in its entirety as follows:

II. ZONING ORDINANCE
The City’s Zoning Ordinance is the document that implements the General Plan. It provides regulations regarding permitted land uses, development standards, the development entitlement process, etc. for all parcels of land within the corporate boundaries of the City of San Clemente. Certain areas of the City, e.g. the Pier Bowl, Rancho San Clemente, Forster Ranch, Marblehead Inland, the Pico Corridor and Talega are zoned SP (Specific Plan). The various adopted Specific Plans for these areas are incorporated into the Zoning Ordinance by reference. They establish regulations applicable to the land within the boundaries of a particular Specific Plan.

Likewise, the Zoning Ordinance provides certain regulations that apply within the Specific Plan areas. The Zoning is set forth by the Rancho San EXHIBIT 6-A
Clemente Specific Plan (RSCSP); which establishes the permitted uses and development standards in each zone. Development within Rancho San Clemente shall conform to all provisions contained in this Specific Plan, as well as sections of the City’s Zoning Ordinance adopted herein by reference.

Section 5. Rancho San Clemente Specific Plan is amended to replace Section 104, Size and Location of Property, with Section 104, Rancho San Clemente Area and is read in its entirety as follows:
104 Rancho San Clemente Area
Rancho San Clemente is located about one-half mile inland of Interstate 5 Freeway and southeast of Avenida Pico with the exception of residential and neighborhood commercial Planning Area 1 located north of Avenida Pico. It is bounded by Marblehead Inland on the west, the Talega and Forster Ranch Specific Plan areas to the north, and Camp Pendleton U.S. Marine Corps Base on the east (See Figure 1-1 Rancho San Clemente Specific Plan Area). Rancho San Clemente consists of approximately 1,943 acres of land with elevations varying from less than 80 feet to more than 900 feet above sea level. This planned community has several significant features, including a primary ridgeline and a prominent knoll adjacent to Avenida Pico. These features are visible from many areas of the community.

Rancho San Clemente Business Park Focus Area
The General Plan provides comprehensive, long-term goals and policies for achieving San Clemente’s Vision. The General Plan identifies eight Focus Areas considered to have the most potential for enhancement, including Rancho San Clemente. Focus Area policies provide specific direction beyond policies applicable Citywide.

The Rancho San Clemente Focus Area, identified on Figure 1-2 (Business Park Focus Area), is an industrial, office, and vehicle sales and services district in the community. A wide range of employment-generating land uses are provided including manufacturing, research and development, offices, and automotive services. The allowable mix and intensity of uses provides significant job opportunities for both residents and non-residents commuting to the area and allows development to respond to changing market conditions and commercial space needs to boost economic growth.

The location of the Focus Area is defined by the developable areas between EXHIBIT 6-A
Avenida Pico and surrounding areas of Calle Amanecer as well as along Avenida La Pata between Calle Del Cerro and the San Diego County border. Rancho San Clemente Focus Area goals and policies are discussed further in Chapter 2 of the Specific Plan.

Section 6. Rancho San Clemente Specific Plan, Section 104, Rancho San Clemente Area, Figure 1-1, Rancho San Clemente Specific Plan Area, is amended with a higher quality map as shown below:

EXHIBIT 6-A
Section 7. Rancho San Clemente Specific Plan, Section 104, Rancho San Clemente Area, Figure 1-2, Business Park Focus Area, is added as shown below:

EXHIBIT 6-A
EXHIBIT 6-A
Section 8. Rancho San Clemente Specific Plan, Section 105, General Plan and Zoning, is amended to remove references to Mixed Use land use designations, Private Restricted Open Space (OS3) land use designations, and Golf Course (OSC) land use designations. This section is also amended to add Institutional (INST) land uses, rename abbreviations for Industrial zoning districts from “I2” to “LI” and “I3” to “HI”, and adjust all Neighborhood Commercial (NC 2) land uses to Neighborhood Commercial (NC 1.2). The section reads in its entirety as follows:
105 General Plan and Zoning
The City’s General Plan land use designations for Rancho San Clemente are shown on Figure 1-3 (General Plan Land Use Plan) and supplemented by Table 1-1 (Existing Land Use). They include the following land uses:

RL Residential - Low Density (Max 4.5 D.U/Gross Acre)
RML Residential - Medium Low Density (Max 7.0 D.U./Gross Acre) RM Residential - Medium Density (Max 15 D.U./Gross Acre) RH Residential - High Density (Max 24.0 D.U./Gross Acre) NC1.2 Neighborhood Commercial
LI Light Industrial
HI Heavy Industrial
P Public
INST Institutional
OS1 Public Open Space
OS2 Private Open Space
The Zoning for Rancho San Clemente is RSCSP - Rancho San Clemente Specific Plan. This Specific Plan sets forth permitted uses and development standards.

Development within Rancho San Clemente shall conform to all provisions contained in this Specific Plan, as well as the RSCSP Zone and sections of the City’s Zoning Ordinance adopted herein by reference.

Section 9. Rancho San Clemente Specific Plan, Figure 1-3, General Plan Land Use, is amended to depict accurate land use locations and abbreviations consistent with the General Plan and the amended Table 1-1, Existing Land Use. Per amendments to the General Plan, Planning Area 1 is amended to change from a Mixed Use (MU) land use and zoning designation to Residential Low (RL) and Neighborhood Commercial (NC 1.2) land use and zoning designations. Planning Area 25 is amended to change from Neighborhood Commercial (NC 2) to Neighborhood Commercial (NC 1.2). Golf Course (OSC) land use area north of Avenida La Pata amended to Private Open Space (OS2).

EXHIBIT 6-A
Section 10. Rancho San Clemente Specific Plan, Section 106, Existing Physical Conditions, is amended to read in its entirety as follows:

Rancho San Clemente has been subdivided into either numbered lots for development purposes or lettered lots for permanent open space. The majority of EXHIBIT 6-A
the development area has been either rough or precisely graded. Any new grading proposed in Rancho San Clemente will be to refine rough graded areas already approved for development. The residential ”bowl” area in and around Calle Del Cerro and Avenida Vista Montana is almost completely developed and surrounded by permanent open space including a ridgeline pedestrian trail. There is a City neighborhood park and a public elementary school in the bowl area.

Planning Area 24 (Sea Ridge Estates) is a custom lot development, remote from the residential bowl area, where all lots have been developed with single-family homes. See Figure 2-1, Master Land Use Plan, for location of planning areas.

North of Avenida La Pata are three Planning Areas and the golf course/clubhouse.

On the south side of La Pata, east of Vista Del Cerro are sites for development of auto service uses, business park, business commercial and heavy industrial, as well as the City’s Richard Steed Memorial Park softball complex. The 142 acres north of Avenida Pico (Planning Area 1) is planned and developed as a neighborhood commercial and residential area. Table 1-1 (Existing Land Use) provides a summary of development status as of mid-2022:

TABLE 1-1

EXISTING LAND USE
Planning
Area
Tract Acres D. U. Zoning GP
1 TT 13530 65 *
77 *
*incl. open
space

286
Residential Low
Density and
Neighborhood
Commercial
RL /
NC1.2
2 T12402 and T 12766 103.1 NA Business Park LI
3 T 12124, T 12125,
T 12852

93.0 NA Business Park LI
4 T 13467 and T 13688 30.6 NA Business Park LI
5 Lot 13, T 12125 4.4 NA Business Park LI
6 Par. 2, PM 86-330 8.1 NA Business Park LI
7 T 14609 30.7 NA Industrial Park HI
8A Lot 3, T 12126 1.1 NA Business
Commercial
LI
EXHIBIT 6-A
TABLE 1-2
(CONTINUED)
Planning
Area
Tract Acres D. U. 1994 Land Use GP
8B L3, T 12126 & L7,
8, T 13467

23.9 NA Business Park LI
9 Lot 2, T 12126 46.9 NA softball park OSPub
10A T 12284 10.3 86 detached condos RM
10B T 12378 11.5 250 apartments RH
11A T 12283 16.3 114 detached condos RML
11B T 12314 20.5 264 attached condos RM
12 T 12426 28.8 133 SF houses RL
13 T 12359 21.9 76 SF houses RL
14 T 12892 21.2 88 SF houses RL
15 Lot 18, T 12125 7.0 NA vacant INST
16 TT 14986 8.8 43 SF houses RML
17 T 14760 26.9 124 SF houses RL
18 T 12883 34.0 204 SF houses RML
19 T 14759 30.0 92 SF houses RL
20 T 13182 25.7 198 condos RM
21 T 12864 33.1 130 SF houses RL
22 Lot 5, T 12127 25.3 368 apartments RM
23 Lots 12, 13, T
12124

15.7 NA park/school OS1/P
24 T 12254 14.8 47 custom home lots RL
25 Lot 3, T 12125 2.4 NA Commercial NC1.2
26 Lot 4, T 12125 7.8 NA Business Park LI
EXHIBIT 6-A
27 Lot 16, T 12125 5.6 N Business Park LI
ROADS 58.0 NA built
OPEN
SPACE
1097.0 NA open space
Section 11. Rancho San Clemente Specific Plan, Section 107(I), Original Specific Plan, first paragraph amended and reads as follows:

In July 1982, the City Council adopted a new Citywide General Plan. At about the same time, the City Council also adopted a new Hillside Development Ordinance and a major amendment to the Zoning Ordinance.

The zoning amendment created a “Development District”, designated “DD” on the zoning map, for the inland area of the City. This D-D District was applied to the four major inland ranch properties (Talega, Forster Ranch, Marblehead Inland, and Rancho San Clemente) allowing a maximum of 1.5 dwelling units per gross acre and required more detailed planning prior to development.

Section 12. Rancho San Clemente Specific Plan, Section 107(II), Subsequent General Plan/Specific Plan Amendments, is amended to read in its entirety as follows:

Land use plans, regulations, and design guidelines have been adopted along with this Specific Plan to ensure development improves Rancho San Clemente in a manner consistent with goals and policies for the area. Several Specific Plan amendments have occurred since the plan’s adoption to address various community concerns. Most recently, a 2022 Specific Plan update was completed to amend regulations and design guidelines for consistency with policy, land use, and development standard changes established with the adoption of the 2014 Centennial General Plan and various amendments made to the Municipal Code. The history of Rancho San Clemente planning efforts is summarized below and lists past amendments affecting development since the Specific Plan’s initial implementation.

In 1994, the City Council approved GPA 94-02/SPA 94-02 resulting in several land use designation changes in Rancho San Clemente. In 1995 the City Council approved two more General Plan land use changes in Rancho San Clemente. The changes expanded the Business Commercial, Business Park, and residential Planning Areas.

EXHIBIT 6-A
GPA 94-02/SPA 94-02 was partly initiated by individual property owners and partly by the City. Privately initiated changes were made for Planning Areas 3A, 5, 6, 8A, 8B, 16, and 27. The City expanded Planning Area 8B by

2.03 acres, decreasing Planning Area 4 by the same amount and changed the densities in Planning Areas 10A, 11A, and 18 to reflect actual buildout.

GPA 95-02 changed the land use designation on Planning Area 26 from NC2 Neighborhood Commercial to I2 Light Industrial. GPA 95-03 changed the land use designation for Planning Area 8B from I3 Heavy Industrial to I2 Light Industrial and lowered the maximum number of dwelling units permitted in Rancho San Clemente to from 2,931 to 2,568.

In addition to the land use changes identified above, the Rancho San Clemente Specific Plan was in need of an amendment that would implement the 2014 Centennial General Plan and make it consistent in format with the other inland ranch Specific Plans. 2015 amendments to the Rancho San Clemente Specific Plan served that purposes incorporating policies from the City’s Centennial General Plan and other adopted planning programs, and was made compatible with the City’s 2015 comprehensive Zoning Ordinance update.

SPA 21-229 addressed amendments made to the General Plan in 2014 and 2015 (GPA 13-043, GPA 15-049). General Plan Amendments GPA 13-043 and GPA 15-049 changed land use designations in the Rancho San Clemente Specific Plan from I2 (Light Industrial) to LI (Light Industrial) and I3 (Heavy Industrial) to HI (High Industrial). In addition, the land use designation for Mixed Use zones in Planning Area 1 changed to Residential and Neighborhood Commercial. The 2021 Specific Plan Amendment also incorporated into the document the General Plan Focus Area for the Business Park and adopted development standards and regulations for permitted and conditionally permitted automotive service uses to address auto-related goals and policies in the Centennial General Plan.

Section 13. Rancho San Clemente Specific Plan, Chapter 1, Introduction, Table of Contents, is amended to adjust to the modifications listed above, and reads as follows:
101 Purpose and Objectives
102 Applicability and Organization of Specific Plan
EXHIBIT 6-A
103 Relationship to Other City Planning Documents
104 Rancho San Clemente Area
105 General Plan and Zoning
106 Existing Physical Conditions
107 Rancho San Clemente Planning History
108 Authority and Severability
Section 14. Rancho San Clemente Specific Plan, Section 201, Planning Concepts, is amended to read in its entirety as follows:

I. PLANNING VISION
The Rancho San Clemente Specific Plan lays out a master land use plan, design guidelines, development standards, allowed uses, and other criteria for the Rancho San Clemente Specific Plan area. In the process of preparing the Centennial General Plan, the community identified Rancho San Clemente Business Park as one of eight key Focus Areas with distinct goals and policies based on a vision defined in the General Plan. The location of the Rancho San Clemente Focus Area is identified in Chapter 1, Figure 1-2. The Centennial General Plan establishes a goal for the Rancho San Clemente Focus Area to:
“Maintain and promote the Rancho San Clemente… Business Park as a premier office and industrial location for start-up businesses, expanding businesses, and for businesses relocating to San Clemente.”
II. PLANNING CONCEPT
The Specific Plan implements the vision in subsection 201.I (Planning Vision) above, in addition to policies in the General Plan. The intended policies (planning concepts) are listed below:

1. Priorities.

Pursuant to the Economic Development Strategy, we assign a high priority to those initiatives, investments, and development approvals that contribute to our vision of the Rancho San Clemente Business Park as a premier office and industrial employment center that capitalizes on San Clemente’s access to the Orange County and San Diego County markets (General Plan Policy LU-8.01).

EXHIBIT 6-A

2. Vehicle Sales and Services.

We permit vehicle sales and services in the Rancho San Clemente Business Park and Industrial Park consistent with the Rancho San Clemente Specific Plan (General Plan Policy LU-8.02).

3. Existing Businesses and Property Owners.

We periodically survey property owners and businesses to understand and plan for their needs so that businesses can remain and flourish in San Clemente (General Plan Policy LU-8.03).

4. Partnerships.

We collaborate with the Rancho San Clemente Business Park Association, Talega Merchants Association, San Clemente Chamber of Commerce, other business groups, and the Orange County Workforce Investment Board to implement the General Plan and Specific Plan, to respond to changing property owner, business owner and workforce needs, and to help ensure the long-term success of the Business Park (General Plan Policy LU-8.04).

5. Development Monitoring and Maintenance.

We monitor development to ensure anticipated Business Park buildout and infrastructure capacities are not exceeded (General Plan Policy LU8.05).

6. Bike and Pedestrian Environment.

We provide a high quality bicycle and pedestrian environment with “living street” designs, consistent landscaping, lighting, sidewalks, traffic calming measures, bikeways and trails, consistent with the Bicycle and Pedestrian Master Plan, Tree Ordinance and Design Guidelines (General Plan Policy LU-8.06).

III. BALANCED COMMUNITY
The plan provides a balanced mix of land uses, including business park, commercial, industrial, residential, public, recreational, and open space land EXHIBIT 6-A
uses. The business park, industrial park and commercial development will provide employment opportunities for residents of the City, helping to achieve job creation.

IV. VARIETY OF HOUSING OPPORTUNITY
The plan includes a range of housing types and densities. There are provisions for affordable housing in accordance with the General Plan Housing Element.

V. RIDGELINE PRESERVATION POLICY
The plan calls for a natural appearing topographical profile and the preservation the primary ridgeline and natural areas including the knoll area at the “gateway” to Rancho San Clemente along Avenida Pico.

VI. OPEN SPACE, TRAILS, AND RECREATION
Recreation opportunities within Rancho San Clemente include a 27-hole golf course, a community park, a 47 acre softball complex, and a ridgeline hiking trail which extends from the knoll near the gateway along Avenida Pico, clockwise around the residential “bowl” area to the Sea Ridge Estates development in Planning Area 24. The plan requires adherence to the City's General Plan Growth Management Policies with regard to the amount and quality of open space. These policies can be found in the City’s General Plan Growth Management Element. Over half of the 1,943 acres of land in Rancho San Clemente are designated open space. All areas not designated for development by a Planning Area number will remain as open space.

Section 15. Rancho San Clemente Specific Plan, Section 202, Master Land Use Plan, is amended to read in its entirety as follows:

The Rancho San Clemente Master Land Use Plan, Figure 2-1, shows open space areas and planned land uses for Planning Areas identified by a number which corresponds to Table 2-1 (Land Use Statistical Summary). Emergency Shelter Overlay Map, Figure 2-2, shows Business Park area parcels where an emergency shelter is an allowed use in compliance with development standards. The land use areas and overlay area are described below.

Rancho San Clemente has many neighborhoods which are defined by open space EXHIBIT 6-A
buffers and arterial highways. Each cluster of Planning Areas represents a mixture of compatible land uses. Planning Areas 1 and 25 are located west side of the intersection of Avenida Pico and Avenida La Pata and are designated for neighborhood commercial and residential uses.

The Business Park, which is planned for office, research and development, light industrial, and supporting retail uses, includes Planning Areas 2, 3B, 3C, 5, 6, 8B, 26, and 27. Planning Areas 7 is planned for heavy industrial uses. The Business and Industrial Parks allow for automotive service uses.

The residential bowl area where the majority of residential development exists includes Planning Areas 10 through 23. The bowl area includes park and school uses and a future institutional site. Planning Areas 1 and 24 are also residential, but isolated from the rest of Rancho San Clemente.

The major open space areas including the softball park (Planning Area 9) and golf course encompass the entire planned community and provide a buffer between the business/industrial uses and the residential areas. They serve to preserve natural habitat, as well as visually define neighborhoods.

I. RESIDENTIAL AREA
Residential areas have been clustered to maximize open space and preservation of significant natural features including the primary ridgeline and gateway knoll. This has minimized the necessity for altering the natural topography, reduced the need for additional infrastructure, and promoted more opportunities for affordable housing units.

The residential core has been located within the bowl area of the site to minimize grading and visual impacts. The bowl area is the area within and around the Calle Del Cerro/Avenida Vista Montana loop. All of the residential areas, with the exception of Planning Areas 1 and 24, are located along this loop or on directly connecting roads. This places residences within easy access of the business park, commercial areas, the neighborhood park and Clarence H. Lobo Elementary School, while maintaining a functional separation of residential uses.

II. BUSINESS PARK AREA
The business park concept is intended to provide a balanced community EXHIBIT 6-A
through the creation of a substantial employment base integrated with the residential areas. The business park is designed to attract high-technology, light manufacturing, and office uses which are environmentally compatible with adjacent residential and open space uses. The business park uses have been located principally in close proximity to Avenida Pico and Avenida La Pata, and are separated from the residential bowl area by the gateway knoll and ridgeline. The business park provides a variety of employment opportunities.

III. INDUSTRIAL PARK AREA
The industrial park has been located in an area behind the primary ridgeline, where impacts to residential areas are minimized. The industrial park setting provides infrastructure and design that are suitable for a variety of similar manufacturing and storage operations. Access to the industrial park is taken from Avenida La Pata near the City boundary with Camp Pendleton.

IV. COMMERCIAL AREA
The commercial use concept involves provision for a neighborhood commercial center at the north and west corners of Avenida Pico and Avenida La Pata and four business commercial sites conveniently accessible to the business park. The business commercial sites are intended to serve the needs of businesses and employees of the Rancho San Clemente Business Park.

V. PUBLIC/INSTITUTIONAL AREA
A public elementary school has been built on the lower portion of the Vista Montana/Del Cerro loop, adjacent to the Rancho San Clemente neighborhood park. Additionally, there is a communications tower in the open space between Planning Areas 8B and 17, a City water reservoir adjacent to Planning Areas 10A and 11B, and a future institutional site at the intersection of Calle Del Cerro and Vista Montana (Planning Area 15).

VI. EMERGENCY SHELTER OVERLAY
On October 18, 2016, the City Council adopted the Emergency Shelter (ES) Overlay within the Rancho San Clemente Business Park (Figure 2-2). An emergency shelter is a facility that provides temporary shelter and feeding for indigents or disaster victims, operated by a public or non-profit agency. State EXHIBIT 6-A
law requires jurisdictions to identify adequate sites for housing which will be made available through appropriate zoning and development standards to facilitate and encourage the development of a variety of housing types. State law requires that local jurisdictions make provisions in the Zoning Ordinance to permit emergency shelters by right in at least one zoning district where adequate capacity is available to accommodate at least one year-round shelter.

The Rancho San Clemente Business Park area was selected for the ES Overlay due to the location’s lack of environmental constraints and realistic potential for development, in addition to the location’s close proximity to public transit, public services, and growing job center
Table 2-1

LAND USE STATISTICAL SUMMARY

PERMITTED LAND USE PLANNING
AREA

ACRES MAXIMUM

DENSITY
MAXIMUM D.

U.’S
Low Density
Residential
12 28.8 4.5 133
Low Density
Residential
13 21.9 4.5 76
Low Density
Residential
14 21.2 4.5 88
Low Density
Residential
17 26.9 4.5 124
Low Density
Residential
19 30.0 4.5 92
Low Density
Residential
21 33.1 4.5 130
Low Density
Residential
24 14.8 4.5 47
Medium Low
Residential
11A 16.3 7.0 114
Medium Low
Residential
16 8.8 7.0 43
EXHIBIT 6-A

PERMITTED LAND USE PLANNING
AREA

ACRES MAXIMUM

DENSITY
MAXIMUM D.

U.’S
Medium Low
Residential
18 34.0 7.0 204
Medium Density
Residential
10A 10.3 15.0 86
Medium Density
Residential
11B 20.5 15.0 264
Medium Density
Residential
20 25.7 15.0 198
Medium Density
Residential
22 25.3 15.0 368
High Density
Residential
10B 11.5 24.0 250
Neighborhood
Commercial / Low
Density Residential
1 78.1 15.0 286
Residential Sub-Total 407.2 2503
TABLE 2-1
(CONTINUED)

PERMITTED LAND USE PLANNING
AREA

ACRES MAXIMUM

DENSITY
MAXIMUM D.

U.’S
Business Commercial 25 2.4 NA NA
Business Commercial 3A 11.3 NA NA
Business Commercial 8A 1.1 NA NA
Business Commercial 27 7.8 NA NA
Business Park 26 103.1 NA NA
Business Park 2 5.6 NA NA
Business Park 3B 77.3 NA NA
EXHIBIT 6-A
Business Park 3C 1.9 NA NA
Business Park 4 30.6 NA NA
Business Park 5 4.4 NA NA
Business Park 6 8.1 NA NA
Business Park 8B 23.9 NA NA
Industrial Park 7 33.2 NA NA
Open Space Public 9 46.9 NA NA
Public and Open Space
Public
23 A & B 15.7 NA NA
Institutional 15 7.0 NA NA
Golf Course
(Open Space Private)
1,097.0 NA NA
Roads 58.0 NA NA
GRAND TOTAL 1942.5
Section 16. Rancho San Clemente Specific Plan, Figure 2-1, Master Land Use Plan, is amended to depict accurate locations of Zoning Districts and consistent with the General Plan and the amended Table 1-1, Existing Land Use, as shown below:

EXHIBIT 6-A
EXHIBIT 6-A
Section 17. Rancho San Clemente Specific Plan, Figure 2-2, Emergency Shelter Overlay, is added to illustrate location of the Emergency Shelter Overlay per the City’s adopted Housing Element, with subsequent figures renumbered to adjust for the addition of the map. The map is shown below:

EXHIBIT 6-A
Section 18. Rancho San Clemente Specific Plan, Section 203, Affordable Housing Program, is amended to read in its entirety as follows:

San Clemente adopted an Inclusionary Housing Program (IHP) in 1980 to expand affordable housing options in San Clemente. The IHP, as outlined in the City’s Housing Element, requires developers of six or more units to provide a portion of their development to be designated and made available as affordable rental housing on-site, off-site, or through the payment of an in-lieu fee. The fee is based on the gap between the market rate units and the amount needed to subsidize the units at a percentage of household income.

