Document Palmdale_doc_26ade2a92b

ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT August 2021 RESIDENTIAL • ACTIVE ADULT COMMUNITY • HAMLET • PARKS • TRAILS ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN Adopted by: City of Palmdale Planning Division 38250 Sierra Highway Palmdale, California 93550 Applicant: New Anaverde LLC c/o Brooks Street 1300 Quail St., Suite 100 Newport Beach, CA 92660 Richard Knowland Prepared by: Azeka de Almeida Planning 10 Corporate Park, Suite 210 Irvine, California 92714 Amended by: FORMA 151 Kalmus Drive, Suite H5 Costa Mesa, California 92626 Contact: Gene Hsieh ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT Table of Contents Chapter/Section Page i 1 EXECUTIVE SUMMARY 1‐1 2 INTRODUCTION 2.1 PURPOSE AND INTENT 2‐1 2.2 COMMUNITY SETTING 2.2.1 Location of Anaverde Nuevo Specific Plan 2‐1 2.2.2 Background of Current Approved Specific Plan 2‐2 2.2.3 Property Ownership within Anaverde Nuevo Specific Plan Area and Existing Land Uses 2‐2 2.3 AUTHORITY AND REQUIREMENTS FOR SPECIFIC PLAN 2.3.1 Authority 2‐8 2.3.2 Relationship to the General Plan 2‐8 2.3.3 Relationship between Specific Plan and Zoning Code 2‐8 2.3.4 Severability 2‐9 2.4 GOALS OBJECTIVES AND POLICIES 2‐9 2.5 COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) 2‐16 3 DEVELOPMENT PLAN 3.1 INTRODUCTION 3‐1 3.2 RESIDENTIAL NEIGHBORHOODS 3.2.1 Single Family Detached 3‐3 3.2.2 Single Family Attached 3‐3 3.2.3 Multi‐Family Residential 3‐4 3.2.4 Transitional Planning Areas 3‐4 3.2.5 Village Community 3‐4 3.3 COMMERCIAL 3‐4 3.4 OPEN SPACE AND PARKS 3.4.1 Park Sites 3‐5 3.4.2 Open Space 3‐6 3.4.3 Community Facilities 3‐6 3.5 CIRCULATION 3.5.1 Overview 3‐6 3.5.2 Elizabeth Lake Road 3‐9 3.5.3 Avenue S 3‐9 3.5.4 Bridge Road 3‐9 3.5.5 Collector Streets 3‐10 3.5.6 Residential Streets 3‐10 3.5.7 Private Drive 3‐10 ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT Table of Contents Chapter/Section Page ii 3.5.8 Non‐Vehicular Circulation 3‐11 3.6 DRAINAGE PLAN 3‐13 3.7 WATER PLAN 3‐13 3.8 SEWER 3‐14 3.9 PUBLIC UTILITIES AND SERVICES 3‐18 3.10 GRADING CONCEPT 3‐18 3.11 ELECTRIC TRANSMISSION EASEMENTS 3‐19 4 DEVELOPMENT STANDARDS 4.1 PURPOSE AND INTENT 4‐1 4.2 GENERAL PROVISIONS 4‐1 4.3 RESIDENTIAL USE STANDARDS 4.3.1 Purpose and Intent 4‐5 4.3.2 Single Family Detached Standards (SFD) 4‐6 4.3.3 Single Family Attached Standards (SFA) 4‐6 4.3.4 Single Family Transitional (SFT) 4‐6 4.3.5 Multi‐Family Residential (MFR) 4‐15 4.3.6 Village Community Single Family Detached (VSFD) 4‐15 4.3.7 Village Community Single Family Attached (VSFA) 4‐15 4.3.8 Village Community Multi‐Family (VMFR) 4‐15 4.4 COMMERCIAL USE STANDARDS 4.4.1 Purpose and Intent 4‐16 4.4.2 Standards 4‐16 4.5 OPEN SPACE USE STANDARDS (OS) 4.5.1 Purpose and Intent 4‐25 4.5.2 Uses 4‐25 4.5.3 Standards 4‐25 4.6 COMMUNITY FACILITY USE STANDARDS 4.6.1 Purpose and Intent 4‐27 4.6.2 Uses 4‐27 4.6.3 Standards 4‐27 4.6.4 Screening 4‐28 4.6.5 Landscaping 4‐28 4.6.6 Fences and Walls 4‐29 4.7 OFF‐STREET PARKING STANDARDS 4‐29 4.8 SIGN STANDARDS 4‐29 4.9 HILLSIDE LIGHTING 4‐29 ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT Table of Contents Chapter/Section Page iii 5 DESIGN GUIDELINES 5.1 PURPOSE AND INTENT 5‐1 5.2 COMMUNITY DESIGN THEME 5‐1 5.3 OPEN SPACE AND RECREATION CONCEPTS 5‐2 5.4 LANDSCAPE DESIGN 5‐3 5.5 FENCING AND WALL DESIGN 5‐19 5.6 ARCHITECTURAL DESIGN GUIDELINES 5‐22 5.7 COMMERCIAL DESIGN GUIDELINES 5‐38 5.8 TRAIL STANDARDS 5‐40 6 IMPLEMENTATION 6.1 PURPOSE AND INTENT 6‐1 6.2 GOVERNMENTAL PROCESSING 6‐1 6.3 GENERAL PLAN AMENDMENTS/UPDATES 6‐1 6.4 SPECIFIC PLAN ADOPTION 6‐1 6.5 SUBDIVISION 6‐2 6.6 ADMINISTRATIVE REVIEW/STAFF REVIEW 6‐2 6.7 SITE PLAN REVIEW 6‐3 6.8 CONDITIONAL USE PERMITS 6‐3 6.9 CONCURRENT PROCESSING 6‐3 6.10 DESIGN GUIDELINE CONFORMANCE 6‐3 6.11 TRANSITIONAL PLANNING AREAS 6‐4 6.12 SPECIFIC PLAN AMENDMENTS 6‐4 6.13 VARIANCES 6‐6 6.14 ALTERATION OF WETLAND/MARSH AREAS 6‐6 6.15 DISCLOSURES 6‐6 6.16 PHASING PLAN 6‐7 6.17 INFRASTRUCTURE AND FACILITIES FINANCING 6‐9 6.18 TRANSFER OF DWELLING UNITS AND PLANNING AREA BOUNDARY ADJUSTMENTS 6‐10 6.19 DEVELOPMENT AGREEMENTS 6‐12 APPENDICES A. GENERAL PLAN CONFORMANCE ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT List of Exhibits Chapter/Exhibit/Title Page iv 1 EXECUTIVE SUMMARY (NO EXHIBITS) 2 INTRODUCTION 2‐1 Regional Map 2‐3 2‐2 Location Map 2‐4 2‐3 Existing Zoning 2‐5 2‐4 Existing Land Use 2‐6 2‐5 Land Ownership Map 2‐7 3 LAND USE DEVELOPMENT PLAN 3‐1 Land Use Plan and Table 3‐2 3‐2 Master Roadway Plan 3‐7 3‐3 Roadway Cross‐Sections 3‐8 3‐4 Walkways, Bike and Trails Concept 3‐12 3‐5 Conceptual Storm Drain Plan 3‐15 3‐6 Conceptual Water Plan 3‐16 3‐7 Conceptual Wastewater Plan 3‐17 4 DEVELOPMENT REGULATIONS (NO EXHIBITS) 5 DESIGN GUIDELINES 5‐1 Secondary Community Entry Concept 5‐6 5‐2 Neighborhood Entry Concept 5‐8 5‐3 Fuel Modification Plan 5‐10 5‐4 Fencing and Wall Details 5‐20 6 IMPLEMENTATION 6‐1 Phasing Plan 6‐8 ---PAGE BREAK--- ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT List of Tables Chapter/Table No./Title Page v 1 EXECUTIVE SUMMARY (NO TABLES) 2 INTRODUCTION (NO TABLES) 3 LAND USE DEVELOPMENT PLAN (NO TABLES) 4 DEVELOPMENT REGULATIONS (NO TABLES) 4‐1 Residential Use Matrix 4‐7 4‐2 Residential Development Standards 4‐10 4‐3 Non‐Residential Use Matrix 4‐17 4‐4 Non‐Residential Development Standards 4‐21 5 DESIGN GUIDELINES 5‐1 Plant Palette 5‐11 6 IMPLEMENTATION (NO TABLES) ---PAGE BREAK--- SECTION 1 EXECUTIVE SUMMARY 1‐1 1 EXECUTIVE SUMMARY 1.1 Overview The Anaverde Nuevo Specific Plan Amendment represents a comprehensive planning effort to create a sensitive, site specific framework to govern the long‐ term development of Anaverde Nuevo. This Specific Plan is an amendment to the City Ranch Specific Plan which was adopted by the Palmdale City Council in May 1992. Since adoption, 1,627 residential units have been constructed, along with two public parks, an elementary school, and significant infrastructure that supports the entire Specific Plan Area including a regional Park and Ride Facility. Additional tract maps have also been extended for 448 dwelling units. This Specific Plan Amendment does not propose any changes to the existing development or the approved tentative tract maps. This amendment is designed to provide for:  an increase in Natural Open Space of 580 acres;  a reduction of 1,255 dwelling units;  active adult residential;  the elimination of the non‐essential uses, including the golf course and the City Maintenance Facility; and  additional passive recreation uses in the open space. Development standards, goals, objectives, policies, regulatory procedures, design guidelines and implementation are combined to ensure a high quality, aesthetically pleasing and environmentally sensitive program consistent with the existing Anaverde Community while implementing the goals and policies embodied in the City of Palmdale General Plan. The Anaverde Nuevo Specific Plan Amendment establishes the general type, location, intensity and character of the development, while allowing for creative, consumer responsive design solutions within the Plan Area. The Specific Plan guides the creation of a coordinated layout of suburban, urban and natural amenities and ensures that the completed development will meet the high quality standards as established by the Anaverde Community. The Development Plan contained within the Specific Plan provides for a balance of residential, commercial, recreational, park, and open space uses. The Specific Plan also functions as a regulatory tool establishing the zoning controls, standards and procedures to govern the successful completion of the Anaverde master‐planned community. ---PAGE BREAK--- SECTION 1 EXECUTIVE SUMMARY 1‐2 1.2 Project Description Nestled at the base of the Sierra Pelona range, Anaverde Nuevo contains a diverse range of physical and environmental constraints, but also provides a distinct set of environmental and developmental opportunities. The Anaverde Nuevo Development Plan has been designed to preserve and protect significant visual resources including the Sierra Pelona range on the south, the Verde Ridge on the northeast and the scenic slopes along Elizabeth Lake Road on the northwest side of the property. The development approach is to locate residential development in the central portions of the site where they are relatively hidden from view of the developed areas of the City, and to designate large portions of slopes above 25 percent (see Grading Standards), significant landforms, ridgelines, seismic hazards and environmentally sensitive areas in various forms of open space. Because the Specific Plan encompasses a large property, various physical or environmental constraints have been analyzed in detail, mapped and incorporated into the planning process. The San Andreas Rift zone, along with the Little Rock fault and various associated faults, encompass approximately twenty percent of the site. This area has been studied through extensive surface and subsurface explorations, and buildable areas have been identified within the area. Large areas of slope over twenty‐five percent comprise approximately 400 acres, equaling twenty percent of the site. Five electrical transmission lines traverse the property, totaling approximately 85 acres. These lines are located primarily in Natural Open Space areas (Planning Area 37), and a twenty‐four‐acre portion within Planning Area 38, designated as open space. Smaller areas which include wetlands comprise approximately twenty‐one acres of land, and have been located in the open space areas. Overall, a large portion of the site is affected by slopes, easements, or environmental constraints. By careful land planning and adherence to specific regulations contained in the Specific Plan, these constraints have been addressed and incorporated into the project in a manner which enhances and defines the community, and is environmentally sensitive. The compatibility of adjacent land uses is accomplished by the gradual transition of densities and uses from single family detached residential to single family attached and multi‐family development. Elementary schools, parks, and proposed open spaces are situated adjacent to existing residential areas, providing visual relief and recreation within safe walking distances to homes. Residents will regularly experience the enhanced Anaverde Nuevo environment as a result of the enriched streetscape corridor along Avenue S, the major spine ---PAGE BREAK--- SECTION 1 EXECUTIVE SUMMARY 1‐3 through the project. The Verde Ridge, which extends into Planning Area 41 on the north‐east side of the project, is also preserved in open space. Permanently protected as open space, the dramatic Sierra Pelona range on the south provide a backdrop for the community and an open space perimeter for the residential areas. As noted above, the existing development within the original Specific Plan and the approved tract maps are not affected by this Specific Plan Amendment. Those areas include: LAND USE ACRES UNITS Existing Community (Built) 408 1,627 Parks (Built) 19 School (Built) 15 Open Space 25 Existing Tract Maps (Unbuilt) 151 448 618 2,075 The Anaverde Specific Plan Amendment addresses the remainder of the original City Ranch Specific Plan and proposes Traditional Residential Development, as well as areas permitted for Active Adult in the Village Community. Other uses include retail, public park, and open space. An elementary school will be located in Planning Area 18 adjacent to a five‐acre public park (Planning Area 18a). In the event Active Adult uses are not developed in the Village Community, fifteen‐ acre Planning Area 25 would be available as an elementary school site. A summary of the various future land uses and approximate acreage is as follows: LAND USE ACRES UNITS Traditional Residential 121 550 Village Community 184 1,320 Park 25 Commercial 6 Open Space 1,014 Roadways 49 1,399 1,870 The overall project density including the existing development, existing tract maps, and Anaverde Nuevo uses is 2.0 dwelling units per gross acre. The land use element of the General Plan allows a maximum density of 3.0 dwelling units per gross acre for projects within the outer boundaries of the Alquist Priolo Earthquake Zone. ---PAGE BREAK--- SECTION 2 Introduction 2‐1 2 INTRODUCTION 2.1 Purpose and Intent As demonstrated by the existing Anaverde Community, superior community development can be ensured through the adoption of a development control mechanism that reflects thorough and comprehensive land use planning. The most suitable development control mechanism is the Specific Plan which, when adopted by City ordinance, serves both a planning and a regulatory function. The Anaverde Nuevo Specific Plan (formerly known as City Ranch Specific Plan) is the most appropriate method of zoning control for large properties containing a variety of land uses. The Specific Plan anticipated physical and environmental issues, and is structured to provide flexibility to respond to changing conditions which arise during the completion of a comprehensively planned community. The Specific Plan process is appropriate and desirable in this instance because all of these attributes are found on Anaverde Nuevo. California Government Code Section 65450 through 65454 establishes the authority, the required contents of a Specific Plan and its necessary consistency with the General Plan. According to Section 65451, a Specific Plan shall include a text and a diagram or diagrams which specify all of the following in detail: 2.1.1 The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2.1.2 The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 2.1.3 Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 2.1.4 A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out paragraphs 2.1.1, 2.1.2, and 2.1.3. 2.2 Community Setting 2.2.1 Location of Anaverde Nuevo Specific Plan The City of Palmdale is located in the Antelope Valley approximately 65 miles north of the City of Los Angeles. Access to the City of Palmdale is provided by the Antelope Valley Freeway (SR 14) and State Route 138. The Palmdale Regional Airport is approximately five miles from the ---PAGE BREAK--- SECTION 2 Introduction 2‐2 site. Surrounding communities include Acton, Leona Valley, Anaverde and the City of Lancaster (see Exhibit 2‐1, Regional Map). Anaverde Nuevo is situated on the north facing slopes and valleys of the Anaverde Hills at the southern edge of the Antelope Valley. The project will be developed on a 1,399‐acre site fronting on the south side of Elizabeth Lake Road. Access to Anaverde Nuevo will be provided through Elizabeth Lake Road and Avenue S, both of which intersect with the Antelope Valley Freeway (SR 14) approximately two miles east of the site. Avenue S will be improved to accommodate traffic generated from Anaverde Nuevo and surrounding development (see Exhibit 2‐2 Vicinity Map). Master planned communities within the immediate vicinity of Anaverde Nuevo are currently in various phases of project development and/or processing. The projects include Valley Ranch to the southeast, Ritter Ranch to the west, and Santa Fe Hills to the north. 2.2.2 Background of Current Approved Specific Plan The original City Ranch Specific Plan was approved in May 1992 by the Palmdale City Council. Since that approval, development has occurred within the Specific Plan including construction of 1,627 residential dwelling units, two public parks, an elementary school, and roadway and infrastructure improvements. Additionally, tentative tract maps have been approved for an additional 448 dwelling units. Exhibit 2‐3, Existing Zoning depicts the current zoning for the Specific Plan Area, which is Specific Plan (SP). Exhibit 2‐4, Existing Land Use depicts the current General Plan Land Use designation for the Specific Plan Area, which is Specific Plan (SP). 2.2.3 Property Ownership within Anaverde Nuevo Specific Plan Area and Existing Uses A portion of the original City Ranch Specific Plan has been developed and additional tract maps have been approved for residential construction. Exhibit 2‐5, Land Ownership Map indicates the existing development areas and tract map areas, as well as the remaining areas that are the focus of the Anaverde Nuevo Specific Plan Amendment. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\land_ownership_2021_ALT.mxd Anaverde Hills Elementary School Land Ownership Map Figure 2-5 ANAVERDE NUEVO SCE Easement Aqueduct 0 1,400 700 Feet LEGEND New Anaverde, LLC Other Ownership Land Ownership Ritter Ranch Ritter Ranch ---PAGE BREAK--- SECTION 2 Introduction 2‐8 2.3 Authority and Requirements 2.3.1 Authority The Anaverde Nuevo Specific Plan Amendment has been prepared in accordance with the provisions of the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457; and the City of Palmdale Resolution 90‐43. Pursuant to the California Government Code, the City of Palmdale is authorized to adopt specific plans as a comprehensive means of implementing the General Plan. The Anaverde Nuevo Specific Plan Amendment and the accompanying Environmental Impact Report Addendum provide all required and necessary data and analysis for the Anaverde Nuevo project. The Specific Plan will implement development according to the standards and policies provided herein. All subsequent development plans for the site shall be consistent with the adopted Specific Plan which is deemed consistent with the General Plan. 2.3.2 Relationship to the General Plan The overall relationship between the Anaverde Nuevo Specific Plan and the Palmdale General Plan is that the Specific Plan provides a site specific, detailed program of regulations, standards and guidelines for implementation of General Plan policies and priorities. In order to accomplish this, the Specific Plan must be in conformance with and be consistent with the General Plan. Consistency with the General Plan exists when the various land uses contained in the Specific Plan are compatible with the objectives, policies, general pattern of land uses and programs contained in the General Plan. Further, according to General Plan Guidelines established by the Governor's Office of Planning and Research, Sacramento, consistency can be defined as follows: An action, program or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment.∙ Although the preceding is an advisory guideline, it generally describes the relationship of consistency which a Specific Plan should have with the General Plan. A detailed element by element discussion of General Plan Conformance is contained in Appendix A, "General Plan Conformance" of this document. 2.3.3 Relationship Between the Specific Plan and Zoning Code The Anaverde Nuevo Specific Plan Amendment is designed as a Land Use Policy Plan as well as a Zoning Regulatory Document. Development ---PAGE BREAK--- SECTION 2 Introduction 2‐9 Standards set forth in Chapter 3 of the Specific Plan are intended to act as the "zoning standards" for the Anaverde Nuevo Development. The development standards have been designed to allow some flexibility, thereby affording the project designers the opportunity to tailor development to unique characteristics of the project site and market forces. The Development Standards of the Anaverde Nuevo Specific Plan consist of regulatory provisions applicable to the various planning area categories as designated in Exhibit 3‐1, Land Use Plan. Further, the development standards for each planning area designation are described within the subsections of the Development Standards section herein. The Anaverde Nuevo Specific Plan Development Standards are intended to operate in conjunction with the City of Palmdale Municipal Code. The Development Standards for the existing development tract maps are included in this Amendment. References have been made to the zoning ordinances and administrative procedures mandated in the Palmdale Municipal Code. 2.3.4 Severability If any provision of this Specific Plan or the application thereof to any persons or circumstances is held invalid, such invalidity shall not affect other provisions or applications of this Specific Plan, which can be given effect without the invalid provisions or application thereof, and to this end, the provisions of this Specific Plan are severable. 2.4 Goals, Objectives, and Policies The following abbreviated list highlights the goals, objectives and policies of the Anaverde Nuevo Specific Plan. The complete listing and discussion of the General Plan goals, objectives and policies is provided in Appendix A, "General Plan Conformance". 2.4.1 Land Use Goal: Create a Master Planned Residential Community which includes necessary supportive land uses on‐site. 1. Objective: Provide an appropriate neighborhood balance between housing, commercial development, school(s), parks, and other elements that will benefit the local and regional community. 2. Policies: a. Provide sufficient active and passive park land to service the residents of Anaverde Nuevo. ---PAGE BREAK--- SECTION 2 Introduction 2‐10 b. Provide an adequate commercial site within close proximity to major arterials to service the local community. Goal: Respect the physical and biological environment of the Anaverde Nuevo site. 1. Objective: To create a development which integrates with the natural environment and urban areas. 2. Policies: a. Incorporate land uses into the Development Plan which are compatible with surrounding land uses. b. Develop conservation design standards and landscape criteria reflective of the unique natural environment of the Antelope Valley. c. Minimize impacts to Joshua tree woodlands. d. Designate significant landforms as natural open space. e. Preserve and maintain the natural character and visual quality of the hillsides as a scenic resource, while providing protection from geological hazards. f. Provide an open space network throughout the site with pedestrian and equestrian trails, where appropriate, to ensure a variety of opportunities to experience the property. g. Promote the use of native plants and desert landscaping. h. Ensure development respects the unique character of the natural environment and surrounding development patterns. 2.4.2 Provision of Community Facilities and Infrastructure Goal: Provide financing, facilities and infrastructure which are necessary as a result of new development, and which minimize financial impacts to the existing community. 1. Objectives: Devise a system of improvements, streets, landscaping, parks, utilities, school sites, drainage facilities, water system and sewer system which is provided through developer funding, builder funding, assessment district, or Community Facilities District financing. 2. Policies: a. Project developer shall provide sites for parks and open spaces through dedication of land. ---PAGE BREAK--- SECTION 2 Introduction 2‐11 b. Dedicate rights‐of‐way and/or construct on‐site major roads to ultimate street configurations to provide capacity for Anaverde Nuevo. c. Provide assistance to public services such as police and fire by reserving or providing sites for construction of facilities of regional benefit. d. Tract builders shall finance and construct in‐tract infrastructure necessary at the time of tract construction. Goal: Minimize short‐term financial impacts to the surrounding community. 1. Objective: Incorporate a phasing program which anticipates necessary improvements and infrastructure so as to minimize costs. 2. Policies: a. Roadway phasing criteria shall provide adequate levels of service on‐ and off‐site. b. Sites for community facilities shall be identified and reserved prior to need, in order to minimize site acquisition costs. 2.4.3 Parks and Open Space Goal: Provide public parkland for both passive and active use that is equally accessible to the community on a neighborhood, community and regional basis. 1. Objective: Incorporate a park network system into the Anaverde Nuevo Specific Plan. 2. Policies: a. Encourage the joint use of facilities (such as public schools and public and private open spaces) to efficiently use all areas offering recreation potential, while continuing to develop free‐standing parks. b. Encourage the development and provision of recreation opportunities that are both active and passive; e.g., hiking, biking, running, sightseeing, etc. c. Provide active parklands at a minimum of three acres per 1,000 people. d. Incorporate regional access trails into the parks system to encourage hiking, bicycling and equestrian recreation. ---PAGE BREAK--- SECTION 2 Introduction 2‐12 e. Parks, trails and open space will be phased along with development to maintain a balance of recreation along with new homes. 2.4.4 Housing Goal: Create housing availability and opportunity for all market sectors. 1. Objective: To provide a range of quality housing types and compatible land uses which include a variety of Single Family and Multi‐Family housing types. 2. Policies: a. Encourage a diverse housing stock at Anaverde Nuevo. b. Create development standards which allow flexibility to respond to changing community needs. c. Ensure that all development maintains a consistent level of quality in terms of materials, construction and design, in order to achieve a uniformly attractive community. d. Ensure that all necessary support services can be provided to new developments so that they are well maintained and attractive. e. Create opportunities for a mix of product types and transition of residential densities between and within planning areas so as to ensure proper buffering between residential and non‐ residential land uses. f. Create opportunities for age‐restricted housing communities at a variety of densities. 2.4.5 Transportation Goal: Provide balanced transportation systems for the safe and efficient movement of people, goods, and services throughout Anaverde Nuevo. 1. Objectives: a. Increase the use of biking, hiking, jogging, horseback riding, and buses as alternative modes of transportation. b. Maintain or decrease traffic on local residential streets. c. Design and construct the transportation system and individual development projects to provide capacities that are needed to adequately serve the projected travel demand. d. Create a safe and efficient circulation system aimed at reducing atmospheric pollutants. ---PAGE BREAK--- SECTION 2 Introduction 2‐13 e. Promote bicycle and pedestrian trails as both a circulation and recreation alternative. 2. Policies: a. Develop and promote interconnected bike, equestrian, and pedestrian trails. b. Limit access to arterial streets and ensure sufficient distance between points at which traffic may enter arterial streets, in order to reduce congestion. c. Ensure that each new development satisfactorily meets the standards set by fire and safety planning with regard to traffic access. d. School(s), parks and neighborhood commercial uses shall be located within convenient walking distance to residential developments. e. Ensure that regional circulation connections are considered and provided for at the appropriate time. 2.4.6 Public Services and Utilities. Goal: Promote adequate public and semi‐public services consistent with the needs of Anaverde Nuevo and its residents in an efficient and cost effective manner. 1. Objective: Ensure that the basic and essential public facilities, services and utilities are available at the time of development. 2. Policies: a. The rate at which development at Anaverde Nuevo occurs shall not exceed the capacities of both public and semi‐public services. b. Development shall not adversely impact the provision of services sewerage, water, fire, police, parks and schools) to other residents of the City of Palmdale. c. Adequate assurance of the long‐term operation and maintenance of private HOA facilities shall be required prior to development approval for those developments to be served. ---PAGE BREAK--- SECTION 2 Introduction 2‐14 Goal: Develop and maintain a water supply system capable of meeting normal and emergency demands at Anaverde Nuevo. 1. Objective: Anaverde Nuevo shall be served by water supply systems meeting minimum standards for domestic and emergency supply and quality. 2. Policies: a. Work with Los Angeles Water Works to evaluate and plan the entire water supply and distribution system to ensure its continued adequacy. b. Require new development to incorporate water conservation in the overall design, landscaping and installation of fixtures. Goal: Maintain a sewage system adequate to protect the health and safety of all residents and businesses. 1. Objective: All development areas shall be served by sewage disposal systems which are adequately sized to handle expected wastewater flows and designed and maintained to protect the health of residents. 2. Policy: a. Provide sanitary sewer service to all development within Anaverde Nuevo. 2.4.7 Aesthetics Goal: Preserve and enhance the unique aesthetic and visual qualities of Anaverde Nuevo. 1. Objective: Protect the scenic viewsheds both on and off site. 2. Policies: a. Designate significant landforms as permanent natural open space. b. Devise hillside design standards which address visual and aesthetic concerns within Anaverde Nuevo. c. Incorporate architectural, landscape and fence and wall guidelines into the Specific Plan. 2.4.8 Safety Goal: Minimize hazards to public health, safety, and welfare resulting from natural and man‐made hazards. 1. Objective: Incorporate measures into the Specific Plan to reduce natural and man‐made hazards. ---PAGE BREAK--- SECTION 2 Introduction 2‐15 2. Policies: a. Ensure that the Anaverde Nuevo water distribution and supply facilities have adequate capacity to supply both every day and emergency fire‐flow needs. b. Install smoke detectors in all dwelling units. c. Evaluate potential hazards associated with rupture of the California aqueduct and ensure that development in areas threatened with inundation is designed to minimize the threat to life and property. d. Pay established Developer Impact Fees for fire service to the satisfaction of the County Fire Chief or alternatively, provide a fire station site to service Anaverde Nuevo and surrounding development if needed. e. Prior to approval of development in high hazard areas, require the design of mitigation measures in compliance with the Final E.I.R. to the satisfaction of the City Engineer, Planning Department and police and fire service agencies. f. Restrict development in fault rupture prone areas to non‐habitable uses. g. Minimize development on natural slopes of 25 percent or greater. h. Comply with all building and fire codes. i. Provide fuel modification zones in areas subject to fire hazards as depicted in the Specific Plan. j. Remove flood potential in conformance with the 100‐year FEMA floodplain and the L.A. County 50‐year Capital Storm floodplain requirements. k. Locate schools and critical facilities out of hazard areas. 2.4.9 Cultural Resources Goal: Preserve historic and prehistoric resources at Anaverde Nuevo. 1. Objective: Promote the identification and preservation of historic and prehistoric resources at Anaverde Nuevo. 2. Policy: a. Provide qualified Cultural Resource monitoring during grading and address required mitigation measures. ---PAGE BREAK--- SECTION 2 Introduction 2‐16 2.4.10 Noise Goal: Protect and enhance the environment through noise management. 1. Objective: Provide for safe noise levels in all areas of Anaverde Nuevo. 2. Policies: a. Ensure that residences, schools, and other noise sensitive uses are located in areas with acceptable noise levels. b. Encourage acoustical design in new construction. c. Ensure that a reasonably quiet living environment be provided for all residential neighborhoods. d. Require various means of reducing noise including the following: 1) Provide buffer areas and/or wide setbacks between the noise source and residential development. 2) Employ sound insulation, blank walls, double‐paned windows and other design or architectural techniques to reduce interior noise. e. Designate compatible uses adjacent to known noise sources. 