The purpose of this specific plan is to promote residential amenities beyond those expected under a conventional development, to achieve greater flexibility in design, and to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development. Specific plan permits flexibility in site design and further encourages the preservation of natural features in open space through innovative design and land planning. Development standards are created specifically for the project area while ensuring substantial compliance with the intent of the provisions of this code. Development standards are proposed to achieve the following objectives:

The adoption of Specific Plan No. 13 by the city is authorized by Title 7, Chapter 3, Articles 8 and 9 of the California Government Code, Sections 65450 and 65507. Under these provisions the planning commission may, or shall if so directed by the council, prepare specific plans based on the general plan and drafts of such regulations, programs and legislation as may, in the judgment of the planning commission, be required for the systematic execution of the general plan. Such a specific plan may include all detailed regulations, conditions, programs and proposed legislation which may be necessary or convenient for the systematic implementation of such element of the general plan.

Specific Plan No. 13 applies to the 3.7± acre area bounded by Cypress, Badillo and Valley Center Drive. The legal description for the property is attached as Exhibit A.

The general location of the specified land use is shown on Exhibit B, land use development plan. All development within the specific plan area shall conform to Exhibit B and the development standards established in Article III of this chapter.

The maximum number of allowable units for the area is thirty-nine townhouse units.

Land uses permitted in Specific Plan No. 13 are as follows:

Incidental uses in Specific Plan No. 13 are as follows:

The following development standards shall apply:

A minimum of twenty-five percent of the total lot or parcel shall be maintained as open space areas designated for the use and enjoyment by all residents and developed for recreational and/or leisure time activities.

In addition to the determination that the plan complies with the purposes of the specific plan, the commission shall find that the following specific objectives are satisfied by the plan:

Before any grading or construction for residential development is undertaken on any lot or parcel within the Specific Plan No. 13 area, development plans shall be reviewed and approved pursuant to Chapter 18.12 of this title.

The purpose of the architectural guidelines is threefold:

The architectural style shall be California Spanish. The residential area should convey its own blend of building forms, textures and site relationships. The building design will be sensitively integrated with the site, topography and character of the property.

Buildings and other improvements should be appropriate in mass and scale to the site on which they are placed. The site and its relationship to other structures, scenic values, climatic orientation, access and topography should be dominant factors in the design and orientation of structures on each site.

Landscape design and proper use of plant materials can dominate the total visual image presented by the buildings and building clusters. Landscape materials should include native materials. Landscape design should respect solar access rights and should be utilized for microclimatic control around structures and outdoor use areas. The design of fencing and exterior lighting is an integral part of the landscape design process.

The building and its elements should be unified in textures, colors and materials to provide an order and coherence, not only with themselves, but with the surrounding environment of country setting. Nature provides a strong coherent order without monotony, including symmetrical, asymmetrical, linear and curvilinear forms, and rough and smooth textures. The design of improvements should complement this natural site order and present a visual imagery of area identity and at the same time, a country appearance of randomness in form, texture and color.