The earliest developers of Rancho San Clemente were required to provide a minimum of fifteen percent (15%) of the units built as affordable housing units within Planning Area 1 and 16. By 1995, a total of 329 affordable dwelling units meeting the Inclusionary Housing Program requirements had been constructed and credited to Rancho San Clemente. By 1998, all inclusionary projects built in Rancho San Clemente had fulfilled their term of affordability as required by the IHP established in 1980. In 1996, rather than providing the required affordable dwelling units in Planning Area 1, inclusionary in-lieu fees were paid to the City.

Section 19. Rancho San Clemente Specific Plan, Section 204, Parks, Open Space and Recreation Trails; Table 2-3, Open Space Statistical Summary, amended as Table 2-2, Open Space Statistical Summary.

Section 20. Rancho San Clemente Specific Plan, Section 204(II), Private Open Space, is amended to read in its entirety as follows:

Private open space areas include passive (natural) areas (771.4 acres), recontoured natural areas (77 acres), and active (golf course, Rancho San Clemente Tennis Club, etc.) areas (248.6 acres). The passive open-space areas offer aesthetic relief from the urban environment and buffers which define the neighborhoods of Rancho San Clemente. All of the area designated “Open Space, Private” on Figures 2-1 and 2-3 constitute a “Significant Biological Resources” and a “Visual Resources - Ridgeline Protection” Zone. No development, except for the types of development listed in Section 506, Private Open Space Standards, shall be permitted within these overlay zones.

Likewise, the Pacific Golf Club is designated for golf course use and shall not be developed with any other uses.

Section 21. Rancho San Clemente Specific Plan, Section 204(III), Bikeways and EXHIBIT 6-A
Recreation Trails, is amended to read in its entirety as follows:

In accordance with Figure 2-3, an extensive network of bicycle, equestrian, and hiking trails will be developed throughout Rancho San Clemente. A regional hiking trail has been constructed along the primary ridgeline, providing access to the knoll area at the gateway to Rancho San Clemente.

This trail extends from the gateway knoll in a clockwise direction along the ridgeline to Planning Area 24, encompassing the residential bowl area.

Planning Area 1 has been conditioned to provide a connection to the off-site Forster Ranch Ridgeline trail in accordance with Figure 2-3.

Class I bike paths are constructed along the west side of Avenida Pico, from the boundary of Talega, to Camino Vera Cruz, and along the north side of Avenida La Pata from Avenida Pico to the Forster Ranch boundary. Class I bike paths are separated from the curb by means of a landscaped parkway averaging at least 6 feet in width, except within 50 feet of street intersections, where bikeways may be placed adjacent to the curb. The Class I bike path along Avenida Pico is planned to be extended from Camino Vera Cruz to the boundary of Marblehead Inland.

Class II bike paths are constructed along Avenida Pico and Avenida La Pata, with the planned extension of a Class II bike path in Forster Ranch on Camino Vera Cruz to terminate at Avenida Pico. A Class II bike path is planned for the east side of Avenida Pico from the boundary of Marblehead Inland to the boundary of Talega.

Class III bike paths are planned within the residential areas on Rancho San Clemente along Calle Del Cerro starting at Avenida Pico to Avenida Vista Montana, and then along a portion of Avenida Vista Montana. Class III bike paths are also planned in the business park area along the entire length of Calle Amanecer.

Section 22. Rancho San Clemente Specific Plan, Section 205, Grading Concept, is amended to remove the following sentence:

A grading concept has been approved for Planning Area 1 to accommodate an approved mixed use development.

Section 23. Rancho San Clemente Specific Plan, Section 206, Circulation Plan, is amended to read in its entirety as follows:

EXHIBIT 6-A
Figure 2-3 shows the Circulation Plan for Rancho San Clemente. The definitions for roadway classifications are found in the General Plan Mobility and Complete Streets Element. The Circulation Plan contains the following roadway elements:

I. Avenida Pico is a Major Arterial Highway providing access to the Rancho San Clemente Specific Plan area. Avenida Pico will ultimately connect the Foothill Transportation Corridor with the Interstate 5 Freeway.

II. Avenida La Pata is a Major Arterial Roadway west of Avenida Pico and a Primary Arterial Roadway east of Avenida Pico. It provides access to the business and industrial parks, as well as the golf course and the Richard Steed Softball Park. Avenida La Pata will ultimately be extended northward through the Prima Deshecha Regional park site to Ortega Highway.

III. Camino Vera Cruz is a Secondary Roadway which will provide a link between the communities of Rancho San Clemente, Marblehead Inland, and Forster Ranch. It connects Avenida Pico and Avenida Vista Hermosa.

IV. Local Collectors within Rancho San Clemente include Calle Del Cerro, Avenida Vista Montana, Calle Pastadero, Calle Amanecer, and several other streets in the business park.

The internal circulation system is designed to respect the topography while providing the most efficient and convenient access with minimum pavement area.

The circulation system includes three major internal roadways: Calle Del Cerro, Avenida Vista Montana, and Calle Amanecer. These collector streets connect the interior neighborhoods of Rancho San Clemente with Avenida Pico and La Pata.

Calle Amanecer serves the business park, while a loop system composed of Calle Del Cerro and Avenida Vista Montana serves the residential area. Separate monumented entry ways have been installed at the residential and business park entries from Avenida Pico. Main access to Planning Area 24 is provided through the newer portion of Avenida Salvador, with emergency access from Avenida San Pablo.

Implementation of circulation improvements is addressed in Chapter 4, Phasing and Implementation. As stated in Section 207, rights-of-way, parkways, setbacks, landscaping, and other design features for scenic highways shall be in accordance with the City's General Plan, Mobility and Complete Streets Element and Master Landscape Plan for Scenic Corridors. For safety and aesthetic reasons, street parking will generally be prohibited on Arterial Highways within Rancho San Clemente, EXHIBIT 6-A
unless the City determines that unusual circumstances justify such parking.

Section 23. Rancho San Clemente Specific Plan, Section 207, Landscape Concept, is amended to fix minor typo and replace “Master Landscape Plan For Scenic Corridors” with “MLPSC” in two separate sentences within the last paragraph.

Section 24. Rancho San Clemente Specific Plan, Section 303 (II), Business Park/Industrial Park, is amended in its entirety to read as follows:

A. Pedestrian Orientation - The siting of buildings around common pedestrian walkways is encouraged. Pedestrian walkways should be provided connecting individual buildings.

B. Outdoor Lighting - Parking lot and outdoor lighting should be the minimum needed to accommodate safety and security, while minimizing impacts on surrounding residential areas. Lighting of any facility should be oriented away and shielded from neighboring residential properties. In addition, the lighting should not be excessively intense so as to impact neighboring properties nor passing traffic on adjacent streets. Decorative fixtures with shields to direct light downward should be used for overhead lighting. Bollard or other lowheight lighting should be used whenever possible for pedestrian areas.

Light fixture design should be consistent with the character of the project.

C. Project Identification Signs - Projects should be identified by low-level monument signing in order to provide business center identification.

Such signs may include logos and should be harmonious in scale, form, materials, and colors with project buildings, walls, and other structures.

Signs must comply with the Sign Ordinance.

D. Variations in Building Footprint - Building footprints should be designed with variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create visual interest and give a sense of small scale.

E. Parking Lot Regulations

1. Parking Lot Buffering – There should be a buffer area of at least five (5) feet between buildings and parking areas or driveways in EXHIBIT 6-A
order to avoid placing paved vehicular areas next to building walls. Except where there are walkways, this buffer area should be landscaped. Parking and circulation areas should be screened from the street by landscaping and berming.

2. Vehicle Inventory and Display – Automotive Service uses should locate outdoor vehicle inventory and vehicles for display in excess of 10 vehicles behind any building façade line of the primary building that faces the public right of way or when in view of residential uses. Automotive Service uses providing outdoor vehicle inventory or display in front of the building façade line in excess of 10 vehicles are subject to the Landscape Guidelines set forth in Section 304 V. - Landscape Buffering and Screening for Automotive Uses.

F. Screening of Service Areas - Service and storage areas and trash enclosures should be screened from public view by means of walls and landscaping. Automotive Service uses should adequately screen from public view outdoor equipment and supplies including but not limited to tire-racks, waste barrels, air compressors, vehicle parts and accessories, or similar items.

Section 24. Rancho San Clemente Specific Plan, Section 304, Landscape Guidelines, is amended to add Section 304(V), Landscape Buffering and Screening for Automotive Uses, and reads in its entirety as follows:

V. LANDSCAPE BUFFERING AND SCREENING FOR AUTOMOTIVE USES Automotive Service uses requiring the screening of on-site vehicle inventory and display are subject to Landscape Guidelines set forth in Chapter 304 in addition to the landscape guidelines provided below. Commercial and industrial uses in the Business and Industrial Parks are predominantly prohibited from operating outdoors. To accommodate the general nature of automotive uses’ outdoor operations, while ensuring the continuity of highquality design along public streets, additional landscape buffering and screening is required.

A. Intent of Landscape Screening – Additional landscaping required for Automotive Service uses should provide adequate screening of vehicles displayed outdoors so as to soften the appearance of the EXHIBIT 6-A
outdoor use from the perspective of the public right-of-way without creating a harsh or uninviting appearance caused by a long expanse of tall, unlandscaped walls and fences.

B. Location of Required Screening – All planting, berming, fencing and/or walls required for screening should be installed within the established 20-foot front yard landscaped buffer area and streetfacing side-yard setback area along the perimeter of the vehicle inventory and display area. However, at the discretion of the approving authority, all or a portion of the required screening may be placed outside of the required landscape buffer area where, because of topographical or other physical constraints, such alternative location provides the most effective screening. All landscaping installed shall be aesthetically located to maximize buffering to any adjoining uses.

C. Boundary Landscaping Within Property - Boundary landscaping should be installed to create a hedge type buffer screen along all parking lots and vehicle display areas with one tree at least 15 gallons in size at planting time for every 15 lineal feet on average. All tree selection should be drought tolerant and Evergreen/non-fruit bearing.

D. Landscape Coverage – The project should implement a wall, fence, or a continuous opaque barrier of dense vegetation with at least seventy percent (70%) opacity so as to form a continuous visual screen at a height of 3.5 feet measured from the elevation at the established curb.

Where sloping topography within the landscape area has a rise equal to or greater than 3.5 feet as measured from the elevation at the established curb, a continuous visual screen is not required.

E. Walls and Fences – Walls or fences located within the required 20-foot front yard landscape area should be no greater than 3.5 feet in height, appear solid with no visible gaps, and have a design to match the architectural style of the building on site. At least seventy percent (70%) of the street side of a screening wall or fence should be landscaped with plant materials at least equal to the fence/wall height. Plant material fences are preferred for aesthetic quality rather than masonry walls and fences.

EXHIBIT 6-A
F. Plant Arrangement – Landscape screen plant material, other than trees, should be no less than five gallons in size with staggered placement and provide two (2) or more rows and be arranged to lessen the visual gaps between trees. Plants may be grouped, clustered, or unevenly spaced to prevent the creation of an unnatural appearance in the landscape. Drought tolerant plants suitable to San Clemente’s soil should be implemented within the landscape design plans and accompanied with the required site specific agronomic soil report and recommendations.

Section 25. Rancho San Clemente Specific Plan, Section 305, Architectural Guidelines, is amended to remove references to “mixed use” Planning Areas, and address minor grammatical error to the last sentence of the first paragraph, read as follows:

These guidelines have been developed to establish a high level of product quality, assure both variety and compatibility, and to enhance the community's overall value.

Section 26. Rancho San Clemente Specific Plan, Section 305(II), Neighborhood and Mixed Use Commercial, is amended to remove reference to mixed use in the section title.

Section 27. Rancho San Clemente Specific Plan, Section 305(III, E), Wall Materials, is amended to correct a typo changing the word “eighty” to “seventy”.

Section 28. Rancho San Clemente Specific Plan, Section 305(III, I), Fences and Walls, is amended to read in its entirety as follows:

Fences and walls used for screening or enclosures should be solid and constructed of materials compatible with the main building. Chain link fencing should be avoided and is prohibited when in view from the public right-of-way or any residential use.

Section 29. Rancho San Clemente Specific Plan, Section 401, Development Phasing, is amended to read in its entirety as follows:

As of the 2022 adoption of this Specific Plan update, all of the remaining undeveloped land is in the designated Business Park or Industrial Park areas.

Most of the Specific Plan is built-out, and at the time of this update, there were no submitted development proposals for the remaining vacant lots.

Section 30. Rancho San Clemente Specific Plan, Section 402, Circulation EXHIBIT 6-A
Phasing, is amended to read in its entirety as follows:

The arterial highway system within Rancho San Clemente has been completed for a number of years. In the years ahead, only improvements to implement the Mobility and Complete Streets Element of the General Plan are anticipated.

Section 31. Rancho San Clemente Specific Plan, Section 403, Bikeway and Trail Phasing, is amended to correct location of Class I bicycle trail and remove the following sentence from the first paragraph:

These trails are to be constructed by the developers of the regional and neighborhood commercial areas west of Avenida Pico.

Section 32. Rancho San Clemente Specific Plan, Section 404(II), Drainage System, is amended to correct the title of “City Master Plan of drainage” to “City Drainage Master Plan”, and strike the last two sentences of the second paragraph and reword as follows:

When discretionary review is required, uses within Planning Area 7 shall be subject to the following mitigations to protect the quality of surface runoff.

Section 33. Rancho San Clemente Specific Plan, Section 501(I, B), Applicability, is amended to read in its entirety as follows:

A. Purpose - The residential development standards are established to accommodate residential development including single family and multifamily dwelling units at a maximum density of:

ZONING DISTRICT DENSITY
RL Residential Low: 4.5 D. U./Gross Acre
RML Residential Medium-Low: 7.0 D.U./Gross Acre
RM Residential Medium: 15.0 D. U./Gross Acre
RH Residential High: 24.0 D. U./Gross Acre
B. Applicability - This Section applies to all residential Planning Areas according to the following density standards:

ZONING DISTRICT PLANNING AREA
RL Residential Low: 1(Res), 12, 13, 14, 17, 19, 21, 24
RML Residential Medium-Low: 11A, 16, 18
RM Residential Medium: 10A, 11B, 20, 22
RH Residential High: 10B
EXHIBIT 6-A
Section 34. Rancho San Clemente Specific Plan, Section 501(II), Principal Uses Permitted, and 502 (III), Conditional Uses Permitted, are amended to remove Large family day care homes as a conditional permitted use and add Family Day Care Homes as an accessory permitted use in residential districts.

Section 35. Rancho San Clemente Specific Plan, Section 503 (VI, G), Administrative Adjustments to Standards, is amended to reference Minor Exception permitting requirements current with the City’s Zoning Code and read in its entirety as follows:

Minor Adjustments to Standards - In order to foster design creativity and innovation, the Zoning Administrator may grant Minor Exceptions to the standards in this Paragraph F in accordance with the Zoning Ordinance if it determines that all of the requirements have been satisfied.

Section 36. Rancho San Clemente Specific Plan, Table 5-1, Conventional Subdivisions, and Table 5-2, Planned Unit Developments, are amended to add minimum front yard setbacks from Private Streets for residential zoning districts shall be consistent with approved tract development plans. This section is also amended to clarify the referenced Zoning Ordinance sections are provided in Appendix A, rather than Appendix B.

Section 37. Rancho San Clemente Specific Plan, Chapter 5, Development Standards, is amended to change all abbreviations for Light Industrial Zoning Districts from “I2” to “LI” and Heavy Industrial abbreviations from “I3” to “HI”, as well as remove references to mixed use zoning districts and refer to all Neighborhood Commercial zoning districts as NC1.2.

Section 38. Rancho San Clemente Specific Plan, Section 502(I, B), Applicability, is amended to include Planning Area 1 in Neighborhood Commercial Standards.

Section 39. Rancho San Clemente Specific Plan, Section 502(IV), Accessory Uses and Structures Permitted, is amended to read in its entirety as follows:

Other accessory uses and structures determined by the City Planner to be normally incidental to a permitted principal or conditional use.

Section 40. Rancho San Clemente Specific Plan, Section 502(VI, A), Minimum Lot or Building Site Area and Width, is amended to read in its entirety as follows:

Minimum Lot or Building Site Area and Width - None, minimum lot standards are established in the Site Plan Permit review process.

Section 41. Rancho San Clemente Specific Plan, Section 502(VI, E), Other EXHIBIT 6-A
Setbacks, is amended to read in its entirety as follows:

Other Setbacks - As approved by the City Planner in conjunction with Site Plan Review.

Section 42. Rancho San Clemente Specific Plan, Section 503, Mixed Use Standards, is struck in its entirety with following sections renumbered accordingly.

Section 43. Rancho San Clemente Specific Plan, Section 504 (I, B), Applicability, is amended to reclassify the zoning for Planning Area 3C from Industrial Park to Business Park.

Section 44. Rancho San Clemente Specific Plan, Section 504(II), Permitted Uses in Industrial Zones, is amended to title the existing permitted use table as “Table 5-3, Industrial Zone Permitted Uses”. This section is also amended to add Emergency Shelters as a permitted use, as well as rename “Recreational Vehicle Storage” as “Private Vehicle Storage” and re-categorize Private Vehicle Storage uses to Table 5-4, Automotive Service Uses.

Section 45. Rancho San Clemente Specific Plan, Section 504(II), Permitted Uses in Industrial Zones, is amended to add Section 504(II, A), Automotive Service Uses, and reads in its entirely as follows:

Automotive Service Uses – The Rancho San Clemente Specific Plan supports the development and use of auto sales and services within the Business and Industrial Parks with leniency given to Electric Vehicle Dealerships to facilitate goals and policies of the City’s General Plan Natural Resource Element and Climate Action Plan. Automotive services are permitted or conditionally permitted per Table 5-4 below.

Table 5-4
Automotive Service Uses
Automotive Services Business
Commercial
Business
Park
Industrial
Park
Vehicle Rentals, Sales, and Dealerships:
a. Outdoor 10 or fewer vehicles P P
b. Outdoor more than 10 vehicles MCUP MCUP
Electric Vehicle Dealership:
a. Outdoor 30 or fewer vehicles P P
b. Outdoor more than 30 vehicles MCUP MCUP
Auto-Delivery Center P P
Vehicle Repair:

EXHIBIT 6-A
a. Major Repair CUP CUP
b. Minor Repair P P
Service Stations CUP CUP
Car Wash CUP CUP
Vehicle Parts Stores (retail only) P P
Private Vehicle Storage P P
Section 47. Rancho San Clemente Specific Plan, Section 504(V), General Development Standards, subsections D, E, and F, are amended in their entirety to read as follows:

D. Adjustments to Standards - In order to foster design creativity and innovation, the Planning Division may grant adjustments to the standards in Chapter 5 of the Rancho San Clemente Specific Plan in accordance with permitted exceptions in the City’s Zoning Ordinance where administrative or discretionary permits allow for such adjustments.

E. Enclosure and Screening - All uses, except for parks, open space, outdoor vehicle inventory and vehicle display for automotive service uses, and outdoor eating areas which are approved in accordance with the Zoning Ordinance, shall be conducted entirely within an enclosed building or within an area enclosed on all sides by a solid wall or fence not less than six feet in height. If a use is to be conducted outdoors with an approved Site Plan, it shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) and screened with landscaping in addition to walls and/or fences.

Refer to Chapter 3 - Design Guidelines for acceptable wall and fence materials.

F. Refuse Collection Areas - All refuse collection areas shall be visually screened from streets and adjacent properties by a covered, opaque structure consistent with requirements established in the Zoning Ordinance, and shall not be permitted between the street and the front building line, and shall comply with Orange County Fire Authority Standards.

Section 48. Rancho San Clemente Specific Plan, Section 504(V), General Development Standards, is amended to add Section 504(V, G), Automotive Service Uses, and reads in its entirely as follows:

Automotive Service Uses - This section establishes specific development and land use standards for Automotive Service uses. Where standards not EXHIBIT 6-A
listed in this section, refer to general development standards in the San Clemente Municipal Code.

1. Outdoor Vehicle Inventory and Display – Auto-Delivery Centers and Vehicle Dealerships, including the sale, renting, and or leasing of new or used vehicles, shall locate outdoor vehicle inventory and vehicles for display in excess of 10 vehicles behind any building façade line of the primary building that faces the public right of way. Vehicles for display shall be located within the display area as designated by any required permit or business license issued by the City. Areas designated for employee and customer parking shall not be used for vehicle inventory or display. Vertical automobile lifts located outdoors shall not be visible from the public right of way or residential uses within 1,000 feet of the establishment measured from the property line.

Outdoor vehicle inventory and display in excess of 10 vehicles located in front of the building façade line shall incorporate adequate screening from the view of the public right-of-way and nearby residential uses within 1,000 feet of the establishment measured from the property line, and shall be designed in compliance with Section 304 V. - Landscape Buffering and Screening for Automotive Uses. No building permit or business license shall be issued until the required landscaping plan has been submitted and approved.

2. Screening of Equipment and Supplies - Outdoor equipment and supplies including, but not limited to, tire-racks, waste barrels, air compressors, vehicle parts and accessories, and any items deemed similar, shall not be visible from public right-of-way and adjacent residential uses within 1,000 feet of the establishment measured from the property line.

3. Screening of Service Areas – Services related to major and minor repair automotive service uses, including automotive establishments offering ancillary major or minor repair services, shall be entirely contained within the building(s) and access points to the service bays shall not be oriented towards the public right-of-way and residential uses within 1,000 feet of the establishment measured from the property line.

4. Sign Regulations – Automotive Services, including the repair, sale, renting, distribution, and/or leasing of new or used vehicles, shall not EXHIBIT 6-A
incorporate promotional or manufactured retail signage, including banners, stickers, flags, for-sale signs, or similar types of signage on site or attached to vehicles stored or displayed on site, except as approved by a Temporary Banner Permit, Discretionary or Administrative Sign Permit, or Special Activities Permit. On-site signs advertising the business shall strictly adhere to the requirements of the San Clemente Municipal Code and adopted plans and policies.

5. Vehicle Washing Area – Indoor or outdoor vehicle washing areas, including but not limited to car wash bays or outdoor wash racks, and the general washing, cleaning, and/or waxing of automobiles by hand or with manually or automatically operated equipment, as a primary or ancillary use to an automotive service establishment, shall not be located visible or audible from any public street or residential property; and washing activity shall meet all applicable water quality regulations.

6. Parking Requirements – All parking standards and requirements shall be in accordance with Zoning Ordinance. For the purposes of determining required parking, Auto Delivery Centers and Electric Vehicle Dealerships shall be the same numerical requirement as Vehicle Dealerships.

7. Inoperable Vehicles and Junked Parts – No used or discarded automotive parts or equipment or permanently disabled, junked, or wrecked vehicles may be stored outside a building, unless permitted through the Site Plan Permit process established in the Zoning Ordinance.

8. Private Vehicle Storage – For Private Vehicle Storage uses, the parking or storage of automotive vehicles, boats, trailers, recreational vehicles, or similar vehicles, including off-site inventory for any automotive use, shall conform to the Zoning Ordinance. Further, such parked or stored vehicles shall not be visible from the public right-of-way or residential uses within 1,000 feet of the establishment measured from the property line and shall be screened so as not to be visible from any scenic corridor.

9. Minimum Operating Standards – In addition to operational standards and regulations listed in Zoning Ordinance sections 17.28.310, Vehicle Dealerships, Rental, and Sales; 17.28.320, Vehicle Service and Repair- EXHIBIT 6-A
Related Facilities; and 17.28.290, Service Stations, the following shall apply to all Automotive Service uses:
i. Vehicles for sale shall not be displayed outside of the display area as designated by the approved permit or required
business license.
ii. Auto dealers shall provide to all sales and service employees a map which designates areas for test driving. This map shall note that test driving in residential areas shall be strictly prohibited.
iii. The establishment shall provide, if applicable, a queuing area for vehicles awaiting service or pick-up to prevent parked or stored vehicles in any portion of the public right-of-way in the city. iv. Automotive servicing or repair is permitted as an accessory use for Vehicle Dealerships and Auto-Delivery Centers that offer maintenance and servicing of the type of vehicles sold on site. All auto repairs shall occur within an enclosed building. v. All uses shall operate so as not to generate vibration discernible without instruments by the average person while on or beyond the lot upon which the source is located or within an adjoining enclosed space if more than one
establishment occupies a structure. Vibration caused by motor vehicles, and temporary construction activities conducted pursuant to a building permit, are exempted from this
standard.
vi. All uses shall meet the air-quality standards of the South Coast Air Quality Management District (AQMD). In addition, all uses shall be operated so as not to emit particulate matter or air contaminants which are readily detectable without instruments by the average person while outside of, or within in the lot containing such uses.

EXHIBIT 6-A
Section 49. Rancho San Clemente Specific Plan, Section 505(II), Principal Uses Permitted, is amended to add Emergency Shelters as a permitted use.