2.5 Compliance with California Environmental Quality Act (CEQA) As part of the approval of the original City Ranch Specific Plan in May 1992, an Environmental Impact Report (EIR) was certified by the Palmdale City Council to assure project compliance with CEQA. As part of the Anaverde Nuevo Specific Plan Amendment, an EIR Addendum was prepared to address changes to the Specific Plan, as well as to update reports with current conditions. This Addendum assures compliance with CEQA. ---PAGE BREAK--- SECTION 3 Development Plan 3‐1 3 DEVELOPMENT PLAN 3.1 Introduction The Community of Anaverde is one of the premier neighborhoods in the City of Palmdale. Anaverde Nuevo is slated to carry on the proud traditions of the Community of Anaverde. The focus and emphasis driving the Development Plan for Anaverde Nuevo was open spaces, view opportunities and recreation. These elements form the backbone of a distinct community which creates a feeling of being in a separated, suburban/rural setting made up of unaltered open areas, scenic hills, distant city views and a distinct "sense of place". This is established by details of design, such as the community entrance statements, the street landscaping along major arterials, community walls and the open space. The style of the community is one of a relaxed, suburban lifestyle, rather than of an urban space and intensity. The frequent use of informal patterns in street canopy trees, entrance design, curvilinear street patterns, and cul‐de‐sac neighborhoods create a sense of quality and an atmosphere of relaxation. The design of Anaverde Nuevo also incorporates a coordinated pattern of compatible uses which function together and create secondary benefits. By providing a retail commercial development site within Anaverde Nuevo, and the planned commercial sites in neighboring Ritter Ranch, traffic which would otherwise load onto off‐site streets, can be decreased and kept internal to Anaverde Nuevo and Ritter Ranch. The community park site is located on the property, and is adjacent to residential Planning Areas, encouraging pedestrian access and minimizing off‐site trips. Because of the size and scope of Anaverde Nuevo, the Specific Plan has been divided into Planning Areas to provide better detail and a separate identity for each neighborhood. These Planning Areas are illustrated on Exhibit 3‐1, Land Use Plan. Each Planning Area has a density based on the types of terrain, types of housing products, view potential, site constraints and surrounding amenities. Overall, the individual Planning Areas may have varied architectural styles which will be tied into the overall Anaverde Nuevo community through the use of compatible architectural finish materials, landscaping, signage, lighting, community wall design and other design elements as regulated in the Design Guidelines. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\landuse_2021_ALT.mxd Land Use Plan and Table Figure 3‐1 ANAVERDE NUEVO SCE Easement Aqueduct ÆR ¾k ¾k PA 37 347 Ac. PA 41 432.4 Ac. PA 40 150.9 Ac. PA 39 22.2 Ac. PA 06 15 Ac. PA 36 17.9 Ac. PA 23 27.5 Ac. PA 07B 12.2 Ac. PA 38 23.7 Ac. PA 09 13.1 Ac. PA 08 12.3 Ac. PA 35 6.3 Ac. PA 07A 6.3 Ac. PA 18a 5 Ac. PA 39 3.8 Ac. PA 39 2.4 Ac. PA 39 1.9 Ac. PA 29a 1.7 Ac. PA 39 1.6 Ac. PA 39 0.5 Ac. TTM 61894‐02 PA 11 38.4 Ac. 57 DU TTM 61895 PA 16 26.6 Ac. 117 DU TTM 61894‐03 PA 14 32.4 Ac. 68 DU TTM 61894‐04 PA 15 19.2 Ac. 57 DU TTM 61894‐06 PA 12 11.7 Ac. 48 DU TTM 61894‐05 PA 13 11.6 Ac. 47 DU TTM 61894‐01 PA 10 11.1 Ac. 54 DU PA 05 123.8 Ac. 494 DU PA 02 113.3 Ac. 480 DU PA 03 59 Ac. 176 DU PA 01 59.8 Ac. 210 DU PA 04 52.8 Ac. 267 DU PA 27 32.2 Ac. 95 DU PA 19 26.3 Ac. 71 DU PA 17 24.6 Ac. 108 DU PA 21 18 Ac. 64 DU PA 25 15 Ac. 89 DU PA 24 18.9 Ac. 100 DU PA 22 14.7 Ac. 102 DU PA 34 13.9 Ac. 277 DU PA 20 27.6 Ac. 99 DU PA 32 19 Ac. 184 DU PA 26 20.1 Ac. 93 DU PA 31 15.9 Ac. 154 DU PA 29 14.5 Ac. 70 DU PA 30 11.5 Ac. 112 DU PA 18 10 Ac. 106 DU PA 28a 10.4 Ac. 53 DU PA 33 6 Ac. 58 DU PA 28b 6.7 Ac. 35 DU 0 1,400 700 Feet LEGEND Recreation/Community Services Anaverde Nuevo SPA Area Greenbelt Linkages Road Retail Park kj Multi Family SFD/SFA Transitional W Avenue S Elizabeth Lake Road California Aqueduct Village Community Ritter Ranch Ritter Ranch School Overlay (CF) Recreational Vehicle Storage ÆR Æk Fire Station Overlay (CF) ¾¨ LAND USE STATISTICAL TABLE BY PLANNING AREA ¨ SFD/SFA Transitional * SCHOOL SITE RESERVED COMMUNITY TYPE PA LAND USE ACRES UNITS 01 SFD 59.8 210 02 SFD/SFA Transitional 113.3 480 03 SFD 59.0 176 04 SFD/SFA Transitional 52.8 267 05 SFD/SFA Transitional 123.8 494 06 School 15.0 0 07A Park 6.3 0 07B Park 12.2 0 08 Open Space 12.3 0 09 Open Space 13.1 0 Sub Total: 467.4 1,627 10 SFD/SFA Transitional 11.1 54 11 SFD 38.4 57 12 SFD/SFA Transitional 11.7 48 13 SFD/SFA Transitional 11.6 47 14 SFD/SFA Transitional 32.4 68 15 SFD/SFA Transitional 19.2 57 16 Multi Family 26.6 117 Sub Total: 150.9 448 TOTAL 618.4 2,075 17 SFD/SFA Transitional 24.6 108 18* SFD/SFA Transitional 10.0 106 19 SFD/SFA Transitional 26.3 71 20 SFD/SFA Transitional 27.6 99 21 SFD/SFA Transitional 18.0 64 22 SFD/SFA Transitional 14.7 102 Sub Total: 121.2 550 24 VSFD/VSFA Transitional 18.9 100 25* VSFD/VSFA Transitional 15.0 89 26 VSFD/VSFA Transitional 20.1 93 27 VSFD/VSFA Transitional 32.2 95 28a VSFD/VSFA Transitional 10.4 53 28b VSFD/VSFA Transitional 6.7 35 29 VSFD/VSFA Transitional 14.6 70 30 VSFD/VSFA Transitional 11.5 112 31 VSFD/VSFA Transitional 15.9 154 32 VSFD/VSFA Transitional 19.0 184 33 VSFD/VSFA Transitional 6.0 58 34 Multi Family 13.9 277 Sub Total: 184.2 1,320 Non‐Residential 35 Retail 6.3 0 Sub Total: 6.3 0 18a Park 5.0 0 29a Park 1.7 0 36 Park 17.9 0 Sub Total: 24.6 0 23 Open Space 27.5 0 37 Open Space 347.0 0 38 Open Space 23.7 0 39 Open Space 32.4 0 40 Open Space 150.9 0 41 Open Space 432.4 0 Sub Total: 1,013.9 0 Roads Road 49.1 0 Sub Total: 49.1 0 TOTAL 1,399.2 1,870 GRAND TOTAL 2,017.6 3,945 Open Space Existing Community Existing Tract Map Residential Community Village Community Park ---PAGE BREAK--- SECTION 3 Development Plan 3‐3 The Development Plan is a representation of all land use designations and the basis for the Development Standards described in Chapter 4. Each Planning Area is designated on the Development Plan and on the statistical summaries which have a target not‐to‐exceed density based on gross acres. Each Planning Area has an approximate location, an estimated area in acres and a specific number of permitted dwelling units. During the site plan and tentative map stages of design, it is anticipated that the actual number of dwelling units and actual size of the Planning Areas may vary provided however, that the total sum of permitted dwellings for all of the Planning Areas combined does not exceed the maximum gross density permitted. It is also anticipated that the size and boundary configurations of each Planning Area may vary (not to exceed twenty‐five percent of the expanding Planning Area) provided, however, that the density per gross acre is maintained. In addition to the above, a defined system for the controlled transferring of dwelling units between specific Planning Areas has been specified in Chapter 6, Implementation. 3.2 Residential Neighborhoods Compatibility between adjacent uses is of paramount importance in determining the specific locations of the land uses for Anaverde Nuevo. The densities and housing types are arranged on the property so that higher density uses gradually transition to lower densities and higher density uses, which require more grading as slope increases, are kept in the flatter portions of the site. 3.2.1 Single Family Detached Six Planning Areas are designated as Single Family Detached on the Land Use Plan. These areas are designed for traditional single family neighborhoods, with one dwelling unit permitted on each residential lot. Single Family Detached, as with all residential and commercial uses, are additionally subject to the Anaverde Nuevo Design Guidelines to assure attractive community design. 3.2.2 Single Family Attached Located to provide a transitional density between the single family detached and multi‐family sites, Single Family Attached Planning Units provide for an attached product, as well as small‐lot detached residential units. The intended housing types in this area are typically described as two‐units attached (duplexes) on fee ownership lots, three‐units attached (townhomes), clustered detached single family homes within condominium form of common space ownership and other housing types of a similar nature and density. ---PAGE BREAK--- SECTION 3 Development Plan 3‐4 3.2.3 Multi‐Family Residential The Multi‐Family Residential Planning Area is located adjacent to Avenue S and the Neighborhood Commercial Planning Area. The intended housing products to be constructed would include townhomes, condominiums and stacked units. 3.2.4 Transitional Planning Areas Certain Planning Areas which, because of their location, adjacent uses, or size, have been designated as Transitional Planning Areas. The purpose and objectives in designating these transitional Planning Areas is to encourage and permit the mixing of housing types within large Planning Areas. Rather than having the effect of increasing density in Anaverde Nuevo, this allows for the coordinated re‐ distribution of the same number of dwellings within designated Planning Areas in a manner which enhances a variety of housing products, utilizes buffering of land uses which are of a dissimilar density or provides a compatible method to transition from single family detached to commercial. By designating the Transitional Planning Areas as outlined above, the appearance of large expanses of the same housing products and densities spread over large areas of Anaverde Nuevo can be avoided. 3.2.5 Village Community The central portion of the Anaverde Nuevo Specific Plan area contains an Village Community. This allows for age‐restricted development (residents over 55 years of age). Separate Development Regulations are provided in Chapter 4 for these areas, which may include Single Family Detached, Single Family Attached, or Multi‐Family residential units. Active Adult Communities provide fewer impacts than traditional communities, with less traffic, and less park and school impacts. In the event that Active Adult use does not occur within a specific Planning Area, that Planning Area will be developed per the underlying use and restrictions pursuant to further review by the City. Planning Area 25 has been designated as a reserved school site if the Village Community is not developed as Active Adult. 3.3 Commercial Planning Area 35 is intended to serve as a neighborhood retail site, totaling approximately 6.3 acres. The proposed multi‐tenant retail center is anticipated to total approximately 41,000 square feet of gross leasable area and be sized to accommodate retail tenants, restaurants and personal service uses. This center is intended to include tenants and site design which ensures compatibility with adjacent homes. ---PAGE BREAK--- SECTION 3 Development Plan 3‐5 3.4 Open Space and Parks 3.4.1 Park Site Planning Area 36 is designated as a 17.9‐acre Community Park. This park will provide recreational facilities for the existing and future residents of Anaverde Nuevo. Design and facilities planning of parks shall be to the satisfaction of the City of Palmdale's Director of Parks and Recreation. The community park shall be dedicated to the City of Palmdale and shall be fully improved by the Anaverde Nuevo Developer. Such improvements are to include but not be limited to grading, landscaping, installation of irrigation systems, restroom facilities, utilities, and park equipment, and the improvement of abutting streets, curbs, gutters, walkways, sewer, water, storm drainage and other improvements, all to City of Palmdale standards. The value of the dedicated land and the costs of the improvements shall be borne solely by the Developer. The City shall credit such land value and improvement costs for neighborhood and community parks against the City's parkland requirements. The development of the park will consist of four phased increments of approximately 4 to 6 acres. The phasing of the park will be concurrent with the construction phasing of the homes. Any of the park phases may be substituted with an alternative site in any residential or open space area. A five‐acre neighborhood park is proposed in Planning Area 18a. This park is adjacent to Planning Area 18, which is a reserved elementary school site. This will allow joint use of the park and school facilities. A 1.7‐acre park is proposed in Planning Area 29a, across the street from the community park and adjacent to the existing Anaverde development. If such parkland requirements are not fully satisfied by the value of the dedicated lands and costs of improvements, the Developer shall provide additional fees and/or improvements in lieu of fees, as required by City, in order to satisfy the remainder of the parkland requirements. ---PAGE BREAK--- SECTION 3 Development Plan 3‐6 3.4.2 Open Space Over 70 percent of the undeveloped Anaverde Nuevo Specific Plan Amendment Area is designated as Open Space. When combined with the 25 acres of Open Space within the existing Anaverde community, the total amount of proposed Open Space in the Anaverde Nuevo is 1,010 acres, over 50 percent of the overall Specific Plan Area. Trails are provided within the Open Space to provide passive recreation opportunities for the region. These areas shall be offered for dedication to the City of Palmdale. In the event that the City of Palmdale does not wish to accept one or any of the open space areas, a Homeowners Association, Assessment District or other public or private entity will assume responsibility for maintenance and liabilities of these sites. 3.4.3 Community Facilities 1. Potential Fire Station Site A potential fire station site may be located within Planning Area 16 of the Anaverde Nuevo Specific Plan Area, if determined necessary by the Los Angeles County Fire Department. 3.5 Circulation 3.5.1 Overview The major component of the circulation system consists of Avenue S, which provides primary access to the Specific Plan area from the east and west. Avenue S is currently constructed to its ultimate right of way within the existing Anaverde development. Half width improvements including two lanes of travel, curb and gutter and some storm drain improvements are built to the west of the existing neighborhoods and connect to Ritter Ranch Road. Full improvements to the west property line will be completed with the build‐out of Anaverde Nuevo and/or Ritter Ranch, whichever develops first. Bridge Road has been realigned to intersect with Elizabeth Lake Road at the existing access intersection Exhibit 3‐2, Master Roadway Plan and Exhibit 3‐3, Roadway Cross‐ Sections identifies the size and locations for the major roadways within the Specific Plan. All rights‐of‐way within Anaverde Nuevo shall be offered for dedication to the City of Palmdale. Except as provided for in Assessment District 90‐ 1, all on‐site arterial streets shall be constructed by the Master Developer of Anaverde Nuevo or by the applicable Tract Builder, as appropriate. The Anaverde Nuevo Specific Plan and EIR Addendum identify those measures to be included within the development of the Anaverde Nuevo Specific Plan area in order to mitigate transportation impacts of the project. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\roadways_2021_ALT.mxd Master Roadway Plan Figure 3-2 ANAVERDE NUEVO SCE Easement Aqueduct 0 1,400 700 Feet LEGEND See Exhibit 3-3 for Roadway Cross Sections W Avenue S Elizabeth Lake Road California Aqueduct A B A Ritter Ranch Ritter Ranch C C C D ---PAGE BREAK--- ---PAGE BREAK--- SECTION 3 Development Plan 3‐9 3.5.2 Elizabeth Lake Road Elizabeth Lake Road is designated as a major highway on the Master Plan of Highways, with a designated 100‐foot right‐of‐way and an 84 foot paved roadway width with a 14 foot raised median. 