Section 50. Rancho San Clemente Specific Plan, Section 505(IV, B), Temporary Uses and Structures Permitted, amended to read in its entirety as follows:

Outdoor festivals and similar events within public parks if approved by the City’s Beaches, Parks and Recreation Department.

Section 51. Rancho San Clemente Specific Plan, Section 505(V), Development Standards, is amended to add the following sentence at the end of the last paragraph:

Development standards applicable to Emergency Shelters are contained in the Zoning Ordinance.

Section 52. Rancho San Clemente Specific Plan, Section 506, Private Open Space Standards, is amended to read in its entirety as follows:

I. PURPOSE AND APPLICABILITY

1. Purpose - The purpose of this Section is to provide for the preservation of open space and of major ridgelines and their adjacent open areas which provides significant biological resources and visual resources, with limited recreation uses.

2. Applicability - This Section applies to all areas designated Private Open Space on Figure 2-1.

3. Standards Not Listed - Whenever a standard or regulation is not set forth in this Specific Plan, the Zoning Ordinance shall regulate. An index of Zoning Ordinance sections is listed in the Appendix A of this Specific Plan.

4. Land Uses Not Listed - In cases where it is not clear whether a proposed land use is permitted under this Section, the Planning Commission shall determine if the use is consistent with the Purpose set forth above and is either permitted as a principal, conditional, accessory, or temporary use, or is not permitted.

5. Site Plan Review - All projects regulated by this Section shall be subject to Site Plan Review in accordance with Section 601.

EXHIBIT 6-A
II. PRINCIPAL USES PERMITTED

1. Open Space.

2. Public Recreation Trails and Utilities.

3. Recreation Facilities (limited to the existing golf club, located at 200 Avenida La Pata, and tennis club, located at 111 Avenida Vista Montana).

4. Minor public utility projects initiated by Outside Agencies.

III. CONDITIONAL USES PERMITTED

1. Parks, athletic fields and recreation centers.

2. Agricultural uses that do not alter the natural topography of the site.

3. Major public utility projects initiated by Outside Agencies IV. ACCESSORY USES AND STRUCTURES PERMITTED

1. Structures incidental and accessory to permitted uses.

2. Other uses accessory and incidental to a permitted use as determined by the City Planner, such as the sale of food and beverages.

V. DEVELOPMENT STANDARDS
All structures and/or parking areas shall be set back a minimum of 30 feet from any street. All other development standards shall be determined through review of a Site Plan Permit and shall conform to Section 304 II.

Scenic Highways.

Section 53. Rancho San Clemente Specific Plan, Section 507(I, C), Standards Not Listed, is amended to clarify index of related Zoning Ordinance sections are provided in Appendix A.

Section 54. Rancho San Clemente Specific Plan, Section 601 (III), Concept Plan Required, is struck in its entirety, and following sections renumbered accordingly.

EXHIBIT 6-A
Section 55. Rancho San Clemente Specific Plan, Section 601 (V), Architectural Permits, is amended to read in its entirety as follows:

All applications for new and subsequent non-residential development within the Rancho San Clemente Specific Plan shall be subject to approval of an Architectural Permit in accordance with the Zoning Ordinance. The purpose of the Architectural Permit is to implement both the Design Guidelines in Chapter 3 of this Specific Plan, as well as the Purpose and Intent stated in the Architectural Permits Section of the Zoning Ordinance. The City may impose specific conditions on Architectural Permits in addition to the requirements of this Specific Plan. Applications for anything other than new development shall be reviewed and processed in accordance with the Zoning Ordinance requirements for Architectural Permits or Minor Architectural Permits as determined by the Zoning Ordinance.

Section 56. Rancho San Clemente Specific Plan, Section 601, Development Review Procedures, is amended to add Section 601 (VI), Minor Conditional Use Permits, and reads in its entirety as follows:

MINOR CONDITIONAL USE PERMITS
In addition to the general findings for approval of a Conditional Use Permit or Minor Conditional Use Permit per the Zoning Ordinance, Automotive Service uses requiring a Use Permit shall make the following findings prior to approval:
i. Vehicle inventory and display located outdoors, unless permitted by right, incorporate adequate view protection from the public right of way and nearby residential uses designed in accordance with Landscape Buffer and Screening design guidelines.
ii. Vehicle inventory associated with the business is stored on site unless permitted through an Off-site Parking Agreement approved in accordance with the Zoning Ordinance.

Section 56. Rancho San Clemente Specific Plan, Section 601(VII), Residential Growth Management, is amended to remove reference to Measure B as Chapter 38 of the Municipal Code.

Section 57. Rancho San Clemente Specific Plan, Chapter 7, Definitions, is amended to add definitions for Agricultural Uses and Automotive Service Uses, as follows:

Agricultural Uses shall mean farming, including all types of agriculture and EXHIBIT 6-A
horticulture, grazing, and small animal farms not including commercial kennels, poultry farms, or dairies. Cannabis growing operations are not considered an agricultural use.

Automotive Services shall mean the provision for consumers of the selling, leasing, renting, and major/minor maintenance repair care related to automotive and recreational vehicles. Automotive vehicles include petroleum powered vehicles, as well as fully-electric vehicles and petroleum-electric hybrid vehicles as pertaining to cars/trucks or similar freeway drive automobiles.
o “Electric Vehicle Dealership” means a vehicle dealership and automobile sales agency that only sells and/or distributes fully-electric vehicles on-site.

Fully-electric Vehicles are limited to those whose in-vehicle power source is completely reliant on recharging via connection/plug-in to some electrical source. Petroleum-electric hybrid vehicles and/or vehicles that employ hydrogen for automotive power are not considered fully-electric vehicles.

1. An Electric Vehicle Dealership may act as a stand-alone sales or distribution center for fully-electric vehicles, and/or in conjunction with Minor Repair services exclusively dedicated to fully-electric vehicles.

2. No manufacturing of fully-electric vehicles shall take place on-site at an Electric Vehicle Dealership. The sale or lease of used fully-electric vehicles will only be permitted in conjunction with the sale of new fully-electric vehicles on the same site.
o “Auto-Delivery Center” means a place of business primarily engaged in the sales or leasing of new pre-sold or new pre-ordered vehicles with no more than 10 vehicles on display outdoors at any given time and where the establishment may operate in conjunction with ancillary repair services. o “Vehicle Dealerships” means a place of business primarily engaged in the sales or leasing of new and/or used vehicles and may include ancillary rental, parts sales, and vehicle repair.
o "Vehicle Rental" means a place of business limited to an office use and engaged in renting vehicles.
o "Vehicle Sales" means a business, other than a vehicle dealership, engaged solely in buying, selling, and/or leasing used vehicles.

EXHIBIT 6-A
o "Major vehicle repair" means establishments which operate entirely indoors and provide major repair and maintenance related to motor vehicles and generate, treat, store, or dispose of hazardous waste materials as defined by the California Health and Safety Code.
o "Minor vehicle repair" means establishments which operate entirely indoors and provide minor routine care and maintenance related to motor vehicles.

Typical uses would include, but not be limited to, radiator, transmission, muffler, cooling system, and brake repair shops, tire stores and wheel adjustments, alignment shops, auto-body detailing shops, stereo installation, diagnosis and tune-up services, oil and lubrication services, auto glass repair and installation, automotive seat covers and re-upholstery, and electrical repair, such as battery charging, repair/replace starter, alternator, generator, rewiring of automobile components such as lights, gauges, and stereos.
o “Service Stations” means any premises where vehicle-related gasoline and other fuel products or services are sold, including car washes and/or light maintenance activities such as engine tune-ups, lubrication, minor repairs, and carburetor cleaning are conducted. This definition shall not include premises where heavy automobile maintenance activities such as engine overhauls, automobile painting, and body fender work are conducted. o “Car Wash” means a standalone commercial establishment providing the washing of automobiles where vehicles move along self-propelled mechanical wash racks, vehicles are washed by hand, or a self-service car wash service is provided. A garage, gas station, delivery center or vehicle rental, sales, or dealership, or similar automotive service, are not considered car washes.
o “Vehicle Parts Store” means retail sales of vehicle-related parts with no onsite installation of parts or other vehicle services. o “Private Vehicle Storage” means the parking or storage of automotive vehicles, boats, trailers, recreational vehicles, or similar vehicles, including off-site inventory for automotive service uses where on-site customer engagement does not occur, and where vehicle inventory or storage located outside is not visible from the public right of way or residential uses.

EXHIBIT 6-A
o “Vehicle Display Area” designated outdoor area of a property operating as an automotive service establishment where vehicles are displayed and the location of such area is approved through any necessary permitting or licensing process.

Section 57. Rancho San Clemente Specific Plan, Chapter 7, Definitions, is amended to remove reference to mixed use zoning districts and standards, remove reference to Chapter 38 and Chapter 39 of the Municipal Code for definition pertaining to Growth Management Program, remove definition for Large Family Day Care Home, and rename definition for Light Manufacturing Uses to Light Industrial Uses.

Section 58. Rancho San Clemente Specific Plan is amended to strike Appendix D, Current Resolution of Approval for Plaza Pacifica Project, in its entirety.

EXHIBIT 6-B
Specific Plan Amendment 21-229
Marblehead Inland Specific Plan
Section 1. Marblehead Inland Specific Plan, Title Page (page 1), is amended to remove history of Specific Plan amendments and rename title of the document from “Summary of Marblehead Inland Master Specific Plan” to “Marblehead Inland Specific Plan” with references to the title throughout the document changed accordingly.

Section 2. Marblehead Inland Specific Plan is amended to modify the header of every page to read “Marblehead Inland Specific Plan”.

Section 4. Marblehead Inland Specific Plan, second and third pages of document, are amended to include history of Specific Plan amendments to date and remove reference to original consultant, “The Lusk Company”.

Section 5. Marblehead Inland Specific Plan, Introduction, is amended to read in its entirety as follows:

In 1979, the City of San Clemente approved the development plan for Marblehead Inland with a zoning designation of O-S (PRD), in conformance with Sections 17.44, Open-Space Zones and Standards, and 17.56.040, Planned Residential District (PRD) of the San Clemente Zoning Ordinance.

In June 1981, the San Clemente City Council certified a Supplemental Environmental Impact Report for proposed Tract Map no. 10687. This allowed the construction of the 192 "affordable" multi-family unit project known as Lanesboro, which was approved by the City of San Clemente as a density bonus (Condition of Approval No. 38 of the Tentative Tract 8818). These units are included in the total unit count but not the density calculations.

In 1984, The Lusk Company revised certain portions of the approved Specific Plan, in accordance with the requirements and procedures set forth in the PRD regulations. The revised Marblehead Specific Plan was approved by the City of San Clemente in 1984, and is included as Page4 of this booklet. Upon approval of the Marblehead Inland Planned Community, all revised land uses were designated O-S (PRD) with the exception of the institutional use site (church site) and perimeter open space that was designated O-S only. It should be noted that PRD requirements, including the contents of Master Plans and Specific Plans, differ from the requirements of the Planned Residential District (PRD) outlined in the General Plan and Zoning Code.

The approved Marblehead Specific Plan provides for 1335 dwelling units, based upon an overall base density of 1.5 dwelling units per acre over the total project area of 762 acres plus a density bonus of 192 dwelling units for affordable housing.

EXHIBIT 6-B
Following is a summary of approval and construction dates for the various developments in Marblehead Inland:

Section 6. Marblehead Inland Specific Plan, Table of Contents, is amended to read in its entirety as follows:

Section 7. Marblehead Inland Specific Plan, Exhibit A, Existing Master Plan, is amended to provide a higher-quality image for clarity to existing conditions, with no changes to locations and boundaries of Planning Areas as follows:

EXHIBIT 6-B
Section 8. Marblehead Inland Specific Plan, Exhibit C, Summary of Development Standards, is amended to clarify development standards for all Public and Open Space Zoning Districts shall refer to the Zoning Ordinance as read below:

Public Zones: Refer to SCMC Chapter 17.48, Public Zones and Standards, for general development standards and permitted uses pertaining to parcels with public zoning designations.

If development standards and uses are not specifically addressed in the Zoning Ordinance, Municipal Code Section 17.04.040 governs.

Open Space: Refer to SCMC Chapter 17.44, Open-space Zones and Standards, for general development standards and permitted uses pertaining to parcels with public zoning designations.

If development standards and uses are not specifically addressed in the Zoning Ordinance, Municipal Code Section 17.04.040 governs.

Section 9. Marblehead Inland Specific Plan, Exhibit C, Summary of Development Standards, is amended to include footnote #15 for “Front Yard (Maximum Height)” in Institutional zones concerning walls, hedges, and fences, as read below:
(15) The maximum heights of walls, hedges, and fences within the approximately

5.6-acre portion of the Institutional Site designated as Parcel 1 in Parcel Map No.

EXHIBIT 6-B
84-827 shall be determined as part of the Site Plan review process.

Section 9. Marblehead Inland Specific Plan, Exhibit B, Summary of Existing and Proposed Land Uses, is amended to provide continuity with Exhibit A, Existing Master Land Use Plan as follows:

Section 10. Marblehead Inland Specific Plan, Section, General Development Standards, concerning fences, walls, and hedges, is amended to clarify that height restrictions limiting fences, walls, and hedges in side and rear yards are in direct reference to development standards provided in the City’s Zoning Ordinance, and reads as follows:
 Per the City’s Zoning Ordinance, fences, walls and hedgesshall not exceed six (6) feet in height in side and rear yards. See Exhibit "C", page 6, for further restrictions on fences, walls and hedges in front yards.

Section 11. Marblehead Inland Specific Plan is amended to enhance the quality of table on page 21 titled “Marblehead Inland” which provides details on the number of acres and dwelling units, and housing types for each planning area.

EXHIBIT 6-C
Specific Plan Amendment 21-229
Talega Specific Plan
Section 1. Talega Specific Plan, Table of Contents, is amended as follows with the amended sections, figures, and appendices adjusted throughout the document to match:
 Rename Section 208, “Mixed Use” as “Village Center”
 Rename Figure 2-1, “Community Vision” as “Focus Area”  Remove Section 506, Institutional Land Use Standards
 Remove Section 507, Golf Course Standards
 Remove Section 508, Institutional Land Use Standards
 Description of Appendices A and C are amended as follows:

A. Amended and Restated Development Agreement for Talega Property by and among the City of San Clemente and Talega Associates, LLC.

C. Joint Powers Agreement Creating the Talega Joint Planning Authority (JPAT) Note: The JPAT has since dissolved following the annexation of unincorporated areas of Talega)
Section 2. The following sections of the Talega Specific Plan are amended to remove and/or clarify information pertaining to the dissolved Talega Joint Planning Authority (JPAT) as follows:
 Section 101, Purpose of the Specific Plan, is amended to remove the following sentence from the first paragraph:

A Joint Planning Authority, consisting of a Board made up of three City Council appointed members and two County Supervisor appointed members and a Planning Commission made up of two City appointed staff members, two County appointed members and one member appointed by the Orange County Fire Authority (OCFA), was formed to govern administrative processes such as future discretionary entitlements, technical plan checks and technical inspections, and to administer the entitlement process for the unincorporated portion of the project.
 Last two paragraphs of Section 106 (A), City of San Clemente, is amended to read as follows:

On December 12, 2001 the City Council of San Clemente adopted Resolution No. 01-76 approving the third Talega Specific Plan Amendment (SPA 98-05), the General Plan Amendment (GPA 98-05) and the Park and Recreation Master Plan Amendment. On December 17, 2001 the Board of Directors of the Talega Joint Planning Authority (JPAT) adopted Resolution JPAT 01-05 approving the Talega Specific Plan Amendment (SPA 98-05) and General Plan Amendment (GPA 98-05). Both Resolutions were adopted under the provision that minor modifications to the Talega Specific Plan Amendment No. 3 be made.

The JPAT has since dissolved, but continues to be referenced throughout the Specific Plan EXHIBIT 6-C
document for historical context regarding amendments to the Specific Plan approved by the City in the past.

In 2022, The City Council approved Specific Plan Amendments (SPA 21-229) to achieve consistency with the Centennial General Plan. Specific Plan Amendment 21-229 also incorporated into the document the General Plan Focus Area for the Business Park and adopted development standards and regulations for permitted and conditionally permitted automotive service uses to address auto-related goals and policies in the Centennial General Plan.  Last sentence of Section 106 (B), County of Orange, is amended to read as follows:

A fifth Feature Plan Amendment was approved on June 15, 2000 to eliminate the Health Care designation for Planning Area 91 and to adjust the boundary of Planning Area 86 to include Planning Areas 91 and 85.
 Section 106 (C), Talega Joint Planning Authority, is amended to read in its entirety as follows:

The Talega Joint Planning Authority (JPAT) was formed in 1999 by the San Clemente City Council and the County of Orange Board of Supervisors to establish a planning and permitting body to govern the annexation of the unincorporated County portion of the Talega property into the City of San Clemente. After annexation of the unincorporated County portion of Talega, the JPAT dissolved, but continues to be referenced throughout the Specific Plan document for historical context regarding amendments to the Specific Plan approved by the City in the past. As of January 1, 2002, 442.8 acres of the Talega Specific Plan area have been annexed to the City. On December 17, 2001, the City Council approved the Talega Specific Plan Amendment (SPA 98-05) and General Plan Amendment (GPA 98-05).  Second sentence of Section 408, Conditions of Approval for Future Entitlements, is amended to read as follows:

On December 17, 2001 the Board of Directors of the City Council adopted Resolution No.

JPAT 01-05 approving the General Plan Amendment (GPA 98-05) and Talega Specific Plan Amendment (SPA 98-05).
 Section 408 (A, 1), Conditions Per SPA 98-05, is amended to read in its entirety as follows:

The effective date of the Talega Specific Plan shall be no earlier than the effective date of the City Council ordinance adopting the Amended and Restated Development Agreement for Talega Property by and Among theCity of San ClementeTalega Associates, LLC.
 Section 408 (A, 4), Conditions Per SPA 98-05, is amended to remove “or the Talega Joint Planning Authority” from the first sentence of the section.  Section 501, General Applicability, is amended to replace “Talega Joint Planning Authority” with “City”.

EXHIBIT 6-C
 Section 601, General Applicability, is amended to replace “Talega Joint Planning Authority” with “City of San Clemente”.
 Section 602(F), Design Review, is amended to remove the last sentence of the first paragraph that reads “Projects within the Talega Joint Planning Authority are not subject to the City’s Design Review Subcommittee.”
 Section 602(I), Signs, is amended to remove “Talega Joint Planning Authority and” from the first sentence of the third paragraph.
 Chapter 7, Definitions, is amended to rewrite definition for “Talega Amended and Restated Development Agreement” as follows:
“Talega Amended and Restated Development Agreement” shall mean the approved Development Agreement (December 12, 2001) for the Talega property executed by and among the City of San Clemente and Talega Associates, LLC, which superseded the original Development Agreement approved on October 2, 1998 by Ordinance No. 1209, and may be amended from time to time.

Section 3. Talega Specific Plan, Section 107 (A), General Plan, is amended to read in its entirety as follows:

As shown on Figure 1-4, the Talega Specific Plan area includes land use designations for residential, business park, commercial, recreational, and open space land uses. The General Plan designations for Talega are as follows:

RL: Residential Low
RML: Residential Medium Low
RM: Residential Medium
RH: Residential High
LI: Light Industrial
NC1.2: Neighborhood Commercial
NC1.3: Neighborhood Commercial
OSR: Open Space Reserve
OS1: Public Open Space
OS2: Private Open Space
Section 4. Talega Specific Plan, Section 106(A), City of San Clemente, is amended to include a paragraph at the end of the section that reads in its entirety as follows:

In 2022, The City Council of San Clemente approved amendments to the Specific Plan (SPA 21-229). The 2021 Specific Plan Amendments addressed amendments made to the General Plan in 2014 and 2015 (GPA 13-043, GPA 15-049) that changed land use designations in the Talega Specific Plan. The 2021 Specific Plan Amendment also incorporated into the document the General Plan Focus Area for the Business Park and adopted development standards and regulations for permitted and conditionally permitted automotive service uses to address auto-related goals and policies in the Centennial General Plan.

EXHIBIT 6-C
Section 5. Talega Specific Plan, Section 107, General Plan and Zoning, is amended in its entirety to read as follows:
107 GENERAL PLAN AND ZONING
A. General Plan
Concurrent with this Specific Plan, General Plan Amendments were adopted by the City of San Clemente City Council in 2014 and 2015 (GPA 13-043, GPA 15-049). Adoption of the amendment reconfigured the General Plan land use designations for the Talega project area. As shown on Figure 1-4, the Talega Specific Plan area is designated as a mixed use development consisting of residential, business park, commercial, recreational, and open space land uses. The General Plan designations for Talega, as adopted concurrently with the adoption of this Specific Plan, are as follows:

RL: Residential Low
RML: Residential Medium Low
RM: Residential Medium
RH: Residential High
LI: Light Industrial
NC1.2: Neighborhood Commercial
NC1.3: Neighborhood Commercial
OSR: Open Space Reserve
OS1: Public Open Space
OS2: Private Open Space
P: Public
Section 5. Talega Specific Plan, Figure 1-4, General Plan Land Use Element, is amended to provide a higher-quality map for clarity on geographic location of land uses in respect to existing parcels and address the following inconsistencies with current land uses identified in the Centennial General Plan:
 Land use area identified as Schools (S) located westward of Avenida Talega amended to Public (P).
 Land use area identified as Neighborhood Commercial (C) located at the far east end of Avenida Pico near the City border amended to Private Open Space (OS2).
 All land use areas identified as Privately Owned Open Space (OS3) amended to Private Open Space (OS2).
 Land use areas in Talega Village Center identified as Mixed Use (MU) amended to Residential Medium Low (RML) and Neighborhood Commercial (NC 1.3).  Land use area identified as Neighborhood Commercial (NC) at the corner of Avenida Pico and Avenida La Pata amended to Neighborhood Commercial (NC1.2).
 Land use areas identified as Industrial (I2) amended to Light Industrial (LI):

EXHIBIT 6-C
 West border of Talega Specific Plan amended to follow the established City border as intended with annexation of unincorporated portion of the Specific Plan area:
 Figure 1-4, General Land Use Element, to be published as shown below:

EXHIBIT 6-C
EXHIBIT 6-C
Section 6. Talega Specific Plan, Section 201, Community Vision, is retitled as “Planning Concepts” and amended in its entirety to read as follows:
201 PLANNING CONCEPTS
A. Planning Vision
Prior to the development of a land use plan for Talega, a community vision was established through a collective effort between the property owner, City of San Clemente staff, County of Orange staff, technical consultants and others, as illustrated in Figure 2-1. The vision establishes a main activity node or Village Center near the entrance of the project to serve as a gathering place for residents of and visitors to the community. This central activity node includes a vibrant mix of uses, including opportunities for housing, shopping, recreating, and the conduct of business. The activity node is easily accessible by vehicle and connected to the community by a network of sidewalks, trails and bikeways. Recreational or open space uses radiate out from the Village Center, with view corridors provided to these areas from the project’s roadways. The concept also envisions residential housing densities generally decreasing with distance from the activity node, with enclaves of higher density uses occurring along the edges of the recreation corridors and along major streets and transportation facilities.

Lastly, a substantial area of natural open space, protected by a conservation easement that was dedicated to the Rancho Mission Viejo Land Conservancy (RMVLC), is located in the northeastern portion of the property. For the purpose of reference within this Specific Plan, the RMVLC-owned property is called the Talega Reserve. The previous owners of Talega, Arvida/JMB Partners, L.P.- II, paid $11 million to the Rancho Mission Viejo Company to encumber the Talega Reserve with a conservation easement. This community vision forms the basis for the development of a land use plan for the Talega Specific Plan area.

Business Park Focus Area
In the process of preparing the Centennial General Plan, the community identified the Talega Business Park as one of eight key Focus Areas with distinct goals and policies based on a vision defined in the General Plan. The location of the Talega Focus Area is illustrated in Figure 2-1, Community Vision, below. The Centennial General Plan establishes a goal for the Talega Focus Area to:
“Maintain and promote the… Talega Business Park as a premier office and industrial location for start-up businesses, expanding businesses, and for businesses relocating to San Clemente.” B. Planning Concept
The Specific Plan implements the vision in subsection 201.A (Planning Vision) above, in addition to policies in the General Plan. The intended policies (planning concepts) are listed below:

1. Priorities.

Pursuant to the Economic Development Strategy, we assign a high priority to those initiatives, investments, and development approvals that contribute to our vision of the Talega Business Park as a premier office and industrial employment center that EXHIBIT 6-C
capitalizes on San Clemente’s access to the Orange County and San Diego County markets (General Plan Policy LU-8.01).

2. Vehicle Sales and Services.

We permit vehicle sales and services in the Talega Business Park consistent with the Talega Specific Plan (General Plan Policy LU-8.02).

3. Existing Businesses and Property Owners.

We periodically survey property owners and businesses to understand and plan for their needs so that businesses can remain and flourish in San Clemente (General Plan Policy LU-8.03).

4. Partnerships.

We collaborate with the Rancho San Clemente Business Park Association, Talega Merchants Association, San Clemente Chamber of Commerce, other business groups, and the Orange County Workforce Investment Board to implement the General Plan and Specific Plan, to respond to changing property owner, business owner and workforce needs, and to help ensure the long-term success of the Business Park (General Plan Policy LU-8.04).

5. Development Monitoring and Maintenance.

We monitor development to ensure anticipated Business Park buildout and infrastructure capacities are not exceeded (General Plan Policy LU-8.05).

6. Bike and Pedestrian Environment.

We provide a high quality bicycle and pedestrian environment with “living street” designs, consistent landscaping, lighting, sidewalks, traffic calming measures, bikeways and trails, consistent with the Bicycle and Pedestrian Master Plan, Tree Ordinance and Design Guidelines (General Plan Policy LU-8.06).

Section 7. Talega Specific Plan, Figure 2-1, Community Vision, is replaced with Figure 2-1, Business Park Focus Area, as shown below:

EXHIBIT 6-C
EXHIBIT 6-C
Section 8. Talega Specific Plan, Section 202, Land Use Plan Overview, is amended in its entirety as follows:
202 LAND USE PLAN OVERVIEW
The Specific Plan Master Land Use Plan provides for a mix of residential, recreational, school, business park, neighborhood commercial, and open space land uses for the 3,510-acre Talega property. The Specific Plan Master Land Use Plan is illustrated on Figure 2-2 and depicts the locations of the various development areas, the designated land uses, open space areas, and major roadways.

Section 9. Talega Specific Plan, Figure 2-2, Master Land Use Plan, is amended to provide higher quality map with correct zoning districts as shown below:

EXHIBIT 6-C
EXHIBIT 6-C
Section 10. Talega Specific Plan, Section 203, Villages and Planning Areas, is amended to remove the word “golf course” from the first paragraph and “(2,317.8 acres consisting of 887.3 acres in the City and 1,430.5 acres in the sphere-of-influence) “77” from subsection 3 of the same section.

Section 11. Talega Specific Plan, Section 203, Table 2-1, Land Use Plan Statistical Summary, is amended to read in its entirety as follows:

Table 2-1

LAND USE PLAN STATISTICAL SUMMARY
(Note: gross acreages are approximate and will be more precisely defined during the Area Plan process) Land Use
City of
San
Clemente
Sphere of
Influence
Talega
Project Total
R
E
S
I
S
E
D
T
I
A
L
RL Residential Low 262.5 22.8 285.3
RML Residential Low-Medium 252.3 143.1 395.4
RM Residential Medium 109.1 168.9 278
RH Residential High 0.0 5.8 5.8
Residential Subtotal 623.9 340.6 964.5
B
U
S
I
N
E
S
S
NC Neighborhood Commercial 13.0a 10.9 23.9
BP Business Park 16.9 50.9 67.8
Commercial/Business Subtotal 29.9 61.8 91.7
P Public/Private Parks and
Schools

44.1b,d 20.2b,d 64.3b
RP Regional Park 5.9 8.2 14.1
School/Park Subtotal 50 28.4 78.4
O S
P P
E A
N C
E
OS Open Space 662.3a 426.5 1088.8
OSR Talega Reserve 175.0 997.0 1,172.0
Open Space Subtotal 837.3 1,423.5 2,260.8
R
O
A
D
S
RD Major Roads 62.9 51.7 114.6
Roads Subtotal 62.9 73.1 136.0
Project Totals 1,604.0 1,906.0 3,510.0
EXHIBIT 6-C
Section 12. Talega Specific Plan, Section 204(A), Residential Land Use Description, is amended to reduce the number of density categories from “five” to “four” and remove “medium high density” from the first sentence of the second paragraph.

Section 13. Talega Specific Plan, Table 2-3A, Residential Land Use Summary, is amended to read in its entirety as follows:

Table 2-3A

RESIDENTIAL LAND USE SUMMARY
(Note: gross acreages and dwelling unit allocations among density categories are approximate and will be more precisely defined during the Area Plan process) Residential Designation
Maximum
Density
(units per gross acre)
Acres Dwelling Units
City
Sphere of
Influence City
Sphere of
Influence
RL Residential Low 4.5 du/ac 262.5 22.8 894 79
RML Residential Low Medium 7 du/ac 252.3 143.1 987 525
RM Residential Medium 15 du/ac 109.1 168.9 808 1,097
RH Residential High 24 du/ac 0 5.8 0 110
Subtotals 623.9 340.6 2,689 1,811
TOTALS 964.5 4,500
Section 14. Talega Specific Plan, Table 2-3B, Distribution of Housing, is amended to read in its entirety as follows:

Table 2-3B

DISTRIBUTION OF HOUSING
Residential Designation Total Acreage
% of Total
Residential
Acreage
Total
Maximum
Dwelling
Units
% of Total
Dwelling Units
RL Residential Low 285.3 29% 973 22%
RML Residential Low Medium 395.4 41% 12 34%
RM Residential Medium 278 29% 1,905 42%
RH Residential High 5.8 1% 110 2%
TOTALS 964.5 100% 4,500 100%
Section 15. Talega Specific Table 2-2, Master Land Use, is amended for consistency with existing village center and planning area statistics in regards to number of total acres per planning area provided in Table 2-1, Land Use Plan Statistical Summary, and the allowed density for each zone when calculating maximum dwelling units.

Section 16. Talega Specific Plan, Section 204(B), Density Transfers, is amended to replace “2,317.8” with “2,339.2”, and replace the last sentence in the first paragraph with the following:

Medium Low density areas shall not exceed 4.5 du/ac; Low Medium density areas shall not exceed 7.0 du/ac; Medium density areas shall not exceed 15.0 du/ac; and High density areas EXHIBIT 6-C
shall not exceed 24.0 du/ac.

Section 17. Talega Specific Plan, Section 205, Affordable Housing Program, is amended to remove the following sentence:

Groundbreaking for Phase 1 is expected to take place in the fall of 2001 and take approximately one year.

Section 18. Talega Specific Plan, Table 2-4, Business Park/Commercial Land Use Summary, is amended to replace “Commercial” with “Neighborhood Commercial”.

Section 19. Talega Specific Plan, Section 207, Village Center, is amended to remove “mixed use” from section title and replace “commercial” with “neighborhood commercial”.

Section 20. Talega Specific Plan, Section 208, Public Facilities and Open Space, is amended to replace “2,317.8” with “2,339.2”.

Section 21. Talega Specific Plan, Section 208(A, 1), Elementary School, is amended to add “of publicly owned land” after “15.0 acres” in the second sentence of the first paragraph.

Section 22. Talega Specific Plan, Table 2-5, Public Facilities and Open Space Land Use Summary, is amended to read in its entirety as follows:

Table 2-5
Public Facilities and Open Space Land Use Summary
(Note: gross acreages are approximate and will be more precisely defined during the Area Plan process) Land Use Designation City
Sphere of
Influence Totals
Public Facilities
P Public/Private Parks, Schoolsa44.1a,c 20.2a,c 64.3a
RP Regional Park 5.9 8.2 14.1
Subtotal 50.0 28.4 78.4
Open Space
OS1&2 Open Space 662.3b426.5 1,088.8
OSR Talega Reserve 175.0 997.0 1,172.0
Subtotal 837.3 1,402.1 2,239.3
Total 887.3 1,430.5 2,317.8
a. Approximately 21.5 acres will be designated for public parks. The remaining acreage will be used for private recreation facilities.
b. Approximately 46.3 acres of golf course and approximately 53.9 acres of open space are designated for the Village Center.
c. Planning Area G-11 (Private Recreation Park) has 3.0 acres in the City and 5.0 acres in the sphere-of-influence.

EXHIBIT 6-C
Section 23. Talega Specific Plan, Section 208(C), Open Space, is amended to replace the first sentence with the following:

This Talega Specific Plan provides for approximately 1088.8 acres of open space, and 1,172.0 acres of open space reserve (Talega Reserve)..

Section 24. Talega Specific Plan, Section 208(C, 2), Open Space, is amended to replace “1,839.7” with “1,088.8” in two separate sentences of the first paragraph.

Section 25. Talega Specific Plan, Section 209(B, 3), is amended to replace “2,317.8” with “2,339.2”.

Section 26. Talega Specific Plan, Section 303(B), Mixed Use Development, is amended to rename the section to “Talega Village Center”, and the first three paragraphs are amended to read in its entirety as follows:

These design guidelines have been prepared to establish a guiding framework for development in the Talega Village Center. The Village Center will integrate five primary uses into a coherent, pedestrian-oriented development. Primary land uses include, residential housing, neighborhood commercial, public use area and open space. These uses will be brought together in a way that supports walking and creates an attractive and lively focus for the Talega community.

The Village Center land use plan shall incorporate land use patterns and street connections in a manner that is consistent with the goals and policies of the City of San Clemente’s Urban Design Element. The Area Plan prepared for Village H will provide additional detail regarding the arrangement of land uses within the Village Center. Subsequent site plans and tentative tract maps for the Talega Village Center will address more detailed aspects of the Village Center design, such as building orientation, parking configurations, architectural treatments, recreation amenities, etc. These elements of the Village Center design will contribute to the ultimate success of achieving development within an area consisting of a variety of land uses that follows the principles of the City’s Urban Design Element.

The following design guidelines have been established for the Village Center. Each guideline is not required to be met, provided mixed-use, pedestrian-friendly design concepts are achieved. The following guidelines are intended to foster a development pattern that maintains a human-scale, makes for a vibrant community, promotes walking, and creates a friendly streetscape.

Section 27. Talega Specific Plan, Section 303, Site Design Guidelines, is amended to add Section 303(D), Business Park Development, and reads in its entirety as follows:

D. Business Park Development

1. Pedestrian Orientation - The siting of buildings around common pedestrian walkways is encouraged. Pedestrian walkways should be provided connecting individual buildings.

EXHIBIT 6-C

2. Outdoor Lighting - Parking lot and outdoor lighting should be the minimum needed to accommodate safety and security, while minimizing impacts on surrounding residential areas. Lighting of any facility should be oriented away and shielded from neighboring residential properties. In addition, the lighting should not be excessively intense so as to impact neighboring properties nor passing traffic on adjacent streets. Decorative fixtures with shields to direct light downward should be used for overhead lighting. Bollard or other low-height lighting should be used whenever possible for pedestrian areas. Light fixture design should be consistent with the character of the project.

3. Project Identification Signs- Projects should be identified by low-level monument signing in order to provide business center identification. Such signs may include logos and should be harmonious in scale, form, materials, and colors with project buildings, walls, and other structures. Signs must comply with the Sign Ordinance.

4. Variations in Building Footprint - Building footprints should be designed with variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create visual interest and give a sense of small scale.

5. Parking Lot Regulations
a. Parking Lot Buffering – There should be a buffer area of at least five (5) feet between buildings and parking areas or driveways in order to avoid placing paved vehicular areas next to building walls. Except where there are walkways, this buffer area should be landscaped. Parking and circulation areas should be screened from the street by landscaping and berming.
b. Vehicle Inventory and Display – Automotive Service uses should locate outdoor vehicle inventory and vehicles for display in excess of 10 behind any building façade line of the primary building that faces the public right of way or when in view of residential uses. Automotive Service uses providing outdoor vehicle inventory or display in front of the building façade line in excess of 10 are subject to the Landscape Guidelines set forth in Section 304 E - Landscape Buffering and Screening for Automotive Uses.

6. Screening of Service Areas - Service and storage areas and trash enclosures should be screened from public view by means of walls and landscaping. Automotive Service uses should adequately screen from public view outdoor equipment and supplies including but not limited to tire-racks, waste barrels, air compressors, vehicle parts and accessories, or similar items.

Section 28. Talega Specific Plan, Section 304, Landscape Guidelines, is amended to add Section 304(E), Landscape Buffering and Screening for Automotive Uses, and reads in its entirety as follows:

E. Landscape Buffering and Screening for Automotive Uses Automotive Service uses requiring the screening of on-site vehicle inventory and display are subject to Landscape Guidelines set forth in Chapter 304 in addition to the landscape guidelines provided below. Commercial and industrial uses in the Business Park are predominantly prohibited from operating outdoors. To accommodate the general nature of automotive uses’ EXHIBIT 6-C
outdoor operations, while ensuring the continuity of high-quality design along public streets, additional landscape buffering and screening is required.

1. Intent of Landscape Screening – Additional landscaping required for Automotive Service uses should provide adequate screening of vehicles displayed outdoors so as to soften the appearance of the outdoor use from the perspective of the public right-ofway without creating a harsh or uninviting appearance caused by a long expanse of tall, unlandscaped walls and fences.

2. Location of Required Screening – All planting, berming, fencing and/or walls required for screening should be installed within the established 20-foot front yard landscaped buffer area and street-facing side-yard setback area along the perimeter of the vehicle inventory and display area. However, at the discretion of the approving authority, all or a portion of the required screening may be placed outside of the required landscape buffer area where, because of topographical or other physical constraints, such alternative location provides the most effective screening. All landscaping installed shall be aesthetically located to maximize buffering to any adjoining uses.

3. Boundary Landscaping Within Property - Boundary landscaping should be installed to create a hedge type buffer screen along all parking lots and vehicle display areas with one tree at least 15 gallons in size at planting time for every 15 lineal feet on average. All tree selection should be drought tolerant and Evergreen/non-fruit bearing.

4. Landscape Coverage – The project should implement a wall, fence, or a continuous opaque barrier of dense vegetation with at least seventy percent (70%) opacity so as to form a continuous visual screen at a height of 3.5 feet measured from the elevation at the established curb. Where sloping topography within the landscape area has a rise equal to or greater than 3.5 feet as measured from the elevation at the established curb, a continuous visual screen is not required.

5. Walls and Fences – Walls or fences located within the required 20-foot front yard landscape area should be no greater than 3.5 feet in height, appear solid with no visible gaps. and match the architectural style of the building on site. At least seventy percent (70%) of the street side of a screening wall or fence should be landscaped with plant materials at least equal to the fence/wall height. Plant material fences are preferred for aesthetic quality rather than masonry walls and fences.

6. Plant Arrangement – Landscape screen plant material, other than trees, should be no less than five gallons in size with staggered placement and provide two (2) or more rows and be arranged to lessen the visual gaps between trees. Plants may be grouped, clustered, or unevenly spaced to prevent the creation of an unnatural appearance in the landscape. Drought tolerant plants suitable to San Clemente’s soil should be implemented within the landscape design plans and accompanied with the required site specific agronomic soil report and recommendations.

Section 29. Talega Specific Plan, Figure 3-6, Conceptual Master Landscape Plan, is amended to show correct open space areas consistent with General Plan land uses.

EXHIBIT 6-C
Section 30. Talega Specific Plan, Figure 4-1, Phasing Plan, is amended to remove the legend from the figure that depicts General Plan Land Uses.

Section 31. Talega Specific Plan, Section 502(C), Conditional Uses Permitted, is amended to remove references to “Medium High Density”. References to the aforementioned figures, tables, and appendices are adjusted throughout the document to match.

Section 32. Talega Specific Plan, Section 502(A), Purpose and Applicability, is amended and reads in its entirety as follows:

A. Purpose and Applicability

1. Purpose - The residential standards are established to accommodate detached and attached residential development. The maximum number of dwelling units shall not exceed 2,689 in the City portion of the Talega project, unless a density transfer is approved between the City and sphere-of-influence portions of the Specific Plan area.

In total, the maximum number of dwelling units in the City and sphere-of-influence portions of Talega shall not exceed 4,500. The maximum density permitted in each residential category is as follows:

Zoning District: D.U.s per Gross Acre D.U.s per Net Acre Residential Low (RL) 4.5 7.0
Residential Medium Low (RML) 7.0 10.0
Residential Medium (RM) 15.0 24.0
Residential High (RH) 24.0 36.0

2. Applicability - This Section applies to all designated residential areas (see Figure 2-2 and Table 2-2).

3. Standards Not Listed - Development will be regulated by applicable sections of the City of San Clemente Zoning Code.

4. Land Uses Not Listed - In cases where it is not clear whether a proposed land use is permitted under this Section, refer to the Zoning Ordinance. If also not specifically addressed in the Zoning Ordinance, San Clemente Municipal Code Section (SCMC) 17.04.040 governs.

5. Site Plan Review - All projects regulated by this Section shall be subject to site plan review in accordance with Section 601-G.

6. Design Guidelines - All development under this Section shall also be subject to the Design Guidelines set forth in Chapter 3.

Section 33. Talega Specific Plan, Section 502(B), Principal Uses Permitted, is amended to replace Section 502(B, 1, c) in its entirety with “Child-day care centers”.

Section 34. Talega Specific Plan, Section 502(B, 4), Medium High Density EXHIBIT 6-C
Planning Areas, is amended to be removed in its entirety with following subsections renumbered to adjust to the change.

Section 35. Talega Specific Plan, Section 502(C, 1), Low Density and Low Medium Density Planning Areas, is retitled to read as “Low Density and Medium Low Density Planning areas”.

Section 36. Talega Specific Plan, Section 502(C, 2), Medium Density and Medium High Density, is retitled to read as “Medium Density”.

Section 37. Talega Specific Plan, Section 502(C, 3, a), High Density, is amended to read in its entirety as follows:

All conditional uses permitted in Low density, Low Medium density, and Medium density.

Section 38. Talega Specific Plan, Section 502(F), Development Standards for Conventional Subdivisions, is amended to correct “Paragraph E” to “Paragraph F”.

Section 39. Talega Specific Plan, Section 502(F, 2, a), Main Building, is amended to refer to High density zones rather than Medium High density zones.

Section 40. Talega Specific Plan, Section 502(F, 4), Minimum Lot Standards, is amended to adjust development standards , and reads in its entirety as follows:

4. Minimum Lot Standards
Standard
Low
Density
Medium Low
Density
(SFR/Duplex)
Medium
Density
High
Density
a. Minimum
Lot Area: 6,000 sq. ft. 6,000/9,000 sq. ft. 6,000 sq. ft. N/A b. Lot Width: 60 ft. 60/70 ft. 60 ft. 60 ft.
c. Lot Depth: 100 ft. 60 ft. 60 ft. 60 ft.

Section 41. Talega Specific Plan, Section 502(F, 5, d), Medium High Density, is amended to be struck in its entirety and subsequent sections renumbered to adjust to the change.

Section 42. Talega Specific Plan, Section 502(F, 12), Recreation Vehicle Storage, is retitled as “Private Vehicle Storage”.

Section 43. Talega Specific Plan, Section 502(G, 5), Maximum Height of Main Building, is amended to remove “and medium high” from section sentence.

Section 44. Talega Specific Plan, Section 502(G, 7), Usable Open Area, removes reference to Medium High Density, and renames the” L” density to “RL”, the “LM” density to “RML”, the “M” density to “RM”, and the “H” density to “RH”.

EXHIBIT 6-C
Section 45. Talega Specific Plan, Section 502(G, 14), Recreation Vehicle Storage, is renamed to “Private Vehicle Storage”.

Section 46. Talega Specific Plan, Section 503(C), Conditional Uses Permitted, is amended to remove uses 3, 4, 5, and 22.

Section 47. Talega Specific Plan, Section 503, Business Park Land Use Standards, is amended to add Section 503(D), Automotive Service Uses Permitted, adjusts the numbering to subsequent sections, and reads in its entirety as follows:

D. Automotive Service Uses Permitted
Automotive Services Business
Park
Vehicle Rentals, Sales, and Dealerships:
a. Outdoor 10 or fewer vehicles P
b. Outdoor more than 10 vehicles MCUP
Electric Vehicle Dealership:
a. Outdoor 30 or fewer vehicles P
b. Outdoor more than 30 vehicles MCUP
Auto-Delivery Center P
Vehicle Repair:
a. Major Repair CUP
b. Minor Repair P
Service Stations CUP
Car Wash CUP
Vehicle Parts Stores (retail only) P
Private Vehicle Storage P
Section 48. Talega Specific Plan, Section 503(F, 9), Outdoor Storage, is amended to add the following sentence to the end of the section:

See section 503.H below for outdoor storage regulations pertaining to Automotive Service uses.

Section 49. Talega Specific Plan, Section 503, is amended to add Section 503(H), Development Standards for Automotive Service Uses, and reads in its entirety as follows:

H. Development Standards for Automotive Service Uses
This section establishes specific development and land use standards for Automotive Service uses. Where standards not listed in this section, refer to general development standards in the EXHIBIT 6-C
San Clemente Municipal Code.

1. Outdoor Vehicle Inventory and Display – Auto-Delivery Centers and Vehicle Dealerships, including the sale, renting, and or leasing of new or used vehicles, shall locate outdoor vehicle inventory and vehicles for display in excess of 10 vehicles behind any building façade line of the primary building that faces the public right of way.

Vehicles for display shall be located within the display area as designated by any required permit or business license issued by the City. Areas designated for employee and customer parking shall not be used for vehicle inventory or display. Vertical automobile lifts located outdoors shall not be visible from the public right of way or residential uses within 1,000 feet of the establishment measured from the property line.

Outdoor vehicle inventory and display in excess of 10 vehicles located in front of the building façade line shall incorporate adequate screening from the view of the public right of way and nearby residential uses within 1,000 feet of the establishment measured from the property line and shall be designed in compliance with Section 304 E. - Landscape Buffering and Screening for Automotive Uses. No building permit or business license shall be issued until the required landscaping plan has been submitted and approved.

2. Screening of Equipment and Supplies - Outdoor equipment and supplies including, but not limited to, tire-racks, waste barrels, air compressors, vehicle parts and accessories, and any items deemed similar, shall not be visible from public right-of-way and adjacent residential uses within 1,000 feet of the establishment measured from the property line.

3. Screening of Service Areas – Services related to major and minor repair automotive service uses, including automotive establishments offering ancillary major or minor repair services, shall be entirely contained within the building(s) and access points to the service bays shall not be oriented towards the public right-of-way and residential uses within 1,000 feet of the establishment measured from the property line.

4. Sign Regulations – Automotive Services, including the repair, sale, renting, distribution, and/or leasing of new or used vehicles, shall not incorporate promotional or manufactured retail signage, including banners, stickers, flags, for-sale signs, or similar types of signage on site or attached to vehicles stored or displayed on site, except as approved by a Temporary Banner Permit, Discretionary or Administrative Sign Permit, or Special Activities Permit. On-site signs advertising the business shall strictly adhere to the requirements of the San Clemente Municipal Code and adopted plans and policies.

5. Vehicle Washing Area – Indoor or outdoor vehicle washing areas, including but not limited to car wash bays or outdoor wash racks, and the general washing, cleaning, and/or waxing of automobiles by hand or with manually or automatically operated equipment, as a primary or ancillary use to an automotive service establishment, shall not be located visible or audible from any public street or residential property; and washing activity shall meet all applicable water quality regulations.

6. Parking Requirements – All parking standards and requirements shall be in accordance with Zoning Ordinance. For the purposes of determining required parking, Auto Delivery Centers and Electric Vehicle Dealerships shall be the same numerical requirement as Vehicle Dealerships.

EXHIBIT 6-C

7. Inoperable Vehicles and Junked Parts – No used or discarded automotive parts or equipment or permanently disabled, junked, or wrecked vehicles may be stored outside a building, unless permitted through the Site Plan Permit process established in the Zoning Ordinance.

8. Private Vehicle Storage – For Private Vehicle Storage uses, the parking or storage of automotive vehicles, boats, trailers, recreational vehicles, or similar vehicles, including off-site inventory for any automotive use, shall conform to the Zoning Ordinance.

Further, such parked or stored vehicles shall not be visible from the public right of way or residential uses within 1,000 feet of the establishment measured from the property line and shall be screened so as not to be visible from any scenic highway.