3.5.3 Avenue S Avenue S is designated as a major highway with a 100‐foot right‐of‐ way. As a major roadway corridor through Anaverde Nuevo, Avenue S is proposed as an enhanced thoroughfare with a landscaped median and varying widths of landscape easements which exceed the typical ten (10) feet minimum standards along either side of the right‐of‐way. A primary entry at the southeast corner of the property on Avenue S has been constructed and provides a defined entrance to Anaverde Nuevo from the southeast. Because Avenue S forms the major roadway through Anaverde Nuevo, it serves as one of the most important components experienced by residents and visitors of Anaverde Nuevo on a daily basis. For this reason, the total street and landscape width of Avenue S has been expanded to allow the space and variety along its length for special landscape and design treatments. Throughout most of Anaverde Nuevo the street right‐of‐way for Avenue S includes a width of 100 feet, with a 14‐foot‐wide raised, landscaped median, and 35 feet of paving on each side of the median. Additionally, a ten‐foot off‐street bike lane on the north side and five‐foot‐wide sidewalks on both sides are provided. This expanded landscape easement area shall provide the visual and functional greenbelt through the project which encourages pedestrian and bicycle use and which provides a distinct, high quality appearance for Anaverde Nuevo. 3.5.4 Bridge Road Bridge Road is designated as a major arterial on the City’s Circulation Plan and provides a connection from Avenue S to Elizabeth Lake Road. The alignment and right of way are depicted on all of the appropriate Specific Plan exhibits to indicate the location of Bridge Road to be consistent to the City’s Circulation Plan. ---PAGE BREAK--- SECTION 3 Development Plan 3‐10 3.5.5 Collector Streets Residential two lane collector streets will be incorporated into residential Planning Areas within Anaverde Nuevo and will be shown on individual tentative tract maps as each phase is designed. Configured at 64 feet of right‐of‐way, these streets will be required at all points where two‐lane access to arterial roads occurs. Preliminary locations and alignments of collector streets are shown on Exhibit 3‐2, Master Roadway Plan. These roads are conceptual with respect to alignment and are subject to precise alignment at the time of individual tentative tract maps. Collector streets shall conform to street section, horizontal and vertical street design standards applicable by the City of Palmdale at the time of individual Planning Area tentative tract map design. Subdivision design shall coordinate alignment and timing of street connections to adjacent or off‐site properties in a timely manner. 3.5.6 Residential Streets Street standards for residential streets, cul‐de‐sacs and single loaded streets are depicted on Exhibit 3‐3, Roadway Cross‐Sections. The street standards are intended to be incorporated into the design of individual residential tracts. Local public street rights‐of‐way shall be offered for dedication to the City of Palmdale. All street improvements shall be the responsibility of the applicable Tract Builder. 3.5.7 Private Drive Private drives are permitted and are depicted on Exhibit 3‐3, Roadway Cross‐Sections. 3.5.8 Non‐Vehicular Circulation In addition to the roadways, a system of hiking trails, off‐street bike lanes, and equestrian trails have been designed into the overall plan for Anaverde Nuevo. The objective is to provide a safe and enjoyable system for bicycles and pedestrians to access schools, parks, individual developments, the aqueduct, commercial sites and open space areas. The intent is to encourage non‐vehicular transportation within Anaverde Nuevo and to provide a recreational and enjoyable experience for walkers, hikers, cyclists and horseback riding. Exhibit 3‐4, Walkways, Bike, and Trails Concept depict the off‐street bike lanes along Avenue S, Elizabeth Lake Road, through park sites, through open space area (Area 37) and connecting to the aqueduct. The street sections and landscape easements for these roads have been designed ---PAGE BREAK--- SECTION 3 Development Plan 3‐11 and expanded to accommodate significant additional landscaping and paving for attractive off‐street bike lanes. Pedestrian hiking trails interconnect the open space areas, community park, neighborhood parks, schools, and commercial center. The pedestrian trail system also connects to proposed trails off‐site to the west, providing a regional non‐ vehicular route of recreational value. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\trails_2021_ALT.mxd Anaverde Hills Elementary School Walkways, Bike and Trail Concept Figure 3-4 ANAVERDE NUEVO SCE Easement Aqueduct PA 41 PA 37 PA 40 PA 05 PA 02 PA 01 PA 03 PA 04 PA 11 PA 14 PA 27 PA 20 PA 16 PA 19 PA 17 PA 38 PA 39 PA 26 PA 15 PA 32 PA 24 PA 21 PA 36 PA 23 PA 31 PA 06 PA 25 PA 22 PA 29 PA 34 PA 09 PA 08 PA 12 PA 13 PA 30 PA 10 PA 18 PA 07B PA 28a PA 35 PA 28b PA 33 PA 07A PA 18a PA 29a 0 1,400 700 Feet Elizabeth Lake Road W Avenue S W Avenue S Ritter Ranch Ritter Ranch LEGEND Pedestrian/Hiking Trail Off-Street 10' Multi-Purpose Trail Existing Aqueduct Service Road Trail (Within State Lands) Hiking/Mountain Bike Trail 10' Bikeway and 5' Walk with Separation ---PAGE BREAK--- SECTION 3 Development Plan 3‐13 3.6 Drainage Plan The Anaverde Nuevo property contains two drainage areas, the Anaverde Creek and the Amargosa Creek. The majority of the property falls within the Anaverde Creek drainage area which flows from the southwest to the middle of the site, crosses the Aqueduct south of the bridge, and flows east along the north side of the Aqueduct. The Amargosa Creek area consists of the northern most portions of the property, which drain to the north and east, along the north side of Elizabeth Lake Road. The drainage system for Anaverde Nuevo conveys flows northerly through the project and into the existing open channel that runs northerly adjacent to the aqueduct and into the existing drainage facilities within Elizabeth Lake Road. Exhibit 3‐5, Conceptual Storm Drain Plan depicts the general layout of the existing and proposed drainage system. There will be debris basins along the south edge of the project to capture any debris during rain events and keep it from entering the storm drain system and affecting properties. A retention basin will be created in the central open space area. Open channels may be utilized in lieu of storm drain lines in some portions of the project if approved in the final design by the City Engineer. The drainage system will be owned and maintained by the City of Palmdale. In‐tract drainage development will use a combination of street sections, catch basins, drywells, flood control basins, underground conduits and open channels to convey storm runoff safely through Anaverde Nuevo. All storm water and drainage devices shall be developed to approved City of Palmdale standards. A Hydrology Addendum was prepared in January 2021 and analyzed the Anaverde Nuevo drainage plan. Based upon this Drainage Plan, Anaverde Nuevo can be developed without fear of flood damage to on‐site or off‐site properties by providing the proposed drainage improvements. Specific details of drainage improvements must be designed and sized at the time of individual Planning Area development and approved by the City Engineer. 3.7 Water Plan The water system for Anaverde Nuevo will connect along the east side of the project into the existing water system for the Anaverde community. The system will also connect at the north end to the existing trunk water line running northerly to Elizabeth Lake Road. Water tanks will be provided in the southeast area of the site to provide storage for the project. Exhibit 3‐6, Conceptual Water Plan depicts the general layout of the existing and proposed water system. The water system will be owned/maintained by L.A. County Waterworks District 40, ---PAGE BREAK--- SECTION 3 Development Plan 3‐14 Region 34. Any offsite water system facilities will be coordinated with the City and County Waterworks District. 3.8 Sewer Plan The sewer system for Anaverde Nuevo flows to the north within the various street layout and confluences at the north end of the site and into the existing trunk sewer that runs along the aqueduct northerly to Elizabeth Lake Road (note that this trunk sewer also conveys flows from the Anaverde community) and then through the existing sewer system to the Palmdale Water Reclamation Plant. Exhibit 3‐7, Conceptual Wastewater Plan depicts the general layout of the existing and proposed sewer system. The system has been designed to include capacity for the upstream Ritter Ranch project. The sewer system will be owned and maintained by the City of Palmdale. Any sewer system upsizing will be coordinated with the City and County Sanitation District No. 20 at developers expense. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\stormdrain_2021_ALT.mxd Conceptual Storm Drain Plan Figure 3-5 ANAVERDE NUEVO SCE Easement Aqueduct PA 37 347 Ac. PA 41 432.4 Ac. PA 40 150.9 Ac. PA 39 22.2 Ac. PA 06 15 Ac. PA 36 17.9 Ac. PA 23 27.5 Ac. PA 07B 12.2 Ac. PA 38 23.7 Ac. PA 09 13.1 Ac. PA 08 12.3 Ac. PA 35 6.3 Ac. PA 07A 6.3 Ac. PA 18a 5 Ac. PA 39 3.8 Ac. PA 39 2.4 Ac. PA 39 1.9 Ac. PA 29a 1.7 Ac. PA 39 1.6 Ac. PA 39 0.5 Ac. PA 05 123.8 Ac. 494 DU PA 02 113.3 Ac. 480 DU PA 03 59 Ac. 176 DU PA 01 59.8 Ac. 210 DU PA 04 52.8 Ac. 267 DU PA 11 38.4 Ac. 57 DU PA 14 32.4 Ac. 68 DU PA 27 32.2 Ac. 95 DU PA 16 26.6 Ac. 117 DU PA 19 26.3 Ac. 71 DU PA 17 24.6 Ac. 108 DU PA 25 15 Ac. 89 DU PA 24 18.9 Ac. 100 DU PA 22 14.7 Ac. 102 DU PA 20 27.6 Ac. 99 DU PA 21 18 Ac. 64 DU PA 32 19 Ac. 184 DU PA 26 20.1 Ac. 93 DU PA 15 19.2 Ac. 57 DU PA 31 15.9 Ac. 154 DU PA 29 14.5 Ac. 70 DU PA 34 13.9 Ac. 277 DU PA 12 11.7 Ac. 48 DU PA 13 11.6 Ac. 47 DU PA 30 11.5 Ac. 112 DU PA 10 11.1 Ac. 54 DU PA 18 10 Ac. 106 DU PA 28a 10.4 Ac. 53 DU PA 33 6 Ac. 58 DU PA 28b 6.7 Ac. 35 DU 0 1,400 700 Feet LEGEND Existing Storm Drain Line W Avenue S Elizabeth Lake Road California Aqueduct Proposed Storm Drain Line Ritter Ranch Ritter Ranch Detention Basin , Debris Basin , , , Note: The project will incorporate all detention basins and debris basins described in the Specific Plan, or revised facilities that meet or exceed the flow mitigation described in the specific plan, and in accordance with current City of Palmdale design and development standards, as approved by the City Engineer. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\water_2021_ALT.mxd Conceptual Water Plan Figure 3-6 ANAVERDE NUEVO WATER TANKS PROPOSED (ALT. ROUTE) WATER LINE BE ABANDONED IN THE FUTURE WATER LINE TO WATER LINE FUTURE EXISTING EXISTING WATER LINE EXISTING WATER LINE EXISTING WATER TANKS POTENTIAL SCE Easement Aqueduct PA 37 347 Ac. PA 41 432.4 Ac. PA 40 150.9 Ac. PA 39 22.2 Ac. PA 06 15 Ac. PA 36 17.9 Ac. PA 23 27.5 Ac. PA 07B 12.2 Ac. PA 38 23.7 Ac. PA 09 13.1 Ac. PA 08 12.3 Ac. PA 35 6.3 Ac. PA 07A 6.3 Ac. PA 18a 5 Ac. PA 39 3.8 Ac. PA 39 2.4 Ac. PA 39 1.9 Ac. PA 29a 1.7 Ac. PA 39 1.6 Ac. PA 39 0.5 Ac. PA 05 123.8 Ac. 494 DU PA 02 113.3 Ac. 480 DU PA 03 59 Ac. 176 DU PA 01 59.8 Ac. 210 DU PA 04 52.8 Ac. 267 DU PA 11 38.4 Ac. 57 DU PA 14 32.4 Ac. 68 DU PA 27 32.2 Ac. 95 DU PA 16 26.6 Ac. 117 DU PA 19 26.3 Ac. 71 DU PA 17 24.6 Ac. 108 DU PA 25 15 Ac. 89 DU PA 24 18.9 Ac. 100 DU PA 22 14.7 Ac. 102 DU PA 20 27.6 Ac. 99 DU PA 21 18 Ac. 64 DU PA 32 19 Ac. 184 DU PA 26 20.1 Ac. 93 DU PA 15 19.2 Ac. 57 DU PA 31 15.9 Ac. 154 DU PA 29 14.5 Ac. 70 DU PA 34 13.9 Ac. 277 DU PA 12 11.7 Ac. 48 DU PA 13 11.6 Ac. 47 DU PA 30 11.5 Ac. 112 DU PA 10 11.1 Ac. 54 DU PA 18 10 Ac. 106 DU PA 28a 10.4 Ac. 53 DU PA 33 6 Ac. 58 DU PA 28b 6.7 Ac. 35 DU 0 1,400 700 Feet LEGEND Existing Water Line W Avenue S Elizabeth Lake Road California Aqueduct Proposed Water Line Ritter Ranch Ritter Ranch ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\sewer_2021_ALT.mxd Conceptual Wastewater Plan Figure 3-7 ANAVERDE NUEVO SCE Easement Aqueduct PA 37 347 Ac. PA 41 432.4 Ac. PA 40 150.9 Ac. PA 39 22.2 Ac. PA 06 15 Ac. PA 36 17.9 Ac. PA 23 27.5 Ac. PA 07B 12.2 Ac. PA 38 23.7 Ac. PA 09 13.1 Ac. PA 08 12.3 Ac. PA 35 6.3 Ac. PA 07A 6.3 Ac. PA 18a 5 Ac. PA 39 3.8 Ac. PA 39 2.4 Ac. PA 39 1.9 Ac. PA 29a 1.7 Ac. PA 39 1.6 Ac. PA 39 0.5 Ac. PA 05 123.8 Ac. 494 DU PA 02 113.3 Ac. 480 DU PA 03 59 Ac. 176 DU PA 01 59.8 Ac. 210 DU PA 04 52.8 Ac. 267 DU PA 11 38.4 Ac. 57 DU PA 14 32.4 Ac. 68 DU PA 27 32.2 Ac. 95 DU PA 16 26.6 Ac. 117 DU PA 19 26.3 Ac. 71 DU PA 17 24.6 Ac. 108 DU PA 25 15 Ac. 89 DU PA 24 18.9 Ac. 100 DU PA 22 14.7 Ac. 102 DU PA 20 27.6 Ac. 99 DU PA 21 18 Ac. 64 DU PA 32 19 Ac. 184 DU PA 26 20.1 Ac. 93 DU PA 15 19.2 Ac. 57 DU PA 31 15.9 Ac. 154 DU PA 29 14.5 Ac. 70 DU PA 34 13.9 Ac. 277 DU PA 12 11.7 Ac. 48 DU PA 13 11.6 Ac. 47 DU PA 30 11.5 Ac. 112 DU PA 10 11.1 Ac. 54 DU PA 18 10 Ac. 106 DU PA 28a 10.4 Ac. 53 DU PA 33 6 Ac. 58 DU PA 28b 6.7 Ac. 35 DU 0 1,400 700 Feet LEGEND Existing Sewer Line W Avenue S Elizabeth Lake Road California Aqueduct Proposed Sewer Line Ritter Ranch Ritter Ranch ---PAGE BREAK--- SECTION 3 Development Plan 3‐18 3.9 Public Utilities and Services Public Utilities and Services at Anaverde Nuevo are identified below followed by the responsible servicing agency. The servicing agencies, identified below, have indicated they will be able to supply the project's anticipated demand. Improvements will be made to existing facilities and services as applicable prior to project buildout and occupancy. Subdivision design shall consider appropriate adjacent tract requirements for utilities and shall coordinate alignments and facility sizing according to requirements by the Public Works department. UTILITY OR SERVICE SERVICING AGENCY IMPLEMENTATION Telephone Pacific Bell Extension of service pursuant to Agency requirements Electricity S.C.E. Extension of service pursuant to Agency requirements Gas S.C.G. Extension of service pursuant to Agency requirements Cable Licensed Provider Extension of service pursuant to Agency requirements Sewer 1. Los Angeles County Consolidated Sewer Maintenance District 2. L.A. County Sanitation District Extension of service pursuant to Agency requirements Water L.A. County Waterworks District 40, Region 34 Improvement of facilities and extension of service pursuant to Agency requirements Refuse Licensed Provider Extension of service pursuant to Agency requirements 3.10 Grading Concept A portion of the Anaverde Nuevo grading south of Avenue S was performed with the existing Anaverde project but is not completed; Anaverde Nuevo will complete this grading. Additional grading will be performed in the southwest area of the site and for the area north of Avenue S. The grading design within the various planning areas of Phase 2 will be determined by the residential product type and layout. The cut/fill design for the project will be setup so that the earthwork balances onsite and no import or export will be needed. A geotechnical report for the proposed grading will be prepared in order to provide grading recommendations that will be implemented. All grading design ---PAGE BREAK--- SECTION 3 Development Plan 3‐19 will meet the standards of the City of Palmdale and will be processed for review/approval by the City. 3.11 Electric Transmission Easements Five sets of high tension electrical transmission lines traverse Planning Area 37, Open Space. Two of these lines run westerly along the southern property boundary, away from all proposed development in Anaverde Nuevo. Two easements containing three lines run diagonally across Planning Areas 37 and 18. Within these easements, limited improvements are permitted so that safe operation and maintenance of the powerlines is assured. Restricted improvements include construction of walls, parking lots, buildings, above ground structures or site grading which would block access by maintenance vehicles. Permitted improvements include streets, walkways, open play areas, ball field outfields, paved flat areas and similar unobstructed open uses. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐1 4 DEVELOPMENT STANDARDS 4.1 Purpose and Intent The purpose of this section of the Specific Plan is to provide Development Standards which serve as the zoning provisions governing the development of Anaverde Nuevo. These standards were formulated to insure compliance with the spirit and intent of the City of Palmdale Zoning Code. This Specific Plan provides for innovative community design and site planning which is consistent with orderly development and protection of sensitive and natural resources, along with a logical and timely sequence of governmental review. These standards govern the design of a mixed land use concept which contains residential, commercial, recreational and open space uses. Development Standards have been organized according to the type of land use. 4.2 General Provisions 4.2.1 All City of Palmdale Zoning Regulations in effect at the time of adoption of the Anaverde Nuevo Specific Plan Amendment shall apply, except where expressly addressed and/or modified by the Development Agreement. 4.2.2 In addition to the Anaverde Nuevo Development Standards, all development at Anaverde Nuevo is subject to the applicable Anaverde Nuevo Design Guidelines contained in Chapter 5 of this Specific Plan. All subsequent tentative maps, conditional use permits, site plans, and planned residential developments etc., shall be reviewed to determine consistency with these Development Standards and Design Guidelines. 4.2.3 The maximum unit counts within the individual planning areas are∙ subject to Planning Commission approval in conformance with the design guidelines and development standards contained in the Specific Plan. Total number of residential units shall not exceed 3,945 for the entire Specific Plan Area. Should review of subsequent projects and site specific criteria relating to the physical characteristics of such areas demonstrate that the proposed number of units cannot conform within the requirements of the Specific Plan, a lesser number of units within a specific plan area may be permitted. 4.2.4 If any regulation, condition, program or portion of this Specific Plan is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions hereof. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐2 4.2.5 If a situation arises which is not sufficiently addressed in the Specific Plan or is not clearly understandable, then the Planning Director shall render a determination or appropriate regulation deemed consistent with the intent of the Specific Plan and/or the City of Palmdale Zoning Ordinance. 4.2.6 The Development Standards of the Anaverde Nuevo Specific Plan were established in accordance with City of Palmdale Resolution 90‐43 and Title 7, Division 1, Chapter 3, Article 8 of the California Government Code, Sections 65450 through 65457. If at any time a conflict arises between the Anaverde Nuevo Specific Plan Development Standards and the currently adopted Palmdale Municipal Code or any future modification thereof, the Anaverde Nuevo Specific Plan Development Standards shall prevail and be deemed applicable, unless otherwise provided herein or in the Development Agreement. 4.2.7 All construction and development within the boundaries of the Specific Plan area shall comply with all applicable provisions of the Uniform Building Code and various related mechanical, electrical, plumbing, and Subdivision Ordinance and Guidelines, not otherwise specifically addressed in the Specific plan or modified by the Development Agreement, as required by the City of Palmdale in effect at the time of submittal of the tentative maps. 4.2.8 Grading shall be subject to the Palmdale Municipal Code. 4.2.9 Construction and maintenance of drainage facilities shall comply with the requirements of the City Engineer. 4.2.10 Sewer facilities shall comply with the requirements of the Los Angeles County Sanitation District. 4.2.11 Water facilities shall comply with Los Angeles County Waterworks District requirements. 4.2.12 Except as otherwise reviewed and approved by the City Engineer and L.A. County Fire Department, all private streets shall be constructed to a minimum twenty‐six (26) feet of asphalt concrete pavement, with a minimum two feet clear on both sides when providing access to less than four lots. Pavement width shall be increased to thirty (30) feet, with a minimum two feet clear on both sides when providing access to four or more lots. Notwithstanding the terms of the preceding two sentences, the City Engineer and the Los Angeles County Fire Department shall have the authority to require greater private street widths or standards in certain areas where such greater widths or standards are determined reasonably ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐3 necessary to protect the public health, safety or welfare of residents and motorists. However, in no event shall such greater widths or standards exceed those required by the City for public streets. 4.2.13 All local park improvements will be in accordance with the City of Palmdale Park Standards. 4.2.14 All improvements within public street rights‐of‐way and arterial road landscape easements shall be installed, maintained and paid for by the developer or other responsible party. 4.2.15 The gross density is computed by dividing the total number of dwelling units in the Specific Plan area by the total number of acres in the Specific Plan area. 4.2.16 The residential density is computed by dividing the total number of dwelling units in the Planning Area by the gross residential acres designated for that Planning Area. The gross residential acres of a Planning Area shall be the total number of acres within that Planning Area which are to be developed for residential uses, including but not limited to residential building sites, local streets, driveways, private recreation, landscaping and open space areas for the use of the residents of the Planning Area, additional publicly and/or privately owned open space within the individual designated residential Planning Area, minor easements serving the Planning Area and customary uses and structures accessory to residential development. 4.2.17 The development must comply with all applicable subdivision and construction requirements in effect at the time of development, except as modified herein. 4.2.18 Planning Area Boundaries 1. Except as otherwise indicated, dimensions are measured from rights‐of‐way of major highways or arterial streets. 2. Minor modifications to Planning Area boundaries may result from final road alignment and/or Final Tract Map modifications. Such minor modifications shall be permitted as provided in Chapter 6, Implementation, Section 6.12.2, Minor Modifications. 3. Boundaries not having dimensions on the Development Plan shall be determined by Subdivision Maps or Site Plans. 4. Commercial and other non‐residential uses and areas, which are indicated as being located at an intersection of streets or highways, may be altered in configuration to conform with final road alignments without requiring an amendment of the Anaverde ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐4 Nuevo Specific Plan when such alterations are deemed consistent with an approved Site Plan. 4.2.19 Front yard setbacks and side yard setbacks when abutting a street shall be measured perpendicularly, unless otherwise specified, from the nearest point of the foundation of the subject structure, excluding allowed projections. Unless specifically stated otherwise, building setbacks shall be measured as follows: 1. Two‐lane local street (64' right‐of‐way or smaller) setbacks shall be measured from the right‐of‐way. 2. Arterial street setbacks shall be measured from the right‐of‐way. Rear or side yard requirements shall be measured from the outside edge of the landscape easement or community wall. "Outside edge" shall be defined as the edge of the easement or community wall furthest from the centerline of the arterial street. 3. Private street or driveway setbacks shall be measured from the outside edge of the easement for that access. All other setbacks shall be measured perpendicularly, unless otherwise specified, from the subject property line to the nearest point of the foundation of the subject structure, excluding allowed projections. 4.2.20 Building height shall be measured as the vertical distance from the adjacent finished grade to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the highest peak of a pitch or hip roof. 4.2.21 Flag lots may be permitted in hillside areas above 15 percent slopes under the following circumstances: 1. Where it can be shown that grading impacts will be reduced; or 2. Where units are clustered on hillside streets to minimize the number of driveways accessing the hillside street; or 3. Where it can be shown visual impacts will be reduced. The stem of a flag lot shall not be counted in the total lot area. The total length of the stem of a flag lot shall only be as long as the depth of the adjacent lots. Final configuration and location of flag lots are subject to Planning Commission review and approval. 4.2.22 Recreational vehicles in all residential designations shall be parked on concrete slabs and screened from public view, when parked for any period exceeding 72 hours. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐5 4.3 Residential Use Standards 4.3.1 Purpose and Intent Anaverde Nuevo is primarily a residential community which includes supportive commercial uses, open space and park uses, schools and community facilities. The purpose of these standards is to provide for a wide variety of housing types and price ranges commensurate with broad community needs and goals. To ensure proper buffering between dissimilar land uses, transition of density and mix of unit types will be allowed for residential development when adjacent to non‐residential land uses. Residential development shall be limited to the total number of dwelling units permitted in the Specific Plan, as indicated in the Development Plan and as specified in "Transfer of Dwelling Units", Chapter 6, Implementation, Section 6.18. An objective of these standards is to provide a method to allow an appropriate level of flexibility of community design, neighborhood mix and site planning, coupled with a system of logical and timely governmental agency review and approval. The review process assures the opportunity for citizen input at the community‐wide and neighborhood levels. Residential uses are classified into seven Development Standards Designations: Single Family Detached (SFD) Single Family Attached (SFA) Single Family Transitional (SFT) Multi‐Family (MF) Village Community Single Family Detached (VSFD) Village Community Single Family Attached (VSFA) Village Community Multi‐family (VMF) The Development Standard Designations are graphically depicted on Exhibit 3‐1, Land Use Plan and Table. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐6 4.3.2 Single Family Detached Standards (SFD) This section is intended to establish the standards for the development of Single Family Detached homes in a neighborhood environment. 1. Uses (see Residential Uses Matrix, Table 4‐1) 2. Site Development Standards – SFD Development Standards are not affected by slope. (see Residential Development Standards Matrix, 4‐2) All Residential Single Family Detached areas within the Anaverde Nuevo Specific Plan area shall be subject to the Development Standards. In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 6. 4.3.3 Single Family Attached Standards (SFA) This section is intended to establish the standards for the development of single family detached cluster, single family detached courtyard, single family attached and detached townhomes and homes in a neighborhood environment. 1. Uses (see Residential Uses Matrix, Table 4‐1) 2. Site Development Standards (see Residential Development Standards, Table 4‐2) The Development standards have been divided into Type A, (townhomes and Type B (wide and shallow lots, fee lot duplexes, Z‐ lots, single family cluster, single family courtyard, and zero‐side Yard) categories to address the range of products envisioned. All Residential Single Family Detached areas within the Anaverde Nuevo Specific Plan area shall be subject to the Development Standards. In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 6. 4.3.4 Single Family Transitional (SFT). This section is intended to establish the standards for the development of Single Family Transitional, which may contain either SFD and/or SFA products. Depending on the product type, the SFD or SFA uses and standards shall apply. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐7 TABLE 4‐1 – RESIDENTIAL USES MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use SFD SFA MFR VSFD VSFA VMF Single Family Detached Dwelling Units P P P P P P Active Adult Residential NA NA NA P P P Public School, through grade twelve P P P P P P Open Space uses subject to the review requirements outlined in Section V. F. P P P P P P Single Family Attached Dwelling Units, townhomes NA SPR SPR NA P P Condominiums and or apartments NA NA SPR NA NA SPR Parks, Neighborhood and Community SPR SPR SPR SPR SPR SPR Storage, Temporary (during construction and thirty (30) days thereafter), of materials and construction equipment used in construction or maintenance of streets and highways, sewer, storm drains, underground conduits, flood control works, pipelines and similar uses SPR SPR SPR SPR SPR SPR ACCESSORY USES Accessory dwelling units and Granny housing as defined by Gov't Code 65852 P P P P P P Accessory structure or uses on the same building site which are customarily incidental or necessary to the main building or uses, including renewable energy P* P* P* P* P* P* Day care for twelve (12) or fewer children, family home. P P P NA NA NA Household pets (domesticated animal commonly maintained in residence with man) provided that no more than three animals over four months of age are kept for each dwelling unit P P P P P P ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐8 TABLE 4‐1 – RESIDENTIAL USES MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use SFD SFA MFR VSFD VSFA VMF Wild animals, canaries, tropical fish (excluding caribe), white mice, white rats, provided that for each dwelling unit the occupant may keep for personal use P P P P P P The following wild animals, but in no event more than three such animals in any combination on a lot or parcel of land: chinchillas, chipmunks, cockatiels, finches, gopher snakes, guinea pigs, hamsters, hawks, king snakes, marmoset monkeys, parrots and other birds of the Psittacine family, squirrel monkeys, turtles P P P P P P Other similar animals as determined by the Planning Commission P P P P P P Crops, field, tree, bush berry and row, including nursery stock, the growing of. P* P* P* NA NA NA Home occupation, pursuant to the provisions of Section 17.26.060 of PMC P* P* P* P* P* P* Homes for children, foster family, six or fewer persons P P P NA NA NA Leasing office P P P P P P Parking Structures NA NA P* NA NA P* Personal Services: Dry cleaning, Laundry, Hair/Nail Salon, Day Spa, Tailor Shop, Shoe Repair NA NA NA NA NA P* Real estate office, temporary TUP* TUP* TUP* TUP* TUP* TUP* Residential care facility for the elderly, six persons or less. P P P P P P Riding and hiking trails and staging areas P* P* P* P* P* P* Model home complexes and construction trailers TUP* TUP* TUP* TUP* TUP* TUP* Carnivals TUP* TUP* TUP* NA NA NA CONDITIONAL USE PERMIT ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐9 TABLE 4‐1 – RESIDENTIAL USES MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use SFD SFA MFR VSFD VSFA VMF Public and private recreation center and facilities, including but not limited to swimming pools, tennis courts, putting greens, lakes, clubhouse, stables and trails CUP CUP CUP CUP CUP CUP Churches or other places of worship CUP CUP CUP CUP CUP CUP Country clubs CUP CUP CUP NA NA NA Convalescent homes NA NA CUP NA NA CUP Electric distribution substations, including microwaves facilities in conjunction there with CUP CUP CUP CUP CUP CUP Fire stations CUP CUP CUP CUP CUP CUP Helistops CUP CUP CUP NA NA NA Ham radio and cell towers in excess of thirty (30) feet in height. CUP CUP CUP CUP CUP CUP Libraries CUP CUP CUP NA NA NA Microwave stations CUP CUP CUP CUP CUP CUP Museum CUP CUP CUP NA NA NA Sheriff's or police station CUP CUP CUP CUP CUP CUP Private schools through grade twelve (12) accredited CUP CUP CUP NA NA NA Recreational Vehicle Storage CUP CUP CUP CUP CUP CUP Telephone