9. Minimum Operating Standards – In addition to operational standards and regulations listed in Zoning Ordinance sections 17.28.310, Vehicle Dealerships, Rental, and Sales;

17.28.320, Vehicle Service and Repair-Related Facilities; and 17.28.290, Service Stations, the following shall apply to all Automotive Service uses:
a. Vehicles for sale shall not be displayed outside of the display area as designated by the approved permit or required business license. b. Auto dealers shall provide to all sales and service employees a map which designates areas for test driving. This map shall note that test driving in residential areas shall be strictly prohibited.
c. The establishment shall provide, if applicable, a queuing area for vehicles awaiting service or pick-up to prevent parked or stored vehicles in any portion of the public right-of-way in the city.
d. Automotive servicing or repair is permitted as an accessory use for Vehicle Dealerships and Auto-Delivery Centers that offer maintenance and servicing of the type of vehicles sold on site. All auto repairs shall occur within an enclosed building.
e. All uses shall operate so as not to generate vibration discernible without instruments by the average person while on or beyond the lot upon which the source is located or within an adjoining enclosed space if more than one establishment occupies a structure. Vibration caused by motor vehicles, and temporary construction activities conducted pursuant to a building permit are exempted from this standard.
f. All uses shall meet the air-quality standards of the South Coast Air Quality Management District (AQMD). In addition, all uses shall be operated so as not to emit particulate matter or air contaminants which are readily detectable without instruments by the average person while outside of, or within in the lot containing such uses.

Section 50. Talega Specific Plan, Section 504(A), is amended to replace EXHIBIT 6-C
“Commercial (C) areas”, with “Neighborhood Commercial (NC) areas”.

Section 51. Talega Specific Plan, Section 504(F, 2), Minimum Lot Size, is amended to read in its entirety as follows:
4,000 square feet
Section 52. Talega Specific Plan, Section 504(F, 3), Maximum Height of Main Building, is amended to read in its entirety as follows:

3. Maximum Height of Main Building –
NC 1.2: 33’-0” Top of Roof; 26’-0” Plate; 2 stories
NC 1.3: 45’-0” Top of Roof; 37’-0” Plate; 3 stories
Section 53. Talega Specific Plan, Section 504(F, 4), Floor Area Ratio, is amended to remove the last sentence that reads “FAR for hospital use shall comply with the City of San Clemente General Plan”.

Section 54. Talega Specific Plan, Section 504(F, 9), Outdoor Storage, is amended to add the following sentence to the end of the section:

See section 503.H for outdoor storage regulations pertaining to Automotive Service uses in commercial zoning districts.

Section 55. Talega Specific Plan, Section 504, Commercial Land Use Standards, is amended to add Section 504(G), Development Standards for Automotive Service Uses, with subsequent sections renumbered to adjust for the change, and reads in its entirety as follows:

Automotive Service uses proposed in commercial zoning districts shall comply with development standards listed under section 503.H, Development Standards for Automotive Service Uses, Business Park Land Use Standards.

Section 56. Talega Specific Plan, Section 505(A, 4) and 507 (A, 4), are amended in its entirety to read as follows:

In cases where it is not clear whether a proposed land use is permitted under this Section, refer to the Zoning Ordinance. If also not specifically addressed in the Zoning Ordinance, SCMC 17.04.040 governs.

Section 57. Talega Specific Plan, Section 506, Golf Course Standards, is struck in its entirety.

Section 58. Talega Specific Plan, Section 507(A), Purpose and Applicability, is amended to replace “Natural Open Space” with “Open Space (OS1 & OS2)”.

EXHIBIT 6-C
Section 59. Talega Specific Plan, Section 507(C), Conditional Uses Permitted, is amended to add the following use to the end of the section:

6. Golf Courses (Public/Private) and ancillary facilities such as Clubhouses, restaurants, and bars.

Section 60. Talega Specific Plan, Section 602(G), Site Plan Review, Conditional Use Permits, And Variances, is amended to rename the section to “Site Plan Review and Variances”, and reads in its entirety as follows:

All projects within the City portion of the Talega Specific Plan area shall be subject to Site Plan Review in accordance with Section 17.52.010 et seq. of the Zoning Code. The City may impose specific conditions on Site Plans in addition to the requirements of this Specific Plan.

Non-residential Site Plans shall be conditioned to comply with the Transportation Demand Ordinance No 1049. Variances shall be processed in accordance with Sections 17.16.080 and

17.52.010 et seq. of the Zoning Code.

Section 61. Talega Specific Plan, Section 602, Development Review Procedures, is amended to add Section 602(H), Conditional Use Permits, renumber the following sections, and reads in its entirety as follows:

H. Conditional Use Permits
Conditional Use Permits (CUP) and Minor Conditional Use Permits (MCUP) shall be processed in accordance with Sections 17.16.060 and 17.16.070 of the Zoning Code. If a Use Permit is processed concurrent with a Tentative Map, and City Council approval of the Tentative Map is required, then City Council approval of the Use Permit shall also be required.

In addition to the general findings for approval of a CUP or MCUP per the Zoning Ordinance, a request to allow automotive service uses shall also make the following special findings for approval:
i. Vehicle inventory and display located outdoors, unless permitted by right, incorporate adequate view protection from the public right of way and nearby residential uses designed in accordance with landscape buffer and screening design guidelines. ii. Vehicle inventory associated with the business is stored on site unless permitted through an off-site Parking Agreement approved in accordance with the Zoning Ordinance.

Section 62. Talega Specific Plan, Section 602 (J), Residential Growth Management, is amended to be struck in its entirety.

Section 63. Talega Specific Plan, Chapter 7, Definitions, is amended to add a section for definitions related to Automotive Services, which reads in its entirety as follows:

EXHIBIT 6-C
Automotive Services shall mean the provision for consumers of the selling, leasing, renting, and major/minor maintenance repair care related to automotive and recreational vehicles. Automotive vehicles include petroleum powered vehicles, as well as Fully-electric Vehicles and petroleum-electric hybrid vehicles as pertaining to cars/trucks or similar freeway drive automobiles. o “Electric Vehicle Dealership” means a vehicle dealership and automobile sales agency that only sells and/or distributes fully-electric vehicles on-site.

1. Fully-electric vehicles are limited to those whose in-vehicle power source is completely reliant on recharging via connection/plug-in to some electrical source.

2. Petroleum-electric hybrid vehicles and/or vehicles that employ hydrogen for automotive power are not considered fully-electric vehicles.

An Electric Vehicle Dealership may act as a stand-alone sales or distribution center for fullyelectric vehicles, and/or in conjunction with Minor Repair services exclusively dedicated to fully-electric vehicles. No manufacturing of fully-electric vehicles shall take place on-site at an Electric Vehicle Dealership. The sale or lease of used fully-electric vehicles will only be permitted in conjunction with the sale of new fully-electric vehicles on the same site. o “Auto-Delivery Center” means a place of business primarily engaged in the sales or leasing of new pre-sold or new pre-ordered vehicles with no more than 10 vehicles on display outdoors at any given time and where the establishment may operate in conjunction with ancillary repair services.
o “Vehicle Dealerships” means a place of business primarily engaged in the sales or leasing of new and/or used vehicles and may include ancillary rental, parts sales, and vehicle repair. o "Vehicle Rental" means a place of business limited to an office use and engaged in renting vehicles.
o "Vehicle Sales" means a business, other than a vehicle dealership, engaged solely in buying, selling, and/or leasing used vehicles.
o "Major vehicle repair" means establishments which operate entirely indoors and provide major repair and maintenance related to motor vehicles and generate, treat, store, or dispose of hazardous waste materials as defined by the California Health and Safety Code. o "Minor vehicle repair" means establishments which operate entirely indoors and provide minor routine care and maintenance related to motor vehicles. Typical uses would include, but not be limited to, radiator, transmission, muffler, cooling system, and brake repair shops, tire stores and wheel adjustments, alignment shops, auto-body detailing shops, stereo installation, diagnosis and tune-up services, oil and lubrication services, auto glass repair and installation, automotive seat covers and re-upholstery, and electrical repair, such as battery charging, repair/replace starter, alternator, generator, rewiring of automobile components such as lights, gauges, and stereos.
o “Service Stations” means any premises where vehicle-related gasoline and other fuel products or services are sold, including car washes and/or light maintenance activities such as engine tune-ups, lubrication, minor repairs, and carburetor cleaning are conducted. This definition EXHIBIT 6-C
shall not include premises where heavy automobile maintenance activities such as engine overhauls, automobile painting, and body fender work are conducted. o “Car Wash” means a standalone commercial establishment providing the washing of automobiles where vehicles move along self-propelled mechanical wash racks, vehicles are washed by hand, or a self-service car wash service is provided. A garage, gas station, delivery center or vehicle rental, sales, or dealership, or similar automotive service, are not considered car washes.
o “Vehicle Parts Store” means retail sales of vehicle-related parts with no on site installation of parts or other vehicle services.
o “Private Vehicle Storage” means the parking or storage of automotive vehicles, boats, trailers, recreational vehicles, or similar vehicles, including off-site inventory for automotive service uses where on-site customer engagement does not occur, and where vehicle inventory or storage located outside is not visible from the public right of way or residential uses. o “Vehicle Display Area” designated outdoor area of a property operating as an automotive service establishment where vehicles are displayed and the location of such area is approved through any necessary permitting or licensing process.

EXHIBIT 6-D
Specific Plan Amendment 21-229
Forster Ranch Specific Plan
Section 1. Forster Ranch Specific Plan, Cover Page (pages 2), is amended to update document’s last revised date.

Section 2. Forster Ranch Specific Plan, Table of Contents, is amended to adjust Chapter 2, Master Plan, Chapter 4, Phasing and Implementation, Exhibits within Chapter 4, and Tables in Chapter 1, as follows:

2. Master Plan ............................................................................................ 2-1 201 Planning Concepts and Area Boundaries ................................... 2-1 202 Master Land Use Plan ............................................................... 2-3 203 Affordable Housing Program...................................................... 2-3 204 Sector D Land Use Plan............................................................. 2-4 205 Sector G Land Use Plan............................................................. 2-8 206 Sector P Land Use Plan ........................................................... 2-10 207 Parks, Open Space and Recreation Trails ................................ 2-13 208 Grading Concepts.................................................................... 2-18 209 Landscape Concepts................................................................ 2-22 210 Circulation Plan ...................................................................... 2-26 211 Infrastructure Plan.................................................................. 2-27

4. Phasing and Implementation................................................................. 4-1 401 Purpose..................................................................................... 4-1 402 Public Improvements................................................................. 4-1 403 Bikeway and Trail Phasing ........................................................ 4-3 404 Infrastructure Improvements..................................................... 4-5 405 Funding of Public Facilities ....................................................... 4-9 406 Maintenance Responsibilities .................................................. 4-11 407 Conditions on Future Entitlements.......................................... 4-12 Exhibit Page No.
4-1 Recreation Trail Phasing ..................................................................... 4-4 4-2 Water Distribution Plan ...................................................................... 4-6 4-3 Drainage Plan..................................................................................... 4-7 Table Page No.
1-1. Sector D 2022 Existing Land Use - ................................................... 1-12 1-2. Sector G 2022 Existing Land Use...................................................... 1-13 1-3. Sector P 2022 Existing Land Use ...................................................... 1-14 Section 3. Forster Ranch Specific Plan, Section 101, Purpose and Objective, is amended to remove subsection 7 which reads: “To implement the provisions of the 1998 Development Agreement between the City and Laing Forster Ranch LLC, relating to limits of development, land uses, regulations, residential densities, development EXHIBIT 6-D
processing, improvements, and fees.”
Section 4. Forster Ranch Specific Plan, Section 103(A), Legal Authority, is amended in its entirety to read as follows:

A. LEGAL AUTHORITY
This Specific Plan has been prepared and adopted pursuant to Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 of the California Government Code.

The California Government Code authorizes Cities such as San Clemente, to adopt Specific Plans as a more comprehensive method of implementing the General Plan. The Specific Plan bridges the gap between the goals and policies of the General Plan and the site-specific criteria of a tentative tract map or site plan.

This Forster Ranch Specific Plan is a regulatory plan constituting the zoning for the property. Development Plans or Agreements, Tract or Parcel Maps, and any action requiring discretionary or ministerial approval by the City shall be consistent with this Specific Plan as adopted by City Council.

Section 4. Forster Ranch Specific Plan, Section 103(C), Terminology, is amended in its entirety to read as follows:

C. TERMINOLOGY
Within this Specific Plan, words used in the present tense shall include the future; words in the singular shall include the plural. The word “shall” is mandatory and the word “may” is permissive. The word “should” refers to policy guidance which must be followed in the absence of important opposing considerations identified by the City as valid and overriding. For the purposes of this Specific Plan, certain terms shall be defined as set forth in Chapter 7. Terms not listed shall be defined per the City's Zoning Ordinance, or if not listed in the Zoning Ordinance, shall be construed in accordance with accepted usage.

Section 4. Forster Ranch Specific Plan, Section 105(B), Planning Context, is amended to modify the last two paragraphs of the section and read in their entirety as follows:

The Specific Plan was later amended again in 1998 to reflect the revised development plan of the owner of Forester Ranch at the time, Laing Forster Ranch LLC (hereinafter referred to as “Laing”) addressing the remaining undeveloped portions of the Specific Plan area in Sectors D and P. Within Sector P, Laing proposed to reduce the maximum number of dwelling units from 2,033 to 1,617; to shift all the residential development area to the westerly side of the major north-south Primary Ridgeline and to designate the east side for institutional, commercial, and open space uses. Also, the Specific Plan amendment expanded Sector P by approximately 65 acres arising from a lot line adjustment and transfer of property from the Marblehead Inland Specific Plan area to the Forster Ranch Specific Plan boundaries. Finally, in recognition of the City’s revised affordable housing policies and programs, the developer was not required to construct affordable units, and instead contribute fees in lieu of such construction in order to assist the City’s efforts to provide these affordable housing opportunities citywide.

EXHIBIT 6-D
SPA 21-229 addressed amendments made to the General Plan in 2014 and 2015 (GPA 13-043, GPA 15-049). The General Plan amendments changed land use designations in the Forster Ranch Specific Plan from Neighborhood Commercial NC2 to NC 1.2 and areas designated as Public (P) in the eastern area of the Specific Plan near the intersection of Avenida Vista Hermosa and Avenida La Pata were changed to Public Open Space (OS1). In addition, the General Plan amendments changed Golf Course (OS3) land uses to Private Open Space (OS2).

Section 7. Forster Ranch Specific Plan, Section 106(A), Sector D (Formerly the “Development Area”), is amended to modify the last paragraph in the section to read as follows:

Sector D also includes two sites located on each side of Portico del Sur at Camino de los Mares, and are designated medium density residential (approximately 7.3 buildable acres) and high density residential (approximately 7.6 buildable acres). Finally, Sector D includes the Cristianita Pageant site, the Truman Benedict School, and a public community park site adjacent to the school. Planning for these areas is addressed in Chapter 2.

Section 8. Forster Ranch Specific Plan, Section 106(C), Sector P (Formerly the “Planning Area”), is amended to read in its entirety as follows:

Sector P, as shown in Exhibit 1-3, is composed of the land formerly referred to as the “Planning Area” of the Ranch. It contains 1,096 acres and lies to the east and north of Sector D. Land use designations and development standards for Sector P are provided in Chapters 2 and 5, respectively.

Section 9. Forster Ranch Specific Plan, Section 107(B), Zoning, is amended to change the abbreviation for zoning in the Forster Ranch Specific Plan from “Specific Plan Forster Ranch” (“SPFR”) to “Forster Ranch Specific Plan” (“FRSP”).

Section 10. Forster Ranch Specific Plan, Exhibit 1-3, Planning Sectors, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 11. Forster Ranch Specific Plan, Exhibit 1-4, General Plan Land Use, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 12. Forster Ranch Specific Plan, Exhibit 1-5, Existing Land Use Sector D, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 13. Forster Ranch Specific Plan, Table 1-1, Sector D 1998 Existing Land Use – Residential, is amended to retitle the table to reference existing land use standards in 2022, rather than 1998, and change the General Plan land use designation in the Alisal site area (Tract 15706) from Residential High (RH) to Residential Medium (RM).

Section 14. Forster Ranch Specific Plan, Table 1-3, Sector P 201 Existing Land Use, is amended to retitle the table to reference existing land use standards in 2022, rather than 2010. Table 1-3 is also amended to change General Plan land use in Planning Area A & B from “Public and Institutional (P)” to “Open Space (OS1)”, Planning Area C “from Commercial (NC2)” to “Commercial (NC1.2) & Public (P)”, and Planning Area D from “NC2” to “NC1.2”.

Section 15. Forster Ranch Specific Plan, Section 201, Planning Concepts, is amended in its entirety to read as follows:

This revised 2022 Forster Ranch Specific Plan is based on the following planning concepts:
1) Retention of the basic infrastructure plans from the previous Specific Plan (e.g., sewer, water, drainage, utilities)
2) Adherence to the City’s ridgeline preservation policy. 3) Conformance with the Centennial General Plan policies. 4) Implementation of a development plan compatible with existing residential development within Forster Ranch and Marblehead Inland. 5) Conformance with the anticipated provisions of the Natural Communities Conservation Program (NCCP).
6) Adherence to the City’s General Plan Growth Management Policies. 7) Adjustment of Specific Plan tables and statistics to reflect existing development in relation to land use designations.

Section 16. Forster Ranch Specific Plan, Exhibit 2-1, Master Land Use Plan, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 17. Forster Ranch Specific Plan, Chapter 2, Master Plan, add Section 203, Affordable Housing, and reads in its entirety as follows:
203 AFFORDABLE HOUSING PROGRAM
New residential development in the Forster Ranch Specific Plan area shall be consistent with policies and programs in the City’s Housing Element. As permitted by San Clemente’s Housing Element Inclusionary Housing Program (per Section 17.24.120), the original developer was not required to construct affordable units, and instead contributed fees in lieu of such construction in order to assist the City’s efforts to provide affordable housing opportunities citywide. The following Housing Element programs highlight affordable and senior housing development policies as of December 2022:

A. INCLUSIONARY HOUSING
The Housing Element inclusionary housing program (implemented by Zoning Ordinance Section 17.24.120) requires developers of six or more units to set aside four percent of the total number of units for households earning 50 percent or less of the median income. This affordable requirement can be provided either on‐site, off‐site, or through the payment of an in‐lieu fee or provision of land. The in‐lieu fee option was intended primarily for small to midsize in‐fill developments or subdivisions where insufficient land exists to provide both for‐sale and rental units.

B. DENSITY BONUS AND OTHER INCENTIVES
The City provides density bonus and other housing regulatory incentives in Zoning Ordinance Section 17.24.070 to implement California Government Code Section 65915 for affordable housing projects. When an applicant seeks a density bonus for a housing development or for the donation of land for housing in the City, then the City shall provide the applicant with incentives or concessions for the production of housing units.

The incentives or concessions are limited in that they shall not adversely impact coastal access, public recreation, community character, any other sensitive coastal resource, or any other resource governed by Chapter 3 of the Coastal Act. For further details on these provisions, please refer to State Government Code Section 65915 and Zoning Ordinance Section 17.24.070.

Section 18. Forster Ranch Specific Plan, Section 204, Sector D, Land Use Plan, is amended to modify the second paragraph to read in its entirety as follows:

By 2022, all private development in Sector D has been completed. All future development in Sector D shall be in accordance with Table 2-2, Exhibit 2-2, and the corresponding permitted uses and development standards in Chapter 5.

Section 19. Forster Ranch Specific Plan, Table 2-2, Sector D Land Use Summary, Residential, is amended to change the General Plan land use designation in the Alisal site area from Residential High (RH) to Residential Medium (RM).

Section 20. Forster Ranch Specific Plan, Exhibit 2-2, Land Use Plan Sector D, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 21. Forster Ranch Specific Plan, Exhibit 2-3, Land Use Plan Sector G, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 22. Forster Ranch Specific Plan, Section 206(A), Public, is amended to be retitled as “Public Open Space”, and is amended in its entirety to read as follows:

Sector P contains 1,096 acres spanning the east and west sides of the north-south Primary Ridgeline. Planning Areas A and B on the east side of the ridgeline are planned as public open space of about 192 acres.

Section 23. Forster Ranch Specific Plan, Section 206(B), Neighborhood Commercial, is amended to be retitled as “Neighborhood Commercial and Public”.

Section 24. Forster Ranch Specific Plan, Table 2-4, Sector P Land Use Summary, is amended to change General Plan land use in Planning Area A & B from “Public and Institutional (P)” to “Open Space (OS1)”, Planning Area C “from Commercial (NC2)” to “Commercial (NC1.2) / Public (P)”, and Planning Area D from “NC2” to “NC1.2”. Table 2-4 is also amended to change the total acres of open space from “427.1” to “541.4”.

Section 25. Forster Ranch Specific Plan, Exhibit 2-4, Land Use Plan Sector P, is amended for consistency with land use designations in the General Plan and is provided below:

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Section 26. Forster Ranch Specific Plan, Table 2-5, Open Space Summary, is amended to read in its entirety as follows:

OPEN SPACE SUMMARY
Open Space Area Sector D Sector P Sector G Totals
Forster Community Park 7.0 0 0 7.0
Forster Community Park 21.9 0 0 21.9
Los Mares Greenbelt 15.3* 8.8 0 25.1
Major Hillside & Ridgeline
Open Space

57.8 322.1
(Includes
Conservation
Easement)
0 379.9
Open Space within
Development Areas

96.5 96.2 0 192.7
Private Open Space
(La Cristianita Pageant Site)

59.5 0 0 59.5
Shorecliffs Golf Course 0 0 139.0 139.0
Total Open Space Acres 258.0 541.4 139.0 938.4
Total Acres in Sector 740.1 1096.0 145.0 1981.1
Percentage Open Space 34.8% 49.3% 95.7% 41.6%
Section 27. Forster Ranch Specific Plan, Section 207(A), Forster Ranch Community Park, is amended to read in its entirety as follows:

The plan includes a 28.9-acre Forster Ranch Community Park adjacent to the Truman Benedict School. This park consists of a seven-acre sports field developed for joint use with the School, and the 21.9-acre play area and other community facilities.

Section 30. Forster Ranch Specific Plan, Section 207(C), Major Hillside and Ridgeline Open Space, is amended in its entirety to read as follows:

1. Section D — Most of the Sector D hillside open space is located along the northern and western boundaries of the Specific Plan area, as shown in Exhibit 2-5.

2. Section P — Sector P includes two contiguous parcels, separated by Camino del Rio, totaling approximately 165 acres of a conservation easement. The conservation easement area is illustrated in Exhibit 2-6. The major hillside and ridgeline open space within Sector P is to be preserved in accordance with the Hillside Development Ordinance with limited alteration. Exceptions are for EXHIBIT 6-D
contour grading on the edge of a development area (as shown on the Exhibit 2- 9 Grading Concept) and the installation of trails, small trail rest areas, and a scenic overlook area. Approval by the Community Development Director will be required to allow remedial grading to extend further into open space areas than the conceptual grading limits shown on Exhibit 2-9. In such a case, an expansion of grading limits will be approved only to the extent determined by the Director to be necessary to ensure soil stability.

Section 31. Forster Ranch Specific Plan, Section 209(A), Overall Concept, is amended in its entirety to read as follows:

The landscape concept for the Ranch shown on Exhibit 2-10 is aimed at linking the various development areas through the use of formal street scenes, walls and fencing, and informal slope planting. Any public improvements or development projects submitted under this Specific Plan shall be required to be consistent with the Master Landscape Plan for Scenic Corridors (MLPSC) through the use of plant materials listed in the City’s Design Guidelines and per OCFA & Coastal Commission requirements if not specifically listed in the Specific Plan. Parkway landscaping will be complimented by habitat restoration areas where native and indigenous landscaping will be utilized.

Continuity throughout the Ranch is achieved by both streetscape and slope planting. Slopes will be informally planted and will meander through the development areas. In addition, choice of species, planting pattern, and other aspects of landscape design will be aimed at reflecting the appearance of natural slopes in the area. Tree planting on slopes will also be done selectively in order to minimize maintenance problems.

The design standards contained in Chapter 3 of this Specific Plan are aimed at implementing the goals and concepts within the 2014 Centennial General Plan Mobility and Complete Streets Element and the Master Landscape Plan for Scenic Corridors, including recommendations by City Staff on plant spacing and species as well as OCFA and Coastal Commission requirements. Rights-of-way, parkways, setbacks, landscaping, and other design features for scenic highways will be in accordance with Chapter 3, Design Guidelines, and Chapter 5, Development Standards.

Landscape planting shall include a combination of trees, shrubbery, vines, and groundcover. Drought tolerant and non-invasive plants are encouraged. Plants that have a higher water usage should be limited to specific pedestrian areas. The State Model Water Efficiency Ordinance (MWELO) (AB325) shall apply to the development, as specified in the City’s Guidelines and Specifications for Landscape Development.

Section 33. Forster Ranch Specific Plan, Section 301(B), Use of Guidelines, is amended in its entirety to read as follows:

The design guidelines in this Chapter are used in conjunction with the City’s Design Guidelines. First, the design guidelines in this Chapter are used as the primary reference for desired design principles in the Forster Ranch area. Then, when this Chapter does not address a site design, grading, landscaping, or architectural design EXHIBIT 6-D
topic, the City’s Design Guidelines should be used as a reference to design projects.

The Forster Ranch design guidelines are used to design and evaluate projects that are subject to design review through a discretionary permit process, according to Chapter

6. This includes but is not limited to projects involving new development, historic preservation projects, certain signage, and additions or major exterior modifications to existing structures. When projects do not require a discretionary permit, the City recommends these design guidelines be followed, but a decision is not made on a project based on consistency with design guidelines.

Design guidelines describe desired principles for designing projects that implement the General Plan and urban design program. The guidelines also provide a framework for decision-makers to evaluate design and make the necessary findings for design-related decisions. The Design guidelines should assist design efforts to meet or exceed the City’s quality standards. More specifically, the objectives of the Design guidelines are to:
 Preserve and strengthen San Clemente's unique atmosphere and historic identify as the “Spanish Village By The Sea.”
 Help implement the grading, land use, landscape, and other concepts described in Chapter 1.
 Define a consistent approach to site planning, architecture, streetscape, lighting, landscaping, and other design elements to achieve visual harmony within the Forster Ranch area.
 Preserve significant natural coastal zone features and develop pedestrian/open space linkages within and between neighborhoods.
 Recognize the unique character, constraints, and opportunities of the Forster Ranch area.
 Maintain and enhance public view corridors.

Section 34. Forster Ranch Specific Plan, Section 303(A, 8), Project Identification, is amended to clarify signs in residential development shall conform to the City’s Sign Ordinance.

Section 35. Forster Ranch Specific Plan, Section 303(B, 1), Pedestrian Environment, is amended in its entirety and read as follows:

1. Pedestrian Environment - Buildings should be sited in such a manner as to encourage walking from one part of the commercial area to another, minimizing automobile intrusion. Defined outdoor spaces, such as arcades, colonnades, and courtyards, should be provided. The internal and external streetscape design should encourage pedestrian activity. Pedestrian paths should be provided to create convenient accessible linkages from one part of the commercial area to another. Pedestrian walkways should be identified with textured and/or colored paving, and should be buffered from automobile traffic by use of landscaped planters, bollards, street furniture, etc. Vertical elements should be employed to draw the pedestrian to designated walkways leading from the parking areas to the commercial activity areas.

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Section 36. Forster Ranch Specific Plan, Section 303(B, 4), Screening of Service Areas, is amended in its entirety to read as follows:

Service and storage areas and trash enclosures should be screened from public view by means of walls, landscaping, natural berms or a combination thereof.

Section 37. Forster Ranch Specific Plan, Section 303(B, 9), Parking Lot Buffering, is amended in its entirety to read as follows:

A landscape (or walkway) buffer area of at least 5 feet should be provided between buildings and parking areas or driveways, in order to avoid placing paved vehicular areas next to building walls. These buffer areas should be landscaped or designed as pedestrian walkways with landscaped planters. Parking areas should be screened from the street by landscaping and berming.

Section 38. Forster Ranch Specific Plan, Section 304, Landscape Guidelines, is amended in its entirety to read as follows:
304 LANDSCAPE GUIDELINES
A. INTRODUCTION
Landscaping is an important component of the urban-design fabric; to a large extent, it establishes the overall site character. Well-conceived plantings can do much to transform an otherwise dull and barren site into a more useful, comfortable, and pleasant place. It also softens the visual image of architecture or development. A common landscape theme helps create a sense of place; it can provide areas for public activity by creating attractive spaces to enjoy views, relax, and recreate. The two primary goals for Forster Ranch’s landscape are to: 1) create a sense of arrival, and 2) maintain and enhance public view corridors.

1. Sense of arrival - The streetscape should create a "sense of arrival" at key intersections entering the Forster Ranch area. This goal is accomplished by creating focal areas, or entries, at key intersections along the main circulation routes. These entries are made "focal" by highlighting the location with highly noticeable plant material, gateway structures, street furniture, or other spatial enhancements which signify changes in location, direction, or importance, in other words, gateways are created. The intent then is that the user notices the change from outside to inside, recognizes it as the gateway, and has the desired "sense of arrival."

2. View corridors - A goal of the Specific Plan is to maintain and enhance public view corridors while allowing tree planting that supports and directs the streetscape. These views should be enhanced, directed, or protected by the planned streetscapes. The relative positioning of street trees, as well as the types selected, will allow windows of view in the key areas, as needed. Street trees are chosen, in part, for their respective character of becoming a manageable, mature size.

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B. ORNAMENTAL LANDSCAPE ELEMENTS

1. Slope Landscaping - Major slope banks should be graded and landscaped to reflect the appearance of natural slopes in the area. Shrubs should be arranged in broad informal masses. These masses should be built up to produce a "mounding" or textured appearance on the slope surface similar to natural slopes. Trees used on slopes should be of rounded, less vertical species. They should be planted in informal groupings on the lower half of the slope to visually reduce the height of the slope when viewed from below, without blocking views from the top.

2. Parking Area Screening - Parking and circulation areas should be screened from the street by means of landscaping and berming in order to shield views of cars and paving, while promoting views of buildings on the site. Trees should be planted throughout the parking areas to soften the visual impact of large expanses of asphalt. Opportunities to add tree canopies for shade without obstructing public view corridors are encouraged.

3. Parking Structure Screening - Parking structures shall have plant material used on the perimeter of the structure to soften the visual impact of the structure from offsite views. This plant material should reflect the open space natural plant communities as they currently occur on the site, with the additional use of ornamental screening plantings within 15 feet of the structure.

4. Boundary Landscaping - Boundary landscaping should be installed along all property lines with at least one tree planted for every 30 lineal feet on average.

Landscape mounding can be used along all arterial highways unless determined infeasible by the Planning Commission or City Council, as appropriate, due to safety or other site considerations.

5. Decorative Paving - Decorative paving at project entries and interior project pedestrian areas should be used. Decorative paving should consist of brick, tile, pavers, stamped concrete, or similar materials.

6. Street Trees - On local and collector streets, street trees should be provided in front yards at an average ratio of one tree per every 25 feet of frontage in order to provide a shade canopy along street edges and visually soften the effect of buildings and hardscape as viewed from the street. Trees should be minimum 15-gallon size and should be planted within 15 feet of the sidewalk (or curb where there is no sidewalk). Preferred species include Liquidambar, London Plane, Honey Locust, Purple Plum, Star Pine, Canary Island Pine, Fern Pine, various palm species, and other species as identified by the developer and approved by the City.

7. Landscape Adjacent to Commercial Buildings - Commercial buildings may have a landscape area immediately adjacent to the front and sides of buildings except for loading and service areas. These areas shall be considered in meeting the overall 15 percent site landscape area requirement. Covered walkways, patios, courtyards, and landscape areas may be counted toward the total landscape requirements.

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8. Commercial Treatments - San Clemente has the potential to develop courtyards for pedestrians, which take advantage of the City’s exceptional climate. If possible, it is preferable that the courtyards be partially visible from the street and surrounding commercial/retail areas. Courtyard treatments will be used for pedestrian areas consisting of decorative paving and landscaping. The total courtyard area shall count toward the landscape requirements.

9. Commercial Landscape Screening and Buffers - Landscape screening and buffers are necessary to provide a visual barrier between utility structures and functions (i.e., loading areas) and off-site areas. A landscape screen may consist of walls with landscaping, or massings of trees, shrubs, and groundcover planters in key areas along the perimeter of the development to mitigate unfavorable views from off-site.

10.Commercial Landscape Area Requirements - A minimum of 10 percent of the site area shall be landscaped. This percentage includes landscape buffers within the site (adjacent streets and highways), landscape islands, tree wells and other landscape planting areas within the site, landscape easements, and hardscape outdoor pedestrian areas.

11.Commercial Parking Lot Landscape Treatments - Parking areas shall be broken up by a combination of building placement and landscape planting (primarily trees for visually screening). Landscape planting in parking areas shall be located in planter areas (landscape islands and tree wells), which are bounded by concrete curbing (minimum 6 inches high). Tree wells in parking areas shall have a minimum size of 5 feet by 5 feet (outside curb dimension). Landscape islands and tree wells shall contain trees, shrubs and groundcover. a. Landscape Areas - The landscape areas within the parking lot shall contribute to the overall 15 percent landscape area requirement for the site (landscape area calculated based on net site area excluding building footprints). No specific landscape area percent is designated exclusively for the parking lot area. Landscape fingers with a minimum width of 5 feet to the outside curb shall occur at the end of all parking stall runs, except at pedestrian paved areas.
b. Tree Requirements - A minimum of one 15-gallon tree shall be provided for every 10 parking stalls on average. Due to the unique view opportunities of this site, palm trees shall be counted toward the tree count requirement.

Clustering of parking lot trees to allow for view corridors shall be encouraged where appropriate.
c. Tree Selection - A consistent emphasis on view, coordination, clustering, and circulation shall be realized within the tree layout.
d. Shrub Selection - Shrubs within the parking areas shall be over 8 inches in height, but not exceed 36 inches in height, so as not to obstruct auto visibility. All parking lot tree planters shall also contain shrubs. e. Groundcover Use - Groundcover plant material is not required in tree wells if there are adequate shrubs for eventual full coverage of groundcover areas.

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f. Tree Well Irrigation - Drip irrigation is encouraged in tree well areas. g. Parking Lot Screening - Along Avenida Vista Hermosa, parking areas for the commercial development shall be screened from the street by means of landscape planting or berming in the landscape buffer. A continuous screen 30 inches in height should be formed by the use of plants or berms. Shrubs should be 30 inches in height after 2 years growth, and should be spaced in massed plantings so that branches inter-twine.

C. SCENIC HIGHWAYS
A. Parkways Within the Right-of-Way - In accordance with the Master Landscape Plan for Scenic Corridors, landscaped parkways adjacent to scenic highways should generally be 15 to 20 feet in width. Bikeways may be placed within or outside these parkways. Sidewalks may be adjacent to the curb or may meander through the parkways.

B. Plant Palette – Plant materials along scenic corridors should be consistent with the City’s Master Landscape Plan for Scenic Corridors (MSPSC).

C. Setbacks from Right-of-Way - The average minimum building setbacks from scenic highway rights-of-way should be 50 feet. In order to promote a variety of depth and visual relief for buildings adjacent to the highway, buildings up to 20 feet in height may be placed as close as 30 feet from the right-of-way, provided the 50-foot average setback is maintained for each project frontage. Within the above setbacks, a minimum 20 feet of permanent landscaping should be provided. Refer to Chapter 5 for required setbacks from scenic highways. a)
D. Wall Adjacent to Scenic Corridors - Masonry or stucco walls or view fences (e.g. wrought iron) should be used adjacent to scenic highways instead of wood fences. Designs should incorporate colors, materials, and finishes that blend with the surrounding environment. Wall standards are as follows:

1. Materials and general appearance are to be consistent on both sides of the street along the length of each scenic highway.

2. Setbacks for walls should vary to add interest to the streetscape. Long straight stretches of wall are to be avoided. Walls may be opened up at select locations with panels of wrought iron, tubular steel, or similar materials.

3. Wall heights should be less than 6 feet wherever feasible.

4. Landscaping should be integrated into wall design to soften appearance.

D. FUEL MODIFICATION
A fuel modification zone is a wide strip of land where flammable native vegetation is removed or thinned, and partially or totally replaced with drought tolerant, fire EXHIBIT 6-D
resistant plants. The many variables involved with fuel modification make precise regulations for general application infeasible. Therefore, each project must be reviewed for its particular needs. These guidelines may be modified in areas where unique conditions or biological resources exist, subject to review and approval of the Fire Marshall.

Fuel modification generally consists of a wet zone and one or more thinning or fuel modification zones. The wet zone, also referred to as the irrigation zone, generally extends from the edge of a graded pad or the limit of an area where storage of combustible materials or combustible structures may be located. The project wet zone will vary (when needed), and planted only with fire resistant plants and permanently irrigated. The thinning zone is not needed on most of this project because slopes are not expansive and the project is not adjacent to wildland conditions. Plant selection should comply with the Fuel Modification Standards of the Orange County Fire Authority and with requirements of the California Coastal Commission. The Habitat Management Plan and the Landscape Concept for the residential and commercial Site Plans identify specific standards and locations for fuel modification for this project.

E. CRITERIA FOR PLANT SELECTION
Plantings should be consistent with the following planting guidelines so landscape and streetscape designs fit with the desired landscape concept for the Specific Plan.

Plant types and landscape plants are reviewed by the City for consistency with this Specific Plan and Local Coastal Program as a part of the project approval process.

1. Plants must be primarily drought-tolerant and consist of non-invasive species.

Plants should consist of non-toxic varieties in the public right-of-way and not have root systems that could become intrusive to underground infrastructure, such as sewer systems, because aggressive roots can damage sewer lines and cause sewer spills.

2. Consideration shall be given to reducing landscape maintenance and water consumption, adaptability to high-salt and high-boron soil conditions present in Forster Ranch, low fire-fuel content in transition areas between development and open space, and enhancement of slope stability and erosion control.

3. Invasive or otherwise undesirable species, as listed by the City, should not be used unless the City determines that other desired characteristics of such a species for a specific use will override the undesirable characteristics.

4. Within natural open space areas preference should be given to species native to the Southern California coastal region, and subject to the foregoing constraints pertaining to soil and other environmental conditions.

Chapter 4, Implementation, includes a future update of plant lists in the City’s Design Guidelines for consistency with LUP policies, including a policy that calls for street trees in the coastal zone to emphasize California Native tree species. After this implementation project is completed, the updated plant lists in the City’s Design Guidelines should be used as a primary reference for plant selection. Plant species can vary from the Specific Plant species listed in the City’s Design EXHIBIT 6-D
Guidelines but must be consistent with the LUP.

Section 39. Forster Ranch Specific Plan, Section 401, Development Phasing, is amended to retitle the section as “Purpose” and is amended in its entirety to read as follows:

This Chapter describes implementation measures for this Specific Plan. This Chapter includes a discussion of general development requirements for public improvements and an overview of future planning initiatives to meet goals for the Forster Ranch area.

Forester Ranch is mostly developed with infrastructure capacity and services adequate for planned uses. Therefore, this Chapter does not layout a detailed phasing and implementation plan for specific issues. Moving forward, implementation of this specific plan involves ensuring future projects: 1) are consistent with the General Plan and Local Coastal Program Land Use Plan (LUP), 2) follow design guidelines, 3) comply with development standards, and 4) construct required infrastructure improvements based on programs and funding sources described in this Chapter.

Section 40. Forster Ranch Specific Plan, Section 402, Circulation Phasing, is amended to retitle the section as “Public Improvements” and is amended in its entirety to read as follows:

Each year, the City Council adopts an update of the Capital Improvement Program (CIP) with a budget. The CIP includes public construction projects and purchases of land, equipment, and contract services. The City utilizes “master plans” to guide the development and maintenance of existing public infrastructure, as well as future capital improvements. The plans provide a foundation for the development of goals and priorities for public capital improvement projects. The list of master plans includes:
 Centennial General Plan
 Local Coastal Program
 Climate Action Plan
 Bicycle and Pedestrian Master Plan
 Master Plan for City Facilities
 Park & Recreation Master Plan
 Regional Circulation Financing and Phasing Program (RCFPP)  Street Improvement Program
 Water Master Plan
 Drainage Master Plan
 Wastewater (Sewer) Master Plan
 Water and Sewer Asset Management Plan
 Recycled Water Master Plan
 Urban Runoff Management Plan
Through a public review process, these plans are developed to provide goals and policies for achieving San Clemente’s vision. The plans guide growth and development, including decisions on the maintenance and development of public infrastructure. The plans demonstrate the City’s commitment to long-range capital improvement programming by focusing attention on the current and future needs of the community, while balancing the community’s needs with its available fiscal resources. The CIP Committee, EXHIBIT 6-D
consisting of members from all City departments, annually prepares and updates a capital improvement plan. Projects are reviewed by the CIP Committee to ensure that the City’s priorities are addressed and that staffing levels and funds are adequate to complete the projects. Capital Improvement Program projects are based on the following four categories:
 Replacement. Existing improvements that are deteriorated and need to be replaced and/or upgraded to continue to provide service and to meet current codes and regulations.
 Expansion. New improvements that are growth-related and funded through development fees. These improvements are identified in master plans and/or agreements, and funding sources are in place.
 Growth. New improvements based on projected development. These projects are “development dependent”, and the funding source is through future development fees and/or financing by developers.
 Economic Vitality and Diversity. This includes construction of improvements for promotion of economic vitality and diversity and to eliminate and prevent the spread of blight and deterioration in the City.

Section 41. Forster Ranch Specific Plan, Exhibit 4-1, Sector P Development Phasing, is struck in its entirety with following exhibits renumbered to address for the change and references in the document by text to change accordingly.

Section 42. Forster Ranch Specific Plan, Exhibit 4-1, Sector P Development Phasing, is struck in its entirety with following exhibits renumbered to address for the change.

Section 43. Forster Ranch Specific Plan, Section 404, General Requirements, is amended to be retitled as “Infrastructure Improvements”, and is amended in its entirety to read as follows:

Developers of property within the Forster Ranch area will construct required infrastructure improvements, such as streets, water lines, bikeways, trails, sewers, storm drains, etc., in conjunction with their projects. Developers should consult with the City’s Public Works and Utilities Departments to determine if utility infrastructure improvements are necessary and required to allow a project. Public improvements must be permitted and completed according to engineering design standards, the Municipal Code, and State and Regional regulations.

In terms of the storm water system, the City Master Plan of Drainage should be used as a general guide for improvements to the drainage system within the Pier Bowl area.

Additionally, all related Capital Improvement Program (CIP) Storm Drain and Local Drainage projects identified in the City’s 6-year plan should be considered for implementation, as applicable.

When public improvements are required to support a private development, benefiting property owners and/or developers shall reimburse the City for improvements that the City constructs and/or must maintain over time. Reimbursement shall occur through EXHIBIT 6-D
a reimbursement agreement or other mechanism deemed suitable by the City Council by resolution, such as impacts fees. Further guidance on development impact fees may be obtained by contacting staff of the Community Development and the Public Works Departments.

A. Drainage System
Drainage from the Forster Ranch after development will continue to flow through the same general areas as before development. The acreage in each drainage area will be unchanged. No major diversion of drainage is proposed. The Primary Ridgeline which separates the two drainage basins will not be altered in any manner which would significantly affect tributary drainage areas. However, the amount of runoff flowing into each of the two drainage basins will increase due to the proposed development. Along the boundary between Sectors D and P, drainage from the Prima Deshecha basin will be carried in the M01 Prima Deshecha storm drain system, which is located along the easterly side of Camino de los Mares (see Exhibit 4-5). Construction of a box culvert to carry stormwater runoff in the M01 channel has been completed. The portion of Sector P east of the Primary Ridgeline is within the Segunda Deshecha drainage watershed.

Instead of the direct construction of the main channel, development in this portion of the Ranch will contribute drainage fees in conformance with the City of San Clemente Master Plan of Drainage. The developer will be responsible for the conveyance of storm runoff to an acceptable point of discharge.

Section 44. Forster Ranch Specific Plan, Section 501(A), Purpose and Applicability, is amended in its entirety to read as follows:

1. Purpose - The very low density residential standards are established to accommodate estate development at a maximum density of one dwelling unit per acre.

2. Applicability - This Section applies to single family residential lots in Sector D, Tract 11781.

3. Standards Not Listed - Whenever a standard or regulation is not set forth in this Specific Plan, the Zoning Ordinance shall regulate (see Appendix B for the appropriate Zoning Ordinance Section).

4. Land Uses Not Listed - In cases where it is not clear whether a proposed land use is permitted under this Section, refer to the Zoning Ordinance.

If also not specifically addressed in the Zoning Ordinance, San Clemente Municipal Code (SCMC) Section 17.04.040 governs.

5. Design Guidelines - All development under this Section is also subject to the Design Guidelines set forth in Chapter 3.

6. Site Plan Review - All projects regulated by this Section shall be subject to Site Plan Review in accordance with Section 601.

Section 47. Forster Ranch Specific Plan, Sections 501(F, 7), 502(F, 9), 502(G, 15), 504(F, 12), and 505(F, 8), Fences, Walls, and Hedges, is amended in its entirety to read as follows:

EXHIBIT 6-D
Pursuant to the Zoning Ordinance, fences, walls, and hedges serving the same purpose as a fence shall be no greater than 6 feet in height within required side and rear setback areas, and 3' - 6" in height within required front setback areas and exterior side setback areas abutting a street. The height may be increased where necessary for noise mitigation or retaining walls pursuant to Section 601, Minor Administrative Adjustments. Walls adjacent to scenic highways shall conform to Section 305 design standards. Where swimming pools are located, fences must comply with the City's safety standards for swimming pool fences. Refer to the Zoning Ordinance for retaining wall standards.

Section 48. Forster Ranch Specific Plan, Section 502, 503, 504, 505, 506, 507, 508, 509, 510, and 511(A, 3), Standards Not Listed, is amended in its entirety to read as follows:

Standards Not Listed - Whenever a standard or regulation is not set forth in this Specific Plan, the Zoning Ordinance shall regulate (see Appendix B for the appropriate Zoning Ordinance Section).

Section 49. Forster Ranch Specific Plan, Section 502, 503, 504, 505, 506, 507, 508, 509, 510, and 511(A, 4), Land Uses Not Listed, is amended to read as follows:

In cases where it is not clear whether a proposed land use is permitted under this Section, refer to the Zoning Ordinance. If also not specifically addressed in the Zoning Ordinance, SCMC 17.04.040 governs.

Section 50. Forster Ranch Specific Plan, Section 502, 503, 504, 505, 506, 507, 508, 509, 510, and 511(A, 5), Site Plan Review, is struck in its entirety with subsequent section renumbered accordingly.

Section 51. Forster Ranch Specific Plan, Section 502(F, 2), 502 (G, 2), 504 (F, 2), and 505 (F, 2), Minor Exceptions, is amended to clarify minor exceptions to development standards are granted in accordance with Section 17.16.090 of the Zoning Ordinance.

Section 52. Forster Ranch Specific Plan, Section 502(F, 3) and 502 (G, 4), 504 (F, 4), Maximum Dwellings Per Lot, is amended to clarify the maximum number of dwelling units per lot for single-family lots is one primary residence.

Section 53. Forster Ranch Specific Plan, Section 504(B, 3), Principal Uses Permitted, is amended in its entirety to read as follows:

Residential health care, community care, elderly care, or child day care facilities as identified in the California Health and Safety Code and Zoning Ordinance.

Section 53. Forster Ranch Specific Plan, Section 505 (E, 2), Temporary Uses and Structures Permitted, is amended in its entirety to read as follows:

Outdoor sales or promotional events in accordance with Section 17.16.150 of the Zoning Ordinance
EXHIBIT 6-D
Section 53. Forster Ranch Specific Plan, Section 505 (F, 3), Maximum Height of Main Building, is amended to clarify the allowed building height in neighborhood commercial zoning districts and reads in its entirety as follows:

Maximum Height of Main Building – 33’-0 Top of Roof; 26’0” Plate; 2 stories Section 53. Forster Ranch Specific Plan, Chapter 6, Development Review Process, is amended in its entirety and reads as follows:
601 Legal Authority
602 Development Review Procedures
603 Amendments to the Specific Plan
604 Enforcement
605 Severability
601 LEGAL AUTHORITY
This Specific Plan has been prepared and adopted pursuant to Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 of the California Government Code. The California Government Code authorizes Cities such as San Clemente, to adopt Specific Plans as a more comprehensive method of implementing the General Plan. The Specific Plan bridges the gap between the goals and policies of the General Plan and the site-specific criteria of a tentative tract map or site plan. This Forster Ranch Specific Plan is a regulatory plan constituting the zoning for the property.

Development Plans or Agreements, Tract or Parcel Maps, and any action requiring discretionary or ministerial approval by the City shall be consistent with this Specific Plan as adopted by City Council.

The City shall have the authority to enforce this Specific Plan according to state law and the Municipal Code, including but not limited to general permit procedures for appeals, concurrent review of multiple applications, public notification requirements, time extensions, revocations, modifications, etc. In any instance where this Specific Plan has a requirement that differs from the Zoning Ordinance, Specific Plan provisions take precedence. Where the Specific Plan is silent on an issue, the requirements of the Municipal Code shall apply.
602 DEVELOPMENT REVIEW PROCEDURES
A. PURPOSE AND APPLICABILITY
This Section describes procedures for the City review and permitting of projects within the Forester Ranch Specific Plan area. Projects include but are not limited to, requests to establish certain land uses, develop and subdivide property, modify existing development, and install signage. The City reviews and processes proposals according to State law, the Municipal Code and the Local Coastal Program, including this Specific Plan. When Site Plan Permits and other applications are processed concurrent with Tentative Maps, the approving body (i.e. City Council or Planning Commission) shall be the approving body stated in the Subdivision Ordinance for Tentative Map approval.