repeater station or communication equipment building CUP CUP CUP CUP CUP CUP Other uses similar in character, intensity, and use to those listed above, as determined by the Planning Director CUP CUP CUP CUP CUP CUP ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐10 TABLE 4‐2 – RESIDENTIAL DEVELOPMENT STANDARDS DC: Refer to City Zoning and Development Code, NA: Not Applicable, NR: Not Required, NP: Not Permitted Zone SFD SFA TYPE A SFA TYPE B MFR VSFD VSFA VMF DENSITY RANGE (DU/AC) Housing Type Detached Traditional Attached Traditional Detached Cluster and Courtyard Multi‐ Family Detached Traditional (Village) Attached Traditional including Detached Cluster and Courtyard (Village) Multi‐ Family (Village) DEVELOPMENT SITE AREA Single Family Attached Products, Excluding Detached Products NA 5 AC 5 AC NA 5AC 5AC NA Multi‐Family NA NA NA 1 AC NA NA 1 AC LOT AND PARCEL SIZE Minimum Square Feet 4,000 SF 3,000 SF 3,000 SF 1 AC 3,400 SF 3,000 SF NA Minimum Lot Width on Corner 45’ NA NA 200' 45’ 40' NA Minimum Lot Width interior 40’ 30' 40' or 60' (wide & shallow) 200' 40’ 30' NA Minimum Lot Width on Curve or Cul‐de‐Sac NA NA NA NA NA NA NA Minimum Site Width NA NA NA 200' NA NA 200' Minimum Lot Depth 80’ 70' NA NA NA NA Minimum Pad Width NA NA NA NA NA NA NA Minimum Pad Depth NA NA NA NA NA NA NA SETBACKS Front Yard Minimum for public or private streets 10' 10’* 10’* NA 10' 10' NA Front Yard Average for public or private streets NA NA NA NA NA NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐11 TABLE 4‐2 – RESIDENTIAL DEVELOPMENT STANDARDS DC: Refer to City Zoning and Development Code, NA: Not Applicable, NR: Not Required, NP: Not Permitted Zone SFD SFA TYPE A SFA TYPE B MFR VSFD VSFA VMF Front Yard Minimum for Single Loaded Street in Areas greater than 15% in slope 10' NA NA NA NA NA NA Front Yard Minimum for Curvilinear Streets Varies NA NA NA Varies Varies NA Building Front Setback from a major arterial street NA NA NA 30' 20' 20' 20' Building Front Setback from a public street NA NA NA NA NA NA 15' Building Side Setback abutting a major arterial street NA NA NA NA NA NA 20' Building Side Setback abutting a public or private drive or lot line NA NA NA 10' 10' 10' 10' Garage, Front‐ Facing, Minimum 18’ 3' 3' NA 18' 3' NA Garage Side Facing Public Street Minimum NA 10' 10' NA NA NA NA Garage Side Facing Private Street Minimum NA 10' 10' NA NA NA NA Driveway Length Minimum NA NA NA NA NA NA NA Side Yard Interior 5' NA 5' 5' NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐12 TABLE 4‐2 – RESIDENTIAL DEVELOPMENT STANDARDS DC: Refer to City Zoning and Development Code, NA: Not Applicable, NR: Not Required, NP: Not Permitted Zone SFD SFA TYPE A SFA TYPE B MFR VSFD VSFA VMF Minimum Distance between Adjacent Buildings NA 10' 10' 10' 10' 10' 10' Side Yard Adjacent to Street 10' 10' 10' NA 10' 10' NA Rear Yard 15' 15'** 10' or 15' 10' 10' 10' Rear or Side Yard abutting a major arterial NA 30'‡‡ 30' 30' 20' 15' 15' Rear Yard abutting a public street NA 15' or 10'** 15' or 10'** NA NA NA NA Rear Yard abutting a private street NA 10' 10' 15' 10' 10' 10' Attached Accessory Structure Maximum Encroachment 10' NA NA NA 10' NA NA Detached Accessory Structure Sideyard Setback Minimum 5' NA NA NA 5' NA NA Detached Accessory Structure Rear Setback Minimum 5' NA NA NA 5' NA NA Usable Rear Yard Minimum SQFT NA NA NA NA NA NA NA Architectural Projections Maximum Encroachment into Setbacks 2' 2' 2' 2' 2' 2' 2' Architectural Projections Maximum Area into Setbacks 12 SF 12 SF 12 SF 12 SF 12 SF 12SF 12SF ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐13 TABLE 4‐2 – RESIDENTIAL DEVELOPMENT STANDARDS DC: Refer to City Zoning and Development Code, NA: Not Applicable, NR: Not Required, NP: Not Permitted Zone SFD SFA TYPE A SFA TYPE B MFR VSFD VSFA VMF Separation between building and uncovered parking minimum NA NA NA 5' 5' 10' 5' Garage front setback from public street NA NA NA NA NA NA NA Garage side or rear setback from public street NA NA NA 15' 15' 10' 15' Garage front setback from private street NA NA NA NA NA NA NA Garage side or rear setback from private street NA NA NA 10' 10' 10' 10' Accessory building setback, excluding garages NA NA NA 20' 10' 10' 10' Uncovered parking front setback to public street or private drive NA 5' 5' NA NA NA NA BUILDING HEIGHT Main Building Maximum Stories 2 2 2 2 2 2 3 Main Maximum Height 35' 35' 35' 35' 35' 35' 45' Accessory Maximum Height 18' 18' 18' 20’ 18' 18' 20' FENCES AND WALLS Front Yard Setback Maximum 3 1/2' 3 1/2' 3 1/2' NA NA NA NA Side and Rear Setback Maximum 6' 6' 6' NA NA NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐14 TABLE 4‐2 – RESIDENTIAL DEVELOPMENT STANDARDS DC: Refer to City Zoning and Development Code, NA: Not Applicable, NR: Not Required, NP: Not Permitted Zone SFD SFA TYPE A SFA TYPE B MFR VSFD VSFA VMF Chain Link Fencing Prohibited Yes Yes Yes Yes Yes Yes Yes OPEN SPACE Open Space minimum NA 30% 30% NA NA 30% Private Open Space minimum NA NA NA NA NA NA 5% of interior floor area SITE COVERAGE Maximum Site Coverage NA NA NA 70% NA NA 70% * Front yard may be decreased to 15' if rear yard is 15' or greater Rear yard may be decreased to 10' if a minimum 15' X 15' rear courtyard is provided Lot depth may average 50' provided width is a minimum 60' ‡ For Zero Lot Line a minimum rear yard setback of 0' For arterial road a minimum rear yard setback of 30' from the ultimate ROW with a minimum of 20' landscaping † For Zero Lot Line a minimum side yard setback of 0' For private driveway or parking area a minimum side yard setback of 10' If located adjacent to or in close proximity to major open space or recreational facilities, required open space may be decreased to twenty (20) percent of the gross area when reviewed and determined to be acceptable by the Planning Commission through the Site Plan Review process ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐15 4.3.5 Multi‐Family Residential Standards (MFR) This section is intended to establish the standards for development of condominiums, townhomes, and/or apartments. 1. Uses (see Residential Uses Matrix, Table 4‐1) 2. Site Development Standards (see Residential Development Standards, Table 4‐2) In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 5. 4.3.6 Village Community Single Family Detached (VSFD) This section is intended to establish standards that allow for a Village Community that permits the development of both traditional Single Family Detached and Active Adult Single Family Detached in a neighborhood environment for residents 55 years of age or older. 1. Uses (see Residential Uses Matrix, Table 4‐1) 2. Site Development Standards (see Residential Development Standards– Standards ‐ Table 4‐2) In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 5. 4.3.7 Village Community Single Family Attached (VSFA) This section is intended to establish the standards for the development of single family detached cluster, single family detached courtyard, single family attached and detached townhomes and homes in a Village Community and also permits similar developments for residents 55 years of age or older. 1. Uses (see Residential Uses Matrix, Table 4‐1) 2. Site Development Standards (see Residential Development Standards, Table 4‐2) In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 5. 4.3.8 Village Community Multi‐Family (VMF) This section is intended to establish the standards for development of traditional condominiums, townhomes, and/or apartments and also multi‐family projects for residents 55 years of age or older. 1. Uses (see Residential Uses Matrix, Table 4‐1) ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐16 2. Site Development Standards (see Residential Development Standards, Table 4‐2) In addition, design of residential development shall conform to applicable Design Guidelines contained in Chapter 5. 4.4 Commercial Use Standards 4.4.1 Purpose and Intent: The purpose of these standards is to provide for neighborhood commercial needs of the community and to provide development provisions which are responsive to changing economic and market requirements over time. 4.4.2 Standards: 1. Uses Permitted in Commercial Designation. See Non‐Residential Uses Matrix, Table 4‐3. 2. Development Standards for Commercial Designation. See Non‐ Residential Development Standards, Table 4‐4. 3. Loading. See Chapter 17.87, Off‐Street Parking of the Palmdale Municipal Code. 4. Nursery schools and day care uses are required to have separate passenger loading and unloading areas provided. 5. Trash and storage areas. All storage, including cartons, containers or trash, shall be shielded from view within an architecturally compatible building or area enclosed by a masonry wall not less than six feet in height. No such area shall be located within fifty (50) feet of any residentially building. 6. Enclosed uses. All permitted uses, together with their resulting products, shall be contained entirely within a completely enclosed structure, except for off‐street parking and loading areas, areas for sale of nursery stock, and outdoor dining areas, or other similar uses approved by the Planning Director. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐17 TABLE 4‐3 ‐ NON‐RESIDENTIAL USE MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use ACOM Community Facilities Open Space Administrative, professional and business offices P NA NA Bakery shops, including baking only when incidental to retail sales from premises P NA NA Banks, saving and loan and credit unions P NA NA Barber and beauty shops P NA NA Bicycle sales and service P NA NA Cleaning and dyeing agencies, including incidental spotting, sponging, pressing and repairs P NA NA Confectionery or candy stores P NA NA Delicatessens P NA NA Dental clinics, including laboratories in connection therewith P NA NA Department stores P NA NA Digital Communication Sales P NA NA Dog and cat grooming services P NA NA Florist shops P NA NA Gift stores P NA NA Hardware stores P NA NA Health food stores P NA NA Hobby supply stores P NA NA Ice cream and yogurt shops P NA NA Jewelry stores with incidental repairs P NA NA Laundries, self‐service P NA NA Lighting fixture stores, carpeting, drapery, wallpaper and tile stores, pain and glass stores P NA NA Locksmith shops P NA NA Markets, food P NA NA Meat market, not including slaughtering P NA NA Medical clinics, including laboratories in conjunction therewith P NA NA Pet stores and supplies P NA NA Police stations or sheriff stations P NA NA Post Offices P NA NA Real Estates offices P NA NA Restaurants, including the permitted service of alcohol P NA NA Shoe repair shops P NA NA Public schools P NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐18 TABLE 4‐3 ‐ NON‐RESIDENTIAL USE MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use ACOM Community Facilities Open Space Stationery and paper products stores P NA NA Tailor shops, custom tailoring only P NA NA Travel agencies P NA NA Watch sales or repair P NA NA Any other use similar in character, intensity and use to those listed above, and which is determined by the Planning Director P P P SITE PLAN REVIEW Biking and equestrian routes and trails NA NA SPR Civic and cultural facilities NA SPR NA Community Center NA SPR SPR Conservation area and wildlife refuge NA NA SPR Parks, picnic areas, playground and ball fields NA NA SPR Passive, picnic areas, playgrounds and ball fields NA NA SPR Passive, recreation areas, vista points and scenic resource areas NA NA SPR Public and private recreation centers and facilities NA SPR SPR Cemetery NA NA SPR Ranching NA NA SPR Vineyards NA NA SPR Recreational Vehicle Parking and Fleet storage NA NA SPR Renewable energy facilities NA NA SPR ACCESSORY USES Accessory structures or uses, excluding outside storage, on the same building site which are customarily incidental or necessary to the main building or use P NA NA Crops, field, tree, bush berry and row, including nursery stock, the growing of. NA NA P* Satellite dishes (permitted only when screened from view from public streets) P* NA NA Storage of building materials used in construction of a building or building project, during construction and thirty (30) days thereafter, including the contractor's temporary office, provided that any lot or parcel of land so used shall be a part of the building project, or on property adjoining the construction site P NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐19 TABLE 4‐3 ‐ NON‐RESIDENTIAL USE MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use ACOM Community Facilities Open Space USE UNDER A TEMPORARY PERMIT Carnivals, temporary, not to exceed three days within a six month period, provided the carnival is located on publicly owned or leased property, on any general curriculum public or private school grounds, or on property improved with a permanently established church. The sponsorship of such carnival shall be confined to a public agency or religious, fraternal or service organization directly engaged in civic or charitable endeavors. NA TUP TUP Pumpkin sales NA NA TUP Construction trailers TUP* TUP* NA Christmas tree sales TUP NA TUP Temporary car washes TUP NA TUP Any other temporary uses which the Planning Director deems warrants a Temporary Use Permit TUP TUP TUP Temporary Real Estate office TUP TUP TUP Temporary storage of materials and construction equipment used in construction or maintenance of street and highways, sewers, storm drains underground conduits, flood control works, pipelines and similar uses NA TUP NA Temporary storage of materials and equipment for construction of public works and any similar agricultural, conservation, park and recreation, maintenance, open space use or accessory uses which are approved as an appropriate use by the Planning Director NA NA TUP CONDITIONAL USE PERMIT Bar and Cocktail lounges, except within a restaurant CUP NA NA Clubs, lodges and meeting halls CUP NA CUP Special community events NA CUP CUP Daycare facilities CUP NA CUP Community information center CUP CUP NA Churches and other places of religious worship NA CUP NA Fire Stations NA CUP CUP Health clubs CUP NA NA Hospitals NA CUP Liquor stores, except when ancillary to other uses, i.e. markets, drugstores CUP NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐20 TABLE 4‐3 ‐ NON‐RESIDENTIAL USE MATRIX P: Permitted, NA: Not Applicable, SPR: Site Plan Review Required, CUP: Conditional Use Permit, TUP: Temporary Use Permit, Requires Administrative Approval by the Planning Director Use ACOM Community Facilities Open Space School, private CUP CUP NA Nursery schools, preschool children CUP CUP NA Police or sheriff's stations NA CUP CUP Communication equipment buildings CUP CUP CUP Electric distribution substations, including microwave facilities in conjunction therewith NA CUP CUP Libraries NA CUP NA Microstations NA CUP CUP Telephone repeater stations NA CUP CUP Parking facilities NA NA CUP ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐21 TABLE 4‐4 ‐ NON‐RESIDENTIAL DEVELOPMENT STANDARDS Zone Community Facilities Open Space ACF AOS Commercial Building Site Area, Minimum 1,000 SF 1,000 SF 1,000 SF 1,000 SF 5,000 SF Building site coverage NA NA NA NA NA Building site width, minimum No minimum No minimum No minimum No minimum No minimum Building site depth, minimum No minimum No minimum No minimum No minimum No minimum Building height Maximum two stories, not exceed thirty‐ five (35) feet Maximum two stories, not exceed thirty‐ five (35) feet Maximum two stories, not exceed thirty‐ five (35) feet Maximum two stories, not exceed thirty‐ five (35) feet Maximum two stories, not exceed thirty‐five (35) feet Building setbacks from property lines 20' 20' 20' 20' NA Building setbacks from major arterials 30' 30' 30' 30' 20' for buildings less than 10,000 SF ‐ 30' all others Side or rear building setback form all other thoroughfares NA NA NA NA 20' Side or rear building setback form residential lots or parcel boundaries NA NA NA NA 20' Side or rear building setback adjacent to commercial uses NA NA NA NA NA ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐22 TABLE 4‐4 ‐ NON‐RESIDENTIAL DEVELOPMENT STANDARDS Zone Community Facilities Open Space ACF AOS Commercial Trash and storage area minimum masonry wall enclosure height 6' 6' 6' 6' 6' Trash and storage area minimum distance from residential area 50' 50' 50' 50' 50' ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐23 7. Architecture. Commercial buildings shall be architecturally designed to integrate with the surrounding structures utilizing similar materials and design concepts. Some elements of design or architectural features shall be carried through on all sides of primary structures and on accessory structures. 8. All buildings and structures shall be continually maintained by the owner, including exterior surfaces and colors. 9. Screening. a. Abutting residential areas. An opaque screen composed of a wall and/or combination wall and berm shall be installed along all site boundaries where the premises abut areas zoned for residential uses. The minimum height of screening shall be six feet. In cases where there are grade differentials or where walls must be higher for noise attenuation, the use of two shorter walls in combination, combinations of berming, walls, open fencing, landscaping or similar measures shall be used to reduce the overall height to eight feet or less. If there is a difference in elevation on opposite sides of the screen, the height shall be measured from the highest adjacent grade. The requirement of such barrier shall not be construed to eliminate pedestrian or bicycle access. b. A screen, as referred to in 10), "Abutting residential areas", shall consist of the following types: 1) Walls. A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material a minimum of four inches thick. 2) Berms. A berm shall be constructed of earthen materials and it shall be landscaped with drought tolerant plants and water saving irrigation where possible. The use of turf is discouraged. 3) Intersections. Where screening occurs along streets and boundaries, it shall be installed so as not to obstruct the line of sight distance at intersections of: A vehicular accessway or driveway and a street. A vehicular accessway or driveway and a sidewalk. Two or more vehicular access ways, driveways or streets. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐24 c. Mechanical equipment. Rooftop mechanical equipment shall be completely screened from view of adjacent streets or contiguous development areas by architectural means such as parapet walls or rooftop wells which are integrated into the building's architecture. The use of "picket fence" screening is prohibited. d. Parking. Where parking spaces abut the public right‐of‐way, a partial visual screen of berming/mounding (3:1 maximum slope), landscaping or decorative walls shall be provided within the adjacent landscape area to a minimum height of 24 inches above grade so as to lessen the visual effect of parking and vehicles. 10. Landscaping. Where required, landscaping, consisting of evergreen or deciduous trees, shrubs, berms or ground cover, shall be installed and maintained subject to the following standards: a. 20 foot minimum width of landscaping is required along public rights‐of‐way. Landscaping shall be bermed, or contain a low wall, or a combination of the two, to a minimum height of 24 inches above grade. b. An additional amount of landscaping equal to at least ten (10) percent of the net useable area of the site is required. c. A minimum 10 foot wide landscape strip is required adjacent to residential uses. d. A minimum of one tree per 100 square feet (ten feet by ten feet or equivalent – not less than an 8‐foot width in either side) shall be required to be planted within each landscape island or finger planter within parking lots. e. Street trees shall be planted with spacing not to exceed 30 feet on centers, average. Trees may be clustered together in grouped plantings in order to sustain and re‐establish the natural setting of the community and to maintain "windows" of visibility into commercial sites, however, in no case may the total number of trees be decreased by the use of clustering. Street trees shall be selected from the City's approved tree list. f. Trees shall be installed with a mix of the following sizes: 50 percent minimum 1" caliper (15 gallons); 30 percent 24" box specimen; and 20 percent 36" box specimen. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐25 g. A six foot minimum landscape planter (inside curb to inside curb) will be required at the beginning and end of all parking space rows and at an average of every 12 parking spaces. h. Separation. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb at least six inches higher than the adjacent vehicular area. i. Watering. A permanent automatic electric irrigation system shall be provided for all landscaped areas. Drip irrigation or other current technology water‐conserving drip/soaker irrigation will be designed according to current Model Water Efficiency Landscape Ordinance (MWELO) requirements and other State water saving measures. j. Maintenance. Required landscaping shall be maintained by the property owner in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of plants which require watering to maintain a healthy condition. k. Areas of native vegetation are exempt from these landscape requirements. l. All transformer pads/equipment shall be screened with landscaping and/or walls. m. All landscape plans shall be reviewed and approved by the City Engineer and Planning Director. The use of drought tolerant plants and low water plant materials will be implemented as the preferred landscaping method wherever feasible. 4.5 Open Space Use Standards (OS) 4.5.1 Purpose and Intent: The purpose of Open Space Standards is to ensure the continued availability of land for preservation of natural resources, provision for outdoor recreation and to ensure the health, welfare and well‐being of the people of the City of Palmdale. 4.5.2 Uses: See Non‐Residential Use Matrix, Table 4‐3. 4.5.3 Standards: see Non‐Residential Development Standards, Table 4‐4. 1. Screening. Screening is required when residential uses or a public or private street abut the following. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐26 a. Loading areas. b. Visually obtrusive or noisy above ground utility equipment and appurtenances. c. Portions of uses which generate excessive noise or activities not compatible with residential uses. 2. A screen as referred to above, may consist of two of the following types: a. Walls: A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material. b. Berms: A berm shall be constructed of earthen materials and it shall be landscaped. c. Fences, solid: A solid fence shall be constructed of masonry, wood or other materials and it shall form an opaque screen. d. Landscaping: Plant materials, when used as a screen, shall consist of densely planted evergreen or deciduous plants. 1) Intersections. Where screening is established near intersections, it shall consider safe sight line distances so that adequate visual conditions are maintained for pedestrians and drivers of motor vehicles. 2) Mechanical equipment. Rooftop mechanical equipment shall be completely screened from view of adjacent streets or contiguous development areas by architectural means such as parapet walls or rooftop wells which are integrated into the building's architecture. The use of "picket fence" screening is prohibited. 3. Landscaping. Because of the open space nature of many of the permitted uses, some of the following standards may not be appropriate and may be modified by the Planning Director. Landscaping, consisting of trees, shrubs, and/or ground cover, shall be installed and maintained subject to the following standards: a. Landscaping areas 10 feet or wider are required along all property lines abutting streets unless a minimum of 10 feet of landscaping has been provided in a landscape easement. Minimum tree and shrub size shall be 15 gallons and spaced a minimum of 30' average. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐27 b. A 10 foot landscape area is required where manufactured and improved open space uses abut residential uses. Note: This is not required when abutting natural open spaces. c. Planting shall be designed so as not to hinder sight distance at intersections. d. Drip irrigation or other water‐conserving irrigation should be used in accordance with MWELO and all State water conservation requirements. e. Landscaping shall be maintained by property owners in a neat, clean and healthy condition. f. Areas of natural open space, wetland areas and Planning Area 1 do not require additional planting or irrigation except in areas immediately adjacent to streets, or as determined in subsequent environmental review. g. Areas of native vegetation within all Open Space Designations (whether natural or enhanced) are exempted from the landscape standards identified above. This exemption is not intended to exempt requirements for trash clearing and brush management for fire control purposes. h. All buildings and structures will be maintained by the owner in a good state of repair, including exterior surfaces and colors. 4. Security fences and tennis court fences shall be subject to Site Plan Review and approval. Lighting for tennis courts shall be reviewed by the Planning Director to determine impacts on adjacent parcels. 4.6 Community Facility Use Standards 4.6.1 Purpose and Intent The Anaverde Nuevo Specific Plan area is primarily a residential community where only those non‐residential uses are permitted which are complementary to and which can exist in harmony with the residential community. The purpose of these standards is to provide for those public or private non‐residential uses which are customarily established within the residential community, but which must be reviewed to ensure compatibility. All non‐residential uses established in a residentially designated Planning Area are subject to the City of Palmdale Site Plan Review or Conditional Use Permit procedures. 4.6.2 Uses: See Non‐Residential Development Uses Matrix, Table 4‐3. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐28 4.6.3 Standards: See Non‐Residential Development Standards, Table 4‐4. 4.6.4 Screening. 1. Screening is required when residential uses or public or private streets abut the following: a. Loading areas (which must be located in the rear of buildings). b. Visually obtrusive or noisy above ground utility equipment and appurtenances. c. (Portions of uses which generate excessive noise or activities not compatible with residential uses. 2. A screen as referred to above, shall consist of a minimum of two of the following types: a. Walls. A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material. b. Berms. A berm shall be constructed of earthen materials and it shall be landscaped. c. Fences, solid. A solid fence shall be constructed of masonry, wood or other materials and it shall form an opaque screen. d. Landscaping. Plant materials, when used as a screen, shall consist of evergreen or deciduous plants. 3. Intersections. Where screening is established near intersections, it shall consider safe sight distances so that adequate visual conditions are maintained for pedestrians and drivers of motor vehicles. 4. Mechanical equipment. Rooftop mechanical equipment shall be completely screened from view of adjacent streets or contiguous development areas by architectural means such as parapet walls or rooftop wells which are integrated into the building's architecture. The use of picket fence" screening is prohibited. 4.6.5 Landscaping. The following site development standards may be modified by the approved Site Plan in an effort to make the non‐residential use more compatible or consistent with other surrounding uses. Landscaping incorporating berming or low walls or a combination thereof and consisting of trees, shrubs, and/or ground cover shall be installed and maintained subject to the following standards: 1. A landscaping strip is required along all primary or secondary arterial streets to a minimum depth of 20 feet. 2. A minimum 10 foot landscaping strip is required along all property lines abutting residential uses or two‐ lane streets. ---PAGE BREAK--- SECTION 4 DEVELOPMENT STANDARDS 4‐29 3. Planting shall be designed so as not to hinder sight distance at intersections. 4. Drip irrigation or other water‐conserving irrigation should be used where appropriate. 5. Landscaping shall be maintained by property owners in a neat clean and healthy condition. 6. Areas of native vegetation, whether natural or enhanced, are exempted from landscape standards identified above. This exemption is not intended to exempt requirements for trash clearing and brush management for fire control purposes. 7. turf is encouraged in public parks to reduce water use. 4.6.6 Fences and walls, maximum height. 1. Within intersection areas, the height and location shall not obstruct vehicular sight distance. 2. Security fences and perimeter walls shall be six feet high or as otherwise modified by Site Plan review. 4.6.7 All buildings and structures will be maintained in a state of good repair by the owner of the subject property, including exterior surfaces and colors. 4.7 Off‐Street Parking Standards Off‐Street Parking shall be pursuant to Chapter 17.87, Off‐Street Parking of the Palmdale Municipal Code. 4.8 Sign Standards Signs shall be pursuant to Chapter 17.88, Signs of the Palmdale Municipal Code. 4.9 Hillside Lighting In order to decrease visual effects of night lighting in hillside areas, the following standards shall apply in the portions of the following hillside planning areas: Planning Area 18 Planning Area 20 4.9.1 Night lighting shall be kept to a minimum except as needed for public safety. 4.9.2 Exterior lighting in hillside areas shall be directed downward in order to minimize the effects of stray light on night sky views. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐1 5 DESIGN GUIDELINES 5.1 Purpose and Intent The purpose of this section of the Specific Plan is to provide design criteria for future potential development of the Anaverde Nuevo property. Design statements and graphic illustrations are included regarding the following: 1. Community Design Theme 2. Open Space and Recreation 3. Fence and Wall Design Concepts 4. Residential Design Concepts 5. Commercial Design Concepts 6. Trail Standards As outlined in Section 6.10, Design Guidelines Conformance, all development within Anaverde Nuevo shall consider the applicable Design Guidelines contained in this section, and shall utilize these criteria in the design of each individual planning area as appropriate. 5.2 Community Design Theme The Anaverde Nuevo project is a planned community that promotes an "open space and recreational community" theme. This theme is established by the enhanced landscape design and by the inclusion of major natural open spaces, parks, trails and off‐street bike paths. Conceptual landscape designs are included in these Design Guidelines for the purpose of illustrating how the community design theme is to be applied. In terms of the City's landscaping policies, Anaverde Nuevo has capitalized on Palmdale's desert setting and native plant life by conserving large natural open space areas. Proposed landscaping in the development portion of the project should, where applicable, combine native and low water plant material with introduced landscaping. With respect to streetscape design, the Anaverde Nuevo project will provide for an enhanced landscape treatment of Elizabeth Lake Road and Avenue S which implements the City's objectives to use special landscape details to identify and enhance major and secondary arterials. The following Design Guideline statements define the community design objectives: 5.2.1 To establish Anaverde Nuevo as a master planned community that provides an attractive landscaped environment with an "open space and recreational lifestyle” appropriate to a residential community. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐2 5.2.2 To promote the "open space and recreation community" theme by establishing development regulations and standards that allow recreational uses and conserve natural open space areas. 