B. ENVIRONMENTAL REVIEW
EXHIBIT 6-D
All applications for discretionary review and approval shall be subject to environmental review in accordance with the California Environmental Quality Act (CEQA) Guidelines and City procedures.

C. LOCAL COASTAL PROGRAM
A portion of Sector G of the Forester Ranch Specific Plan is within the Coastal Zone, therefore applications are reviewed according to the California Coastal Act of 1976 as amended and contained in the California Public Resources Code (Section 30000 et seq.). The Local Coastal Program for the Forster Ranch area includes land use policies in the Coastal Land Use Plan (LUP) and regulations and procedures within this Specific Plan and the Zoning Ordinance.

The City reviews and processes proposals according to State law, the Coastal Land Use Plan (LUP), this Specific Plan, and the Zoning Ordinance. Following City approval of permits, projects that do not meet criteria for the Coastal Categorical Exclusion Order, must be reviewed and approved by the City “in-concept” before applications are submitted to the Coastal Commission for processing.

The City does not have an Implementation Plan (IP). The City is preparing an IP for public review and City Council consideration, and Coastal Commission certification.

Until IP certification is complete, this Specific Plan and the Zoning Ordinance function as implementation plans for the Pier Bowl area.

D. TENTATIVE MAPS
Applications for approval of Tentative Tract and Tentative Parcel Maps shall be reviewed in accordance with the City’s most current Subdivision Ordinance (Chapter 35 of the Municipal Code). Preliminary grading concept plans shall be approved in association with approval of a Tentative Map. Grading concept plans shall be reviewed for consistency with this Specific Plan. The City may impose specific conditions on Tentative Maps in addition to the requirements of this Specific Plan.

E. SUBDIVISION ORDINANCE
Subdivisions, lot mergers, lot line adjustments, and corrections shall be reviewed according to State law and the City’s Subdivision Ordinance. Preliminary grading concept plans shall be approved in association with approval of a Tentative Map.

Grading concept plans shall be reviewed for consistency with this Specific Plan. The City may impose specific conditions on Tentative Maps in addition to the requirements of this Specific Plan.

F. INTERPRETATIONS
Development standards and uses not specifically addressed in this Specific Plan are subject to the Zoning Ordinance in Title 17 of the San Clemente Municipal Code (SCMC 17). If the standard or use is also not specifically addressed in the Zoning Ordinance, Municipal Code Section 17.04.040 (SCMC 17.04.040) governs. In addition to general findings required for interpretations in SCMC 17.04.040, the review authority shall find the interpretation is consistent with LUP land use policies.

EXHIBIT 6-D
G. GRADING
If grading is proposed, a grading permit shall be required depending on the amount and nature of work proposed. Grading permits are required to ensure grading is completed according to State law, the Municipal Code, and the City’s Grading Manual.

H. ARCHITECTURAL PERMITS
All applications for development within the Forster Ranch Specific Plan shall be subject to the requirements of an Architectural Permit in accordance with the Zoning Ordinance. The purpose of the Architectural Permit is to implement both the Design Guidelines in Chapter 3 of this Specific Plan, as well as the Purpose and Intent stated in the Architectural Permits Section of the Zoning Ordinance. The City may impose specific conditions on Architectural Permits in addition to the requirements of this Specific Plan.

I. SITE PLAN PERMITS
Except for custom homes on individual lots, applications for development within the Forster Ranch Specific Plan , shall be subject to the requirements of a Site Plan Permit according to the Zoning Ordinance. The purpose of the Site Plan Permit is to implement both the Design Guidelines in Chapter 3 of this Specific Plan, as well as the Purpose and Intent stated in the Site Plan Permits Section of the Zoning Ordinance. The City may impose specific conditions on Site Plan Permits in addition to the requirements of this Specific Plan. Applications for anything other than new development shall be reviewed and processed in accordance with the Zoning Ordinance requirements for Site Plan Permits or Minor Site Plan Permits as determined by the Zoning Ordinance.

J. SIGNS
Sign applications shall be processed in accordance with the City’s Sign Ordinance and the Sign Program for the site.

K. MINOR ADMINISTRATIVE ADJUSTMENTS
Where specifically permitted in Section 5, Development Standards, the City Planner may approve minor adjustments to development standards. Adjustments made to development standards must be consistent with the intent of the design guidelines.

L. OTHER APPLICATIONS
All other permits not identified by this Specific Plan shall be processed according to the Zoning Ordinance, including but not limited to, Conditional Use Permits, Variances, and Discretionary Sign Permits.
603 AMENDMENTS TO THE SPECIFIC PLAN
Amendments to this Specific Plan shall be reviewed and processed in accordance with the Zoning Ordinance, or the Implementation Plan following its certification by the Coastal Commission. If land use policy or map changes are required, a General Plan EXHIBIT 6-D
and Coastal Land Use Plan amendment shall be reviewed according to the Municipal Code. If the City Planner determines that a General Plan Amendment is required, said application shall be reviewed and processed in addition to the Specific Plan Amendment in accordance with the Zoning Ordinance.
604 ENFORCEMENT
This Specific Plan promotes orderly development and the zoning for the Forster Ranch area. Consistent with the Municipal Code, any violation of the standards and regulations identified in the Specific Plan adopted by the City Council shall be considered a violation of the Zoning Ordinance.
605 SEVERABILITY
In the event that any plan, diagram, regulation, condition, program, or other portion of this Specific Plan is held invalid by a court of competent jurisdiction, such portion(s) shall be deemed separate, distinct, and independent provisions of the Specific Plan and the invalidity of such provisions shall not affect the validity of the remaining provisions of the Specific Plan.

Section 53. Forster Ranch Specific Plan, Chapter 7, Definitions, is amended to modify the definition for Agricultural Uses in its entirety as follows:
“Agricultural Uses” shall mean farming, including all types of agriculture and horticulture, grazing, and small animal farms not including commercial kennels, poultry farms, or dairies. Cannabis growing operations are not considered an agricultural use.

EXHIBIT 6-E
Specific Plan Amendment 21-229
Marblehead Coastal Specific Plan
Section 1. Marblehead Coastal Specific Plan, Cover Page (pages 1 &2), is amended to update document’s last amendment date, current City Council and Planning Commission, and remove reference to Planning Consultants and City Staff.

Section 2. Marblehead Coastal Specific Plan, Section 105 (III), Marblehead Coastal Planning History, is amended to provide history on Specific Plan Amendments (SPA) 21-229, and adds the following as a final paragraph:

In December 2022, SPA 21-229 addressed amendments made to the General Plan in 2014 and 2015 (GPA 13-043, GPA 15-049). General Plan Amendments GPA 13-043 and GPA 15-049 modified land use designations in the Marblehead Coastal Specific Plan from General Open Space (OS3) to Private Open Space (OS2), Regional Serving Commercial (RC1) to Regional Commercial (RC), and Coastal/Recreation Serving Commercial (CRC1) to Coastal and Recreation Serving (CRC).

Section 3. Marblehead Coastal Specific Plan is amended in its entirety to modify all references to General Open Space (OS3) as Private Open Space (OS2), Regional Serving Commercial (RC1) as Regional Commercial (RC), and Coastal/Recreation Serving Commercial (CRC1) as Coastal and Recreation Serving (CRC), including all text, exhibits, and figures within the document. Modified exhibits include the following as listed and shown below:
 Exhibit 1-4, General Land Use Designations
 Exhibit 2-1, Master Land Use Plan
 Exhibit 2-3, Open Space Features
 Exhibit 2-10, Landscape Concept Plan
EXHIBIT 6-E
EXHIBIT 6-E
EXHIBIT 6-E
EXHIBIT 6-E
EXHIBIT 6-E
Section 4. Marblehead Coastal Specific Plan, Section 103, Relationship to Other City Planning Documents, is amended in its entirety to read as follows:

This Specific Plan is a tool for the implementation of General Plan long-term goals and policies for achieving San Clemente’s vision. It guides growth and development to achieve optimum results from the City's physical, economic, environmental and human resources. The General Plan is made up of thirteen elements: Land Use; Urban Design; Historic Preservation; Economic Development; Mobility and Complete Streets; Housing, Beaches, Parks and Recreation; Natural Resources; Coastal; Safety; Public Services, Facilities and Utilities; Growth Management; and Governance. Separately, the City more regularly adopts updates to the State mandated Housing Element. The City also has a Climate Action Plan (CAP) that links with the General Plan.

The General Plan establishes what types of land uses will be permitted and where they can be located, allowable densities for development, and the proportional relationship of the built environment to the natural environment. The General Plan also identifies the location and criteria for open space preservation, the basic design and phasing of the circulation system, future infrastructure and public service needed, and methods to protect environmental resources. The City’s physical form and image, economy, and social fabric are greatly influenced by the General Plan. The General Plan remarks on the crucial role the natural environment plays in sustaining community lifestyle and the local economy. As such, the CAP builds upon the environmental values set forth in the General Plan. The CAP focuses on water, energy, and waste consumption as areas targeted for action to create efficiencies.

Section 4. Marblehead Coastal Specific Plan, Section 106, General Plan and Zoning, is amended to remove bullet point section, OS3: General Open Space, in its entirety.
 OS3: General Open Space – Publicly owned open space limited to open space preservation areas, infrastructure, athletic fields, and access roads and parking.

Section 6. Marblehead Coastal Specific Plan, Section 202, Master Land Use Plan, amends the descriptive sentence of Exhibit 2-2, Illustrative Site Plan, in the first paragraph to replace “general open space” with “public and private open space” Section 7. Marblehead Coastal Specific Plan, Section 202 (III), Residential Neighborhoods, is amended to clarify single-family housing in Planning Areas 2A and 2B are planned to provide 4.5 dwelling units per gross acre.

Section 8. Marblehead Coastal Specific Plan, Section 203, Affordable Housing Program, is amended to be re-written in its entirety as follows:

New residential development in the Marblehead Coastal Specific Plan area shall be consistent with policies and programs in the City’s Housing Element. As required by San Clemente’s Housing Element Inclusionary Housing Program (per Section 17.24.120), the development project in Marblehead Coastal was conditioned during the application review process to provide a minimum of 15 percent of the units built as affordable housing units. The project proposed a buildout of 313 dwelling units requiring up to 47 affordable units under these provisions. Compliance with the City’s Inclusionary Housing Program affordable housing requirement was satisfied through payment of in-lieu fees. The Affordable Housing Agreement was executed on February 2nd, 2006. The following Housing Element programs highlight affordable and senior housing development policies as of December 2022:

I. INCLUSIONARY HOUSING
EXHIBIT 6-E
The Housing Element inclusionary housing program (implemented by Zoning Ordinance Section

17.24.120) requires developers of six or more units to set aside four percent of the total number of units for households earning 50 percent or less of the median income. This affordable requirement can be provided either on‐site, off‐site, or through the payment of an in‐lieu fee or provision of land. The in‐lieu fee option was intended primarily for small to midsize in‐fill developments or subdivisions where insufficient land exists to provide both for‐sale and rental units.

II. DENSITY BONUS AND OTHER INCENTIVES
The City provides density bonus and other housing regulatory incentives in Zoning Ordinance Section 17.24.070 to implement California Government Code Section 65915 for affordable housing projects. When an applicant seeks a density bonus for a housing development or for the donation of land for housing in the City, then the City shall provide the applicant with incentives or concessions for the production of housing units. The incentives or concessions are limited in that they shall not adversely impact coastal access, public recreation, community character, any other sensitive coastal resource, or any other resource governed by Chapter 3 of the Coastal Act. For further details on these provisions, please refer to State Government Code Section 65915 and Zoning Ordinance Section 17.24.070.

Section 9. Marblehead Coastal Specific Plan, Section 204, Parks, Open Space, and Recreation Trails, is amended to remove the first sentence as read below:

The General Plan requires that 30 percent of the site be preserved as open space.

Section 10. Marblehead Coastal Specific Plan, Section 204 (I (a), GENERAL OPEN SPACE (Jim Johnson Memorial Sports Park), is amended to be retitled as “PRIVATE OPEN SPACE (Jim Johnson Memorial Sports Park)”, with subsequent subsections renumbered to adjust for the change, and referred to as “Private” rather than “General” open space.

Section 11. Marblehead Coastal Specific Plan, Section 207, Landscape Concept, is amended to refer to the most updated General Plan document, Mobility and Complete Streets Element, and State Model Water Efficiency Ordinance (MWELO), by title only.

Section 12. Marblehead Coastal Specific Plan, Section 301 (II), Use of Guidelines, is amended in its entirety to read as follows:

The design guidelines in this Chapter are used in conjunction with the City’s Design Guidelines. First, the design guidelines in this Chapter are used as the primary reference for desired design principles in the Marblehead Coastal area. Then, when this Chapter does not address a site design, grading, landscaping, or architectural design topic, the City’s Design Guidelines should be used as a reference to design projects.

The Marblehead Coastal design guidelines are used to design and evaluate projects that are subject to design review through a discretionary permit process, according to Chapter 6. This includes but is not limited to projects involving new development, certain signage, and additions or major exterior modifications to existing structures. When projects do not require a discretionary permit, the City recommends these design guidelines be followed, but a decision is not made on a project based on consistency with design guidelines.

Design guidelines describe desired principles for designing projects that implement the General Plan and urban design program. The guidelines also provide a framework for decision-makers to evaluate design and make the necessary findings for design-related decisions. The Design guidelines should assist design efforts EXHIBIT 6-E
to meet or exceed the City’s quality standards. More specifically, the objectives of the Design guidelines are to:
 Preserve and strengthen San Clemente's unique atmosphere and historic identify as the “Spanish Village By The Sea.”
 Help implement the grading, land use, landscape, and other concepts described in Chapter 1.  Define a consistent approach to site planning, architecture, streetscape, lighting, landscaping, and other design elements to achieve visual harmony within the Marblehead Coastal area.  Preserve significant natural coastal zone features and develop pedestrian/open space linkages within and between neighborhoods.
 Recognize the unique character, constraints, and opportunities of the Marblehead Coastal area.  Maintain and enhance public view corridors.

Section 13. Marblehead Coastal Specific Plan, Section 302 (V), Scenic Views, is amended to refer to public vistas as “public view corridors” as identified in Chapter 2 of the Specific Plan document.

Section 14. Marblehead Coastal Specific Plan, Section 303 (II, D), Signs, clarifies a Master Sign Program shall be provided for proper review when considering signage proposed in commercial centers.

Section 15. Marblehead Coastal Specific Plan, Section 304, Landscape Guidelines, is amended in its entirety to read as follows:

I. INTRODUCTION
Landscaping is an important component of the urban-design fabric; to a large extent, it establishes the overall site character. Well-conceived plantings can do much to transform an otherwise dull and barren site into a more useful, comfortable, and pleasant place. It also softens the visual image of architecture or development. A common landscape theme helps create a sense of place; it can provide areas for public activity by creating attractive spaces to enjoy views, relax, and recreate.

The three primary goals for Marblehead Coastal Landscape Guidelines are to:
1) Enhance the areas "Spanish-Village" character,
2) Create a sense of arrival, and
3) Maintain and enhance public view corridors.

A. “Spanish Village” character - The landscape and streetscape concept, described in this Chapter, will maintain and enhance the "Spanish Village" character of Marblehead Coastal.

Plant materials should be consistent with traditional plantings found at California Missions or in association with Spanish Colonial Architecture such as palms, flowering trees and vines, drought-tolerant plants, and succulents.

B. Sense of arrival - The streetscape should create a "sense of arrival" at key intersections entering the Marblehead Coastal area. This goal is accomplished by creating focal areas, or entries, at key intersections along the main circulation routes. These entries are made EXHIBIT 6-E
"focal" by highlighting the location with highly noticeable plant material, gateway structures, street furniture, or other spatial enhancements which signify changes in location, direction, or importance, in other words, gateways are created. The intent then is that the user notices the change from outside to inside, recognizes it as the gateway, and has the desired "sense of arrival."
C. View corridors - A goal of the Specific Plan is to maintain and enhance public view corridors while allowing tree planting that supports and directs the streetscape. Public view corridors are shown on Exhibit 2-11 in Chapter 2. These views should be enhanced, directed, or protected by the planned streetscapes. The relative positioning of street trees, as well as the types selected, will allow windows of view in the key areas, as needed. Street trees are chosen, in part, for their respective character of becoming a manageable, mature size.

II. ORNAMENTAL LANDSCAPE ELEMENTS
A. Slope Landscaping - Major slope banks should be graded and landscaped to reflect the appearance of natural slopes in the area. Shrubs should be arranged in broad informal masses. These masses should be built up to produce a "mounding" or textured appearance on the slope surface similar to natural slopes. Trees used on slopes should be of rounded, less vertical species. They should be planted in informal groupings on the lower half of the slope to visually reduce the height of the slope when viewed from below, without blocking views from the top.

B. Parking Area Screening - Parking and circulation areas should be screened from the street by means of landscaping and berming in order to shield views of cars and paving, while promoting views of buildings on the site. Trees should be planted throughout the parking areas to soften the visual impact of large expanses of asphalt. Opportunities to add tree canopies for shade without obstructing public view corridors are encouraged.

C. Parking Structure Screening - Parking structures shall have plant material used on the perimeter of the structure to soften the visual impact of the structure from offsite views, consistent with the Habitat Management Plan. This plant material should reflect the open space natural plant communities as they currently occur on the site, with the additional use of ornamental screening plantings within 15 feet of the structure.

D. Boundary Landscaping - Boundary landscaping should be installed along all property lines with at least one tree planted for every 30 lineal feet on average. Landscape mounding can be used along all arterial highways unless determined infeasible by the Planning Commission or City Council, as appropriate, due to safety or other site considerations.

E. Decorative Paving - Decorative paving at project entries and interior project pedestrian areas should be used. Decorative paving should consist of brick, tile, pavers, stamped concrete, or similar materials.

F. Street Trees - Street trees should be provided in front yards on local and collector streets at an average ratio of one tree per every 30 feet of frontage, in order to provide a shade canopy along street edges and visually soften the effect of buildings and hardscape as viewed from the street. Trees should be a minimum of 15 gallons in size and should be planted within 15 feet of the sidewalk (or curb where there is no sidewalk). Preferred species must be selected per Coastal Commission requirements for Public Roads (Avenida Costa Azul and Via Artemesia) – See Appendix D1 and Private Roads – See Appendix D2 in Landscape Design Guidelines Book, dated December 23, 2005.

EXHIBIT 6-E
G. I-5 Landscape Treatments for Project Perimeter - Landscape treatments along the project perimeter will utilize ornamental and native plantings. This treatment is encouraged to soften the potential visual impacts and to comply with the Habitat Management Plan.

Landscape treatments shall be used to screen some areas, while enhancing and preserving some view corridors in other areas. There are existing small segments of views, which lead into the commercial center. The applicant shall work with Caltrans to preserve, if feasible, the existing eucalyptus trees within the Caltrans right-of-way adjacent to the proposed regional commercial center.

1. Screening - The utility area and rear of building which face the I-5 Freeway shall be screened with plants. Wherever possible, trees should be planted which grow to exceed the height of the building to break up the long horizontal lines.

2. Buffer Area - A landscape buffer shall be provided adjacent to I-5, having a minimum width of 5 feet from the I-5 right-of-way.

H. Landscape Adjacent to Commercial Buildings - Commercial buildings may have a landscape area immediately adjacent to the front and sides of buildings except for loading and service areas. These areas shall be considered in meeting the overall 15 percent site landscape area requirement. Covered walkways, patios, courtyards, and landscape areas may be counted toward the total landscape requirements.

I. Commercial Pedestrian Plaza Treatments - San Clemente has the potential to develop courtyards for pedestrians, which take advantage of the City’s exceptional climate. If possible, it is preferable that the courtyards be partially visible from the street and surrounding commercial/retail areas. Courtyard treatments will be used for pedestrian areas consisting of decorative paving and landscaping. The total courtyard area shall count toward the landscape requirements.

1. The Entertainment Court - Entertainment facilities, retail shops, and restaurants shall be provided at the edges of the Entertainment Court. Blank walls or dead spaces without pedestrian interest shall be minimized. The design of the courtyard may provide a choice of sunny and shaded areas, variety of texture and color, movable seating and table (for outdoor eating), and a focal point object.

2. The Retail Promenades - The Retail Promenade walk system located in front of the retail stores will be primarily made of various forms of decorative concrete, with landscape planters and movable pots to create people spaces. Outdoor furniture shall be located at convenient locations.

3. The Restaurant Plazas - The Restaurant Plazas shall primarily be established as outdoor eating areas. These plazas shall maximize ocean vistas whenever possible.

The design of these plazas shall be similar to the Entertainment Plaza, yet on a smaller scale for single or double users.

J. Transition from Off-Ramp Planting - The landscape at the Avenida Vista Hermosa and I5 off-ramp will follow the landscape concept of Palms, and Bougainvilleas, transitioning into the commercial center parkway landscape for the first 300 feet.

K. Commercial Landscape Screening and Buffers - Landscape screening and buffers are necessary to provide a visual barrier between utility structures and functions (i.e., loading areas) and off-site areas. A landscape screen may consist of walls with landscaping, or massings of trees, shrubs, and groundcover planters in key areas along the perimeter of the development to mitigate unfavorable views from off-site.

EXHIBIT 6-E
L. Commercial Landscape Area Requirements - A minimum of 10 percent of the site area shall be landscaped. This percentage includes landscape buffers within the site (adjacent streets and highways), landscape islands, tree wells and other landscape planting areas within the site, landscape easements, and hardscape outdoor pedestrian areas.

M. Commercial Parking Lot Landscape Treatments - Parking areas shall be broken up by a combination of building placement and landscape planting (primarily trees for visually screening). Landscape planting in parking areas shall be located in planter areas (landscape islands and tree wells), which are bounded by concrete curbing (minimum 6 inches high).

Tree wells in parking areas shall have a minimum size of 5 feet by 5 feet (outside curb dimension). Landscape islands and tree wells shall contain trees, shrubs and groundcover.

1. Landscape Areas - The landscape areas within the parking lot shall contribute to the overall 15 percent landscape area requirement for the site (landscape area calculated based on net site area excluding building footprints). No specific landscape area percent is designated exclusively for the parking lot area.

Landscape fingers with a minimum width of 5 feet to the outside curb shall occur at the end of all parking stall runs, except at pedestrian paved areas.

2. Tree Requirements - A minimum of one 15-gallon tree shall be provided for every 10 parking stalls on average. Due to the unique view opportunities of this site, palm trees shall be counted toward the tree count requirement. Clustering of parking lot trees to allow for view corridors shall be encouraged where appropriate.

3. Tree Selection - Trees used within the parking lot shall be from the Marblehead Commercial parking lot plant palette or approved by the City Planner. A consistent emphasis on view, coordination, clustering, and circulation shall be realized within the tree layout.

4. Shrub Selection - Shrubs within the parking areas shall be over 8 inches in height, but not exceed 36 inches in height, so as not to obstruct auto visibility. All parking lot tree planters shall also contain shrubs.

5. Groundcover Use - Groundcover plant material is not required in tree wells if there are adequate shrubs for eventual full coverage of groundcover areas.

6. Tree Well Irrigation - Drip irrigation is encouraged in tree well areas.

7. Parking Lot Screening - Along Avenida Vista Hermosa, parking areas for the commercial development shall be screened from the street by means of landscape planting or berming in the landscape buffer. A continuous screen 30 inches in height should be formed by the use of plants or berms. Shrubs should be 30 inches in height after 2 years growth, and should be spaced in massed plantings so that branches inter-twine.

III. SCENIC HIGHWAYS
A. Parkways Within the Right-of-Way - In accordance with the Master Landscape Plan for Scenic Corridors, landscaped parkways adjacent to scenic highways should generally be 15 to 20 feet in width. Bikeways may be placed within or outside these parkways.

Sidewalks may be adjacent to the curb or may meander through the parkways. Such specific design considerations will be approved by the City at the project level of review.

Scenic highway cross-sections for Avenida Vista Hermosa, Avenida Pico, and El Camino Real are as shown on Exhibits 4-1 and 4-2.

EXHIBIT 6-E
B. Plant Palette - Plant materials utilized in scenic highway medians and parkways should be consistent with the Landscape Guidelines approved by the Coastal Commission and landscape theme described in Chapter 2, reflecting the City’s “Spanish Village By The Sea theme.”
C. Wall Adjacent to Scenic Corridors - Masonry or stucco walls or view fences (e.g. wrought iron) should be used adjacent to scenic highways instead of wood fences. Designs should incorporate colors, materials, and finishes that blend with the surrounding environment.

Wall standards are as follows:

1. Materials and general appearance are to be consistent on both sides of Avenida Vista Hermosa.

2. Setbacks for walls should vary to add interest to the streetscape. Long straight stretches of wall are to be avoided. Walls may be opened up at select locations with panels of wrought iron, tubular steel, or similar materials.

3. Wall heights should be less than 6 feet wherever feasible.

4. Landscaping should be integrated into wall design to soften appearance.

IV. FUEL MODIFICATION
A fuel modification zone is a wide strip of land where flammable native vegetation is removed or thinned, and partially or totally replaced with drought tolerant, fire resistant plants. The many variables involved with fuel modification make precise regulations for general application infeasible. Therefore, each project must be reviewed for its particular needs. These guidelines may be modified in areas where unique conditions or biological resources exist, subject to review and approval of the Fire Marshall.

Fuel modification generally consists of a wet zone and one or more thinning or fuel modification zones. The wet zone, also referred to as the irrigation zone, generally extends from the edge of a graded pad or the limit of an area where storage of combustible materials or combustible structures may be located. The project wet zone will vary (when needed), and planted only with fire resistant plants and permanently irrigated. The thinning zone is not needed on most of this project because slopes are not expansive and the project is not adjacent to wildland conditions. Plant selection should comply with the Fuel Modification Standards of the Orange County Fire Authority and with requirements of the California Coastal Commission. The Habitat Management Plan and the Landscape Concept for the residential and commercial Site Plans identify specific standards and locations for fuel modification for this project.

V. STREETSCAPE GATEWAYS
The Marblehead Coastal area is accessed from outlying neighborhoods and I-5 Interstate Freeway by primary and secondary arterial routes shown on Exhibit 3-3. Street intersections at these primary and secondary intersections should be improved with design elements that provide a “sense of arrival” and create a first impression of Marblehead Coastal’s character.

A. Primary gateway - The primary gateway intersection is located outside the Marblehead Coastal Specific Plan where the offramp to the I-5 Interstate Freeway enters the primary circulation route (West Avenida Vista Hermosa), eventually leading to Avenida Pico, the area’s other primary arterial route. Entering the Marblehead Coastal area along West Avenida Heromsa is the primary, most traveled gateway to Marblehead Coastal. As the EXHIBIT 6-E
main gateway to the area, the intersection should have design features that create a "sense of arrival” bold enough to capture the attention of people traveling to the area.

B. Secondary gateways - Secondary gateways exist along the primary arterial routes of West Avenida Hermosa. When entering the area through the primary gateway, visitors will pass through the secondary gateway and intersection where the entrances of Jim Johnson Memorial Sport Park and Outlets of San Clemente are located, then eventually the secondary gateway at the intersection of Via Canon Verde leading to a separate entrance to the Outlets of San Clemente. These intersections are secondary entries. The secondary circulation routes are important to identify and highlight with special design features; again, to create the "sense of arrival," as well as to visually define the boundaries of the area. Secondary entries are important but less in scale than the primary gateway.

VI. CRITERIA FOR PLANT SELECTION
Plantings should be consistent with the following planting guidelines so landscape and streetscape designs fit with the desired landscape concept for the Specific Plan. Plant types and landscape plants are reviewed by the City for consistency with this Specific Plan and Local Coastal Program as a part of the project approval process.

A. Plants (non-native, non-invasive), which are consistent with the City’s Spanish Village By The Sea theme, are encouraged in residential and commercial areas. These include select palm, citrus, and fruitless olive trees, and flowering shrubs and vines (or drought tolerant substitutes). Native species are preferred for open space areas.

B. Plants must be primarily drought-tolerant and consist of non-invasive species. Plants should consist of non-toxic varieties in the public right-of-way and not have root systems that could become intrusive to underground infrastructure, such as sewer systems, because aggressive roots can damage sewer lines and cause sewer spills.

C. Consideration shall be given to reducing landscape maintenance and water consumption, adaptability to high-salt and high-boron soil conditions present in Marblehead Coastal low fire-fuel content in transition areas between development and open space, and enhancement of slope stability and erosion control.

D. Invasive or otherwise undesirable species, as listed by the City, should not be used unless the City determines that other desired characteristics of such a species for a specific use will override the undesirable characteristics.

E. Within natural open space areas preference should be given to species native to the Southern California coastal region, and subject to the foregoing constraints pertaining to soil and other environmental conditions.

Chapter 4, Implementation, includes a future update of plant lists in the City’s Design Guidelines for consistency with LUP policies, including a policy that calls for street trees in the coastal zone to emphasize California Native tree species. After this implementation project is completed, the updated plant lists in the City’s Design Guidelines should be used as a primary reference for plant selection. Plant species can vary from the Specific Plant species listed in the City’s Design Guidelines but must be consistent with the LUP.

Section 16. Marblehead Coastal Specific Plan, Section 401, Development Phasing, is amended to be retitled as Section 401, “Purpose”, and is rewritten in its EXHIBIT 6-E
entirely as follows:

This Chapter describes implementation measures for this Specific Plan. This Chapter includes a discussion of general development requirements for public improvements and an overview of future planning initiatives to meet goals for the Marblehead Coastal area.

Marblehead Coastal is mostly developed with infrastructure capacity and services adequate for planned uses. Therefore, this Chapter does not layout a detailed phasing and implementation plan for specific issues. Moving forward, implementation of this specific plan involves ensuring future projects: 1) are consistent with the General Plan and Local Coastal Program Land Use Plan (LUP), 2) follow design guidelines, 3) comply with development standards, and 4) construct required infrastructure improvements based on programs and funding sources described in this Chapter.

The development of the property and the construction of future infrastructure improvements outside the tract boundary such as the construction of the Avenida Pico improvements are the responsibility of the applicant and/or the future landowner(s), except as provided for by the RCFPP. Section 407 identifies all mitigation measures required by Environmental Impact Report No. 95-01, and the method of monitoring those impacts.

Section 17. Marblehead Coastal Specific Plan, Section 402, Circulation Phasing, is amended to be retitled as Section 402, “Public Improvements”, and is rewritten in its entirely as follows:

Each year, the City Council adopts an update of the Capital Improvement Program (CIP) with a budget.

The CIP includes public construction projects and purchases of land, equipment, and contract services. The City utilizes “master plans” to guide the development and maintenance of existing public infrastructure, as well as future capital improvements. The plans provide a foundation for the development of goals and priorities for public capital improvement projects. The list of master plans includes:
 Centennial General Plan
 Local Coastal Program
 Climate Action Plan
 Bicycle and Pedestrian Master Plan
 Master Plan for City Facilities
 Park & Recreation Master Plan
 Regional Circulation Financing and Phasing Program (RCFPP)  Street Improvement Program
 Water Master Plan
 Drainage Master Plan
 Wastewater (Sewer) Master Plan
 Water and Sewer Asset Management Plan
 Recycled Water Master Plan
 Urban Runoff Management Plan
Through a public review process, these plans are developed to provide goals and policies for achieving San Clemente’s vision. The plans guide growth and development, including decisions on the maintenance and development of public infrastructure. The plans demonstrate the City’s commitment to long-range capital improvement programming by focusing attention on the current and future needs of the community, while balancing the community’s needs with its available fiscal resources. The CIP Committee, consisting of members from all City departments, annually prepares and updates a capital improvement plan. Projects are reviewed by the CIP Committee to ensure that the City’s priorities are addressed and that staffing levels and funds are adequate to complete the projects. Capital Improvement Program projects are based on the following four categories:
 Replacement. Existing improvements that are deteriorated and need to be replaced and/or upgraded to EXHIBIT 6-E
continue to provide service and to meet current codes and regulations.  Expansion. New improvements that are growth-related and funded through development fees. These improvements are identified in master plans and/or agreements, and funding sources are in place.  Growth. New improvements based on projected development. These projects are “development dependent”, and the funding source is through future development fees and/or financing by developers.  Economic Vitality and Diversity. This includes construction of improvements for promotion of economic vitality and diversity and to eliminate and prevent the spread of blight and deterioration in the City.

Section 18. Marblehead Coastal Specific Plan, Section 403, Bikeway and Trail Phasing, amends the second paragraph as follows:

As conditioned, the Marblehead Canyon multi-purpose recreation trail was completed prior to occupancy of the first residential dwelling unit. Recreation trail easements for trails outside of the public right-of-way shall be offered for dedication to the City and maintained by the developer until responsibility is assumed by the City or a master property owner association.

Section 19. Marblehead Coastal Specific Plan, Section 404, Infrastructure Improvements, is amended and reads in its entirety as follows:

Developers of property within the Marblehead Coastal area will construct required infrastructure improvements, such as streets, water lines, bikeways, trails, sewers, storm drains, etc., in conjunction with their projects. Developers should consult with the City’s Public Works and Utilities Departments to determine if utility infrastructure improvements are necessary and required to allow a project. Public improvements must be permitted and completed according to engineering design standards, the Municipal Code, and State and Regional regulations.

In terms of the storm water system, the City Master Plan of Drainage should be used as a general guide for improvements to the drainage system within the Pier Bowl area. Additionally, all related Capital Improvement Program (CIP) Storm Drain and Local Drainage projects identified in the City’s 6-year plan should be considered for implementation, as applicable.

When public improvements are required to support a private development, benefiting property owners and/or developers shall reimburse the City for improvements that the City constructs and/or must maintain over time. Reimbursement shall occur through a reimbursement agreement or other mechanism deemed suitable by the City Council by resolution, such as impacts fees. Further guidance on development impact fees may be obtained by contacting staff of the Community Development and the Public Works Departments.

Section 20. Marblehead Coastal Specific Plan, Section 501 (II), Principal Uses Permitted, is amended to clarify uses in Residential Low zoning districts shall be permitted in accordance with requirements of the San Clemente Municipal Code.

Section 21. Marblehead Coastal Specific Plan, Section 501 (II), Principal Uses Permitted, and Section 501 (III), Conditional Uses Permitted, are amended to clarify large and family day-care homes are permitted uses in Residential Low zoning districts per current city definition.

EXHIBIT 6-E
Section 22. Marblehead Coastal Specific Plan, Section 501 (IV), Accessory Uses and Structures Permitted, is amended to add Accessory Dwelling Units (ADUs) as a permitted accessory use to Residential Low zoning districts and that accessory uses interpreted to be normally incidental to a permitted primary or conditionally permitted use are permitted subject to review procedures in Chapter 6, Administration.

Section 23. Marblehead Coastal Specific Plan, Section 501 (VI, I), Minimum Rear Setback for Lots Adjacent to Canyons; Table 5-1, Development Standards for Conventional Subdivisions, and Exhibit 5-1, Residential Rear Yard Canyon Setback, are amended to refer to City’s Land Use Plan, Implementation Plan, and Zoning Code Section

17.56, Coastal Zone Overlay District, for coastal bluff and shoreline standards for rear yard setbacks in Residential Low zoning districts, and reads as follows:

I. Minimum Rear Setback for Lots Adjacent to Canyons - See City’s Zoning Ordinance for coastal bluff and shoreline standards. Where noted on Precise Fuel Management Plan, a 20 foot combustible free zone shall be maintained (See Exhibit 5-1).

TABLE 5-1

DEVELOPMENT STANDARDS FOR CONVENTIONAL SUBDIVISIONS

STANDARD RL
Minimum Side Setback from Interior Property Line 5 feet Minimum Rear Setback from Canyons See SCMC 17.56, Coastal Zone Overlay district; for coastal bluff, and shoreline standards for setbacks
* Site coverage includes any lot area covered by a solid roof (thru, for example, patio covers with spaces between roof slats shall be exempt from this lot coverage limitation). ** Where garages are less than 20 feet from the private street, automatic garage door openers are required. Sectional roll-up garage doors are required.
*** If permitted by standards provided in the City’s Coastal Land Use Plan or Implementation Plan, patio slabs, decks, swimming pools and/or other accessory uses and structures may encroach to within 5 feet of the property line, and if over 72 inches in height must be located outside the 10 foot corner triangle restricted zones (see Exhibit 5-1). Where rear yards abut a project fuel modification zone (measured from property line to building) a 20’ combustible free zone shall be maintained.

EXHIBIT 6-E
EXHIBIT 6-E
Section 24. Marblehead Coastal Specific Plan, Section 506, General Open Space Standards (OS3), is removed in its entirety.

Section 25. Marblehead Coastal Specific Plan, Section 407, Future Conditions of Approval, is amended to add the following as a last paragraph:

The property owner has processed several Coastal Development Permits (CDPs) for other approvals on the property, such as for Emergency Bluff Stabilization and the Dudleya Reserve. Coastal Development Permit 5-03-013 as amended was issued on March 27, 2006 and special conditions apply to the property as shown in Appendix C.

Section 26. Marblehead Coastal Specific Plan, Chapter 6, Development Review and Applications, is amended in its entirety to read as follows:

DEVELOPMENT REVIEW AND APPLICATIONS
601 Legal Authority
602 Development Review Procedures
603 Amendments to the Specific Plan
604 Enforcement
605 Severability
602 Legal Authority
This Specific Plan has been prepared and adopted pursuant to Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 of the California Government Code. The California Government Code authorizes Cities such as San Clemente, to adopt Specific Plans as a more comprehensive method of implementing the General Plan. The Specific Plan bridges the gap between the goals and policies of the General Plan and the site-specific criteria of a tentative tract map or site plan. This Marblehead Coastal Specific Plan is a regulatory plan constituting the zoning for the property. Development Plans or Agreements, Tract or Parcel Maps, and any action requiring discretionary or ministerial approval by the City shall be consistent with this Specific Plan as adopted by City Council.

The City shall have the authority to enforce this Specific Plan according to state law and the Municipal Code, including but not limited to general permit procedures for appeals, concurrent review of multiple applications, public notification requirements, time extensions, revocations, modifications, etc. In any instance where this Specific Plan has a requirement that differs from the Zoning Ordinance, Specific Plan provisions take precedence. Where the Specific Plan is silent on an issue, the requirements of the Municipal Code shall apply.
602 Development Review Procedures
I. PURPOSE AND APPLICABILITY
This Section describes procedures for the City review and permitting of projects within the Marblehead Coastal Specific Plan area. Projects include but are not limited to, requests to establish certain land uses, develop and subdivide property, modify existing development, and install signage. The City reviews and processes proposals according to State law, the Municipal Code and the Local Coastal Program, including this Specific Plan. Except for the 51.5-acre Regional Commercial (RC) site, when Site Plan Permits and other applications are processed concurrent with EXHIBIT 6-E
Tentative Maps, the approving body (i.e. City Council or Planning Commission) shall be the approving body stated in the Subdivision Ordinance for Tentative Map approval.

II. ENVIRONMENTAL REVIEW
All applications for discretionary review and approval shall be subject to environmental review in accordance with the California Environmental Quality Act (CEQA) Guidelines and City procedures.

III. LOCAL COASTAL PROGRAM
The Marblehead Coastal Specific Plan is entirely within the Coastal Zone, therefore applications are reviewed according to the California Coastal Act of 1976 as amended and contained in the California Public Resources Code (Section 30000 et seq.). The Local Coastal Program for the Marblehead Coastal area includes land use policies in the Coastal Land Use Plan (LUP) and regulations and procedures within this Specific Plan and the Zoning Ordinance.

The City reviews and processes proposals according to State law, the Coastal Land Use Plan (LUP), this Specific Plan, and the Zoning Ordinance. Following City approval of permits, projects that do not meet criteria for the Coastal Categorical Exclusion Order, must be reviewed and approved by the City “in-concept” before applications are submitted to the Coastal Commission for processing.

IV. TENTATIVE MAPS
Applications for approval of Tentative Tract and Tentative Parcel Maps shall be reviewed in accordance with the City’s most current Subdivision Ordinance (Chapter 35 of the Municipal Code). Preliminary grading concept plans shall be approved in association with approval of a Tentative Map. Grading concept plans shall be reviewed for consistency with this Specific Plan.

The City may impose specific conditions on Tentative Maps in addition to the requirements of this Specific Plan.

V. SUBDIVISION ORDINANCE
Subdivisions, lot mergers, lot line adjustments, and corrections shall be reviewed according to State law and the City’s Subdivision Ordinance. Preliminary grading concept plans shall be approved in association with approval of a Tentative Map. Grading concept plans shall be reviewed for consistency with this Specific Plan. The City may impose specific conditions on Tentative Maps in addition to the requirements of this Specific Plan.

VI. INTERPRETATIONS
Development standards and uses not specifically addressed in this Specific Plan are subject to the Zoning Ordinance in Title 17 of the San Clemente Municipal Code (SCMC 17). If the standard or use is also not specifically addressed in the Zoning Ordinance, Municipal Code Section 17.04.040 (SCMC 17.04.040) governs. In addition to general findings required for interpretations in SCMC

17.04.040, the review authority shall find the interpretation is consistent with LUP land use policies.

VII. GRADING
If grading is proposed, a grading permit shall be required depending on the amount and nature of work proposed. Grading permits are required to ensure grading is completed according to State law, the Municipal Code, and the City’s Grading Manual.

EXHIBIT 6-E
VIII. ARCHITECTURAL PERMITS
All applications for development within the Marblehead Coastal Specific Plan shall be subject to the requirements of an Architectural Permit in accordance with the Zoning Ordinance. The purpose of the Architectural Permit is to implement both the Design Guidelines in Chapter 3 of this Specific Plan, as well as the Purpose and Intent stated in the Architectural Permits Section of the Zoning Ordinance. The City may impose specific conditions on Architectural Permits in addition to the requirements of this Specific Plan.

IX. SITE PLAN PERMITS
All applications for new development within the Marblehead Coastal Specific Plan, except for custom homes on individual lots, shall be subject to the requirements of a Site Plan Permit in accordance with the Zoning Ordinance. The purpose of the Site Plan Permit is to implement both the Design Guidelines in Chapter 3 of this Specific Plan, as well as the Purpose and Intent stated in the Site Plan Permits Section of the Zoning Ordinance. The City may impose specific conditions on Site Plan Permits in addition to the requirements of this Specific Plan. Applications for anything other than new development shall be reviewed and processed in accordance with the Zoning Ordinance requirements for Site Plan Permits or Minor Site Plan Permits as determined by the Zoning Ordinance.

For the 51.5 acre Regional Serving Commercial (RC) site a comprehensive Site Plan shall be reviewed by the Planning Commission and approved by the City Council prior to any development in this area. The comprehensive Site Plan Permit shall incorporate applicable provisions as contained within the Chapter 3 Design Guidelines and the Chapter 5 Development Standards of the Specific Plan. The approved site plan shall require that each construction phase of the factory outlet or entertainment complexes include all buildings that define the accompanying pedestrian spaces.

Further, pedestrian plazas, enriched paving surfaces and mall furniture be developed with each phase of development.

X. SIGNS
Sign applications shall be processed in accordance with the City’s Sign Ordinance and the Sign Program for the site.

XI. OTHER APPLICATIONS
All other permits not identified by this Specific Plan shall be processed according to the Zoning Ordinance, including but not limited to, Conditional Use Permits, Variances, and Discretionary Sign Permits.
603 Amendments to the Specific Plan
Amendments to this Specific Plan shall be reviewed and processed in accordance with the Zoning Ordinance, or the Implementation Plan following its certification by the Coastal Commission. If land use policy or map changes are required, a General Plan and Coastal Land Use Plan amendment shall be reviewed according to the Municipal Code. If the City Planner determines that a General Plan Amendment is required, said application shall be reviewed and processed in addition to the Specific Plan Amendment in accordance with the Zoning Ordinance.

EXHIBIT 6-E
604 Enforcement
This Specific Plan promotes orderly development and the zoning for the Marblehead Coastal area.

Consistent with the Municipal Code, any violation of the standards and regulations identified in the Specific Plan adopted by the City Council shall be considered a violation of the Zoning Ordinance. 605 Severability
In the event that any plan, diagram, regulation, condition, program, or other portion of this Specific Plan is held invalid by a court of competent jurisdiction, such portion(s) shall be deemed separate, distinct, and independent provisions of the Specific Plan and the invalidity of such provisions shall not affect the validity of the remaining provisions of the Specific Plan.

Section 27. Marblehead Coastal Specific Plan, Chapter 7, Definitions, is amended to remove definitions for General Open Space (OS3), Large Family Day-care Home, and Small Family Day-care Home. Definitions to be removed are provided below:

General Open Space (OS3) Publicly owned open space limited to open space preservation areas, infrastructure, athletic fields and access roads and parking.

Large Family Day-care Home shall mean a child care facility in a home which provides family day care for 7 to 12 children at any one time, including children under the age of 10 years who reside at the home, as defined in the Health and Safety Code Section 1597.40 et seq.

Small Family Day-care Home shall mean a child care facility in a home which provides family day care for 6 or fewer children at any one time, including children under the age of 10 years who reside at the home, as defined in the Health and Safety Code Section 1597.40 et seq.

Section 28. Marblehead Coastal Specific Plan, Chapter 208, Infrastructure Plan, is amended to make the following changes to the last paragraph and reads as follows:

Natural drainage within Marblehead Coastal primarily flows toward El Camino Real, where it enters a system of storm drain culverts under El Camino Real, which convey the water to the Pacific Ocean.

The off-site area tributary to each drainage course will remain unchanged by this project from its natural condition. The project does include an off-site diversion of first-flush low flow storm drainage to the City’s wastewater treatment plant in order to meet the State requirements of the development’s Water Quality Management Plan., As each Planning Area develops, new local infrastructure facilities will be developed to tie into the backbone system.

Section 29. Marblehead Coastal Specific Plan, Appendices Title Page, page 98 of document, amended to remove reference to adopted date and first amendment date.

Section 30. Marblehead Coastal Specific Plan, Appendix B, List of Invasive and Undesirable Plant Species, is amended to be retitled as Appendix B, Index of Applicable Zoning Ordinance Chapters, and reads in its entirety as follows:

APPENDIX B:

INDEX OF APPLICABLE ZONING ORDINANCE CHAPTERS
EXHIBIT 6-E

1. Antennas Chapter 17.16

2. Conditional Use Permits Chapter 17.16

3. Definitions Chapter 17.88

4. Design Review Chapter 17.16

5. Fences, Walls, Hedges Chapter 17.24

6. Home Occupations Chapter 17.28

7. Minor Exception Permits Chapter 17.16

8. Parking Requirements and Standards Chapter 17.64

9. Porches, Decks, etc. Chapter 17.32

10. RV Storage Chapter 17.64

11. Second Residential Unit Chapter 17.28

12. Site Plan Permits Chapter 17.16

13. Specific Plan Amendments Chapter 17.52

14. Temporary Uses Chapter 17.28

15. Variances Chapter 17.16
Section 31. Marblehead Coastal Specific Plan, Appendix B, List of Invasive and Undesirable Plant Species, is amended to be retitled as Appendix C.

Section 33. Marblehead Coastal Specific Plan, Appendix B, List of Invasive and Undesirable Plant Species, is amended to be retitled as Appendix B, Index of Applicable Zoning Ordinance Chapters, and reads in its entirety as follows:

Section 333. Marblehead Coastal Specific Plan, Appendix C, Conditions of Approval, is amended to be retitled as Appendix D.

Section 34. Marblehead Coastal Specific Plan, Appendix D, is amended to include Resolutions approved by the City of San Clemente City Council pertaining to the Marblehead Coastal Specific Plan as of 2004.

EXHIBIT 6-E
Section 35. Marblehead Coastal Specific Plan, Appendix D, is amended to replace “Coastal Development Permit, Permit Application No.: 5-03-013 as amended thru A-3”, dated March 27th, 2006, with the most recent Coastal Development Permit (CDP) amendment, 5-03-013-A10, which includes an appendix for standard and special conditions that apply to the CDP as approved by the Coastal Commission and as modified by all subsequent amendments to the CDP from the original action on the project up to September 9, 2021.

Section 36. Marblehead Coastal Specific Plan, Table of Contents, is amended to adjust for changes to Chapter 6 and Appendices sections as shown below:

CHAPTER 6 ............................................................................................................................................6-1 DEVELOPMENT REVIEW AND APPLICATIONS .................................................................6-1 601 Legal Authority ..........................................................................................................................6-1 602 Development Review Procedures ..............................................................................................6-1 603 Amendments to the Specific Plan ..............................................................................................6-1 604 Enforcement ...............................................................................................................................6-1 605 Severability ................................................................................................................................6-3

APPENDICES
A. Article 8: Specific Plans ......................................................................................................A-1 B. Index of Applicable Zoning Ordinance Chapters ...............................................................B-1 C. List of Invasive and Undesirable Plan Species………………………………… .. …….…C-1 D. Conditions of Approval .......................................................................................................D-1