5.2.3 To protect natural desert plant life, such as Joshua trees, short‐jointed beavertail cactus and California junipers, where practical, and capitalize on the natural setting of the Anaverde Nuevo property by relocating, where feasible, significant vegetation into open space areas that will remain natural. 5.2.4 To provide a defined "sense of community" by creating unique major project to Anaverde Nuevo that enhance the community appearance. 5.2.5 To create special streetscape and landscape features along Elizabeth Lake Road and Avenue S that provide a safe and aesthetically pleasing drive through and from Anaverde Nuevo. 5.2.6 To provide pedestrian, hiking and biking access that allows for the enjoyment of the open space setting and recreational theme of the Anaverde Nuevo community. 5.2.7 To create a "sense of community" by providing a variety of recreational opportunities, facilities and programs that promote social interaction and recreation for all age groups of the Anaverde Nuevo community. 5.2.8 To utilize landscaping and site planning techniques in a manner which respects environmental conditions, solar access rights and concepts of energy conservation. 5.3 Open Space and Recreation Concepts A pedestrian and hiking trail system shown on Exhibit 3‐4 provides a pedestrian linkage between residential areas, open spaces, parks and schools. This trail system connects the majority of residential planning areas with schools and parks, traverses the large open space of Planning Area 37 then continues to the west to connect to the Ritter Ranch development. This trail system is approximately 3.5 miles in length within the Anaverde Nuevo site. Additionally, a Los Angeles County designated riding trail enters the property on the east (North Side trail), parallels City Ranch Road, continues for approximately one mile through Anaverde Nuevo, and extends to the west to off‐site trail connections. Provision, construction and dedication of trails within Anaverde Nuevo shall be the responsibility of the Master Developer, Tract Builder or property owner. Maintenance of trails within Anaverde Nuevo shall be the responsibility of the City of Palmdale or other government agency (where the trail falls in parkland or public right‐of‐way), a Homeowner’s Association or property owner. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐3 Design of Planning Areas located along the bicycle and hiking trails shall incorporate extensions and connections to the trail system so that residents can benefit from access by bicycle or by foot, and so that outdoor recreation and exercise can be an integral part of lifestyles within Anaverde Nuevo. This includes the trails within the extensive Open Space Planning Areas, providing passive recreation amenities for Anaverde Nuevo and the region. The configuration, trail width and clear area adjacent to the trail must be designed to allow maintenance, Sheriff and emergency vehicular access, but shall prohibit other non‐emergency motor vehicle use. As set forth in the Development Standards of the Anaverde Nuevo Specific Plan, the development of recreational uses are subject to the Site Plan Review provisions. 5.4 Landscape Design 5.4.1 Introduction The Landscape Design criteria is intended to provide guidance for the ultimate implementation of the Anaverde Nuevo landscaping. The intent of the Landscape Design section of the Design Guidelines is to create a fabric of “Hardscape” and "Softscape” materials that will serve to integrate the various areas and activities of Anaverde Nuevo. Every effort has been made to provide a design that will be both visually interesting and at the same time be responsive to the unique environmental influences of the Palmdale area throughout the entire year. Special emphasis is given to the incorporation of plant materials that are responsive to the seasonality of the area, with leaf and flower display and color changes as well as consideration for the use of drought tolerant and low water plant species to respect the environment and current water regulations. The intent is to provide for a high degree of sun control during the warm months and a more open look during the colder winter period in order to maximize the benefits from available sunshine. In order to minimize the perception of a "barren" winter period, it is intended that, at minimum, 25 percent of the trees used in Anaverde Nuevo will be of an evergreen variety so as to provide both a background for the more colorful deciduous trees and to provide winter color when the deciduous trees are leafless. It is important that the entire design reflect the character of the high desert both with the "softscape• and "hardscape" materials used on site. It is also equally important that the plant material used be native or drought tolerant, both for water conservation purposes and for ease of maintenance. A more complete description of the landscape design intent for the various component parts of the project follows: ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐4 Mitigation measures will be implemented in the Landscape Design to reduce project impacts with regards to water. The following items shall be part of the exterior water consumption reduction measures: 1. Where practical, non‐potable water shall be used for all park and community landscaping irrigation needs, if available. 2. Lawn turf shall consist of drought tolerant species, warm grasses, hybrid fescues or lawn substitutes and shall not be less than eight feet in width/depth/length. Preferred application is artificial turf or turf substitute as applicable. 3. Landscape easements, right‐of‐way medians and all manufactured slopes shall be landscaped with drought‐tolerant species. 4. Improve the soil to increase water retention. Use mulch and other inorganic and organic ground cover extensively in appropriate landscaped area. Ground covering applied on top of soil will improve the water‐holding capacity of the soil by reducing evaporation and soil compaction. 5. Group plants of similar water demand to reduce over‐irrigation of low water using plants. 6. Install efficient irrigation systems that minimize runoff and evaporation and minimize the water applied to reach plant root zone. 5.4.2 Streetscapes 1. Avenue S The design intent is to create a canopy of vegetation that will provide the pedestrian and motorist with an interesting visual experience. One parkway area will include a five foot meandering sidewalk that is either monolithic with the curb or separated by greater than five feet of planting area between walk and curb, or walk and property line wall. One designated side of the street shall contain a five foot wide sidewalk and a 10 foot wide off‐street bike path, separated from the sidewalk by an eight foot wide planted area. The sidewalk shall be bordered on the outer side by either the community wall, or by a minimum five foot landscaped area. Within the varying width parkway, single mass plantings of Ash or Honeylocust trees will be planted in formal groupings not greater than 30 feet on center, along with turf utilizing one of the drought resistant tall fescues or low‐water fescues. Interwoven into these ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐5 groupings will be Pine plantings to highlight the positive character of the deciduous trees and offset the winter bareness. Within the raised roadway median, deciduous canopy trees which flower, such as Flowering Pear or Idaho Locust, will be utilized at spacings of 30 feet on center. Beneath the trees, both in the median and the parkways, groundcover will consist of low water use groundcovers. Turf shall not be permitted within median planting areas. Drought tolerant grass such as Paspalum vaginatum and sods such as the no‐mow variety will be allowed as long as all water requirements are met. A permanent electric automatic irrigation system will be designed to provide independent irrigation such as bubblers to each tree and shrub area drip irrigation and sodded areas soakers as outlined in MWELO and current water requirements. 2. Elizabeth Lake Road The proposed streetscape design is philosophically the same as described for Avenue S. The difference will be that on the north side of Elizabeth Lake Road there is planned an eight foot landscape planted parkway and a 10 foot landscape easement which will be planted with a single row of deciduous trees at 25 feet on center. Included in this eighteen (18) foot area is a 10 foot wide off‐street bike lane. Beneath the tree planting will be a low native grass and wildflower mix so as to blend with the adjacent native planting as softly as possible. The south side of the roadway will be similar in planting and design to the parkway areas of Avenue S, and will contain a five foot wide sidewalk only. Ultimate design of Assessment District 90‐1 will determine the specific dimensions and configurations of parkways on Elizabeth Lake Road. 5.4.3 Project Entries 1. Secondary Community Entries The design intent is to clearly define the entry into the Anaverde Nuevo project, as depicted in Exhibit 5‐1 Secondary Community Entry Concept. Wall monuments or "portals" are proposed in order to create the feeling of passing through a gateway into the project. It is proposed that these portals and low terrace walls indicated on the exhibits be constructed of masonry material. Entry grading will utilize retention of natural landforms and vegetation where it occurs. ---PAGE BREAK--- ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐7 Plant materials will emulate the character of the natural vegetation presently occurring on the surrounding hillsides. The planting concept at each entry proposes a significant massing of Cypress or Pine trees planted at approximately 15 feet on center on either side of the entry arterial road. The middle terrace proposes a desertscape planting, consisting of lower growing materials that are representative in character to local indigenous species. The planting adjacent to the walkways proposes the mass planting of a low evergreen. 2. Neighborhood Entries Neighborhood entries will occur within Anaverde Nuevo. The intent is similar to the primary entries with the major difference being that the neighborhood entries will be smaller in scale and the proposed planting will be more ordered in appearance. See Exhibit 5‐2 Neighborhood Entry Concept. 5.4.4 Landscape Maintenance Design of landscape easements along arterial streets, landscaped parkways and median design will consider water usage, long‐term maintenance, aesthetic appearance and public safety. These landscape easements and right‐of‐way landscaped parkways shall be maintained under one common maintenance entity where practical. Further, it shall be a policy that areas within Landscape Maintenance Districts or Homeowners Associations shall be kept to a minimum, and shall only include those areas which have been reviewed and approved by the City Engineer. 5.4.5 Open Space The open space is designated under two subheadings: open space parkland and natural open space. The plan is designed so that many homes are immediately adjacent to open space or have a strong visual linkage with an open space area. This will create a feeling of open space envelopment for those who reside in Anaverde Nuevo. Uses in these areas will provide additional amenities for active and passive recreation in Anaverde Nuevo. The intent within Natural Open Space areas is to leave them in their natural state to the greatest extent possible. Therefore, landscape design in these areas shall utilize indigenous plant materials only or shall remain unaltered, as appropriate. ---PAGE BREAK--- ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐9 5.4.6 Community Edges Developed Planning Areas adjacent to Open Space will incorporate landscaping and walls along their borders which shall serve as a transition to open spaces and provide fire retardation or screening as required, depending on location and adjacent conditions. When off‐site adjacent areas are developed, fuel modification requirements will be eliminated or lessened. Under this condition, edge treatments shall consist of perimeter walls and slope plantings, if applicable. When adjacent to natural hillside or high fire hazard areas, an appropriate fuel modification program of planting and irrigation shall be employed, reviewed and approved by the City of Palmdale and Los Angeles County Fire Department. In such conditions, either the Perimeter Wall or Open Visual Fencing types shall be employed in combination with landscaping (see Exhibit 5‐3, Fuel Modification Plan). 5.4.7 Plant Palette Drought tolerant and low water varieties of plants shall be used within the streetscapes of Anaverde Nuevo. Non‐drought tolerant species may be used at project entries only in limited quantity, in order to create identity, impact and visual distinctiveness within Anaverde Nuevo. Quality and size of plant material should conform to the California Grading Code of Nursery Stock, No. 1 Grade. This requires that stock, when sold, should not be dead or in dying condition, frozen, or damaged, and should not show evidence of having had root restriction in previous containers or be abnormally pot‐bound. All plants shall be of reasonable uniform and standard size for each species, well formed, and in a healthy, fully rooted thriving condition. Table 5‐1 contains the Anaverde Nuevo Plant Palette. 5.4.8 Rock and Materials Lava rock and gravel are not permitted in right‐of‐way or landscape lot/easement areas unless they are utilized in conjunction with low sprawling shrubs. Large, free standing or clustered warm tone boulders may be incorporated into planting designs. turf is prohibited project‐wide with the exception of residential rear yards and public parks. 5.4.9 Native Plant Materials Native plant materials shall be replanted in all open space areas, areas adjoining natural open space, wildlife habitat areas, etc., when disturbed by development and where the City Engineer requires revegetation. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\fuelmod_2021_ALT.mxd Fuel Modification Plan Figure 5-3 ANAVERDE NUEVO SCE Easement Aqueduct PA 37 347 Ac. PA 41 432.4 Ac. PA 40 150.9 Ac. PA 39 22.2 Ac. PA 06 15 Ac. PA 36 17.9 Ac. PA 23 27.5 Ac. PA 07B 12.2 Ac. PA 38 23.7 Ac. PA 09 13.1 Ac. PA 08 12.3 Ac. PA 35 6.3 Ac. PA 07A 6.3 Ac. PA 18a 5 Ac. PA 39 3.8 Ac. PA 39 2.4 Ac. PA 39 1.9 Ac. PA 29a 1.7 Ac. PA 39 1.6 Ac. PA 39 0.5 Ac. PA 05 123.8 Ac. 494 DU PA 02 113.3 Ac. 480 DU PA 03 59 Ac. 176 DU PA 01 59.8 Ac. 210 DU PA 04 52.8 Ac. 267 DU PA 11 38.4 Ac. 57 DU PA 14 32.4 Ac. 68 DU PA 27 32.2 Ac. 95 DU PA 16 26.6 Ac. 117 DU PA 19 26.3 Ac. 71 DU PA 17 24.6 Ac. 108 DU PA 25 15 Ac. 89 DU PA 24 18.9 Ac. 100 DU PA 22 14.7 Ac. 102 DU PA 20 27.6 Ac. 99 DU PA 21 18 Ac. 64 DU PA 32 19 Ac. 184 DU PA 26 20.1 Ac. 93 DU PA 15 19.2 Ac. 57 DU PA 31 15.9 Ac. 154 DU PA 29 14.5 Ac. 70 DU PA 34 13.9 Ac. 277 DU PA 12 11.7 Ac. 48 DU PA 13 11.6 Ac. 47 DU PA 30 11.5 Ac. 112 DU PA 10 11.1 Ac. 54 DU PA 18 10 Ac. 106 DU PA 28a 10.4 Ac. 53 DU PA 33 6 Ac. 58 DU PA 28b 6.7 Ac. 35 DU 0 1,400 700 Feet LEGEND W Avenue S Elizabeth Lake Road California Aqueduct Areas Requiring Fuel Modification Measures to the Satisfaction of City of Palmdale Public Works Dept. and L.A. County Fire Marshall Note: Areas of Fuel Modification are subject to adjustment for site conditions at time of individual tract design. Ritter Ranch Ritter Ranch ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐11 For possible additional plant palette material, refer to the City of Palmdale Approved Plants and Trees List referenced herein. Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Tree Acacia species Acacia LOW   Tree Albizia julibrissin Silk Tree, Mimosa Tree MOD   Tree Arbutus unedo Strawberry Tree MOD    Tree Cedrus deodara Deodar Cedar MOD    Tree Celtis pallida Desert Hackberry MOD Tree Celtis reticulata Western Hackberry LOW Tree Cercidium 'Desert Museum' Desert Museum Palo Verde LOW    Tree Cercis occidentalis Western Redbud MOD   Tree Cercis occidentalis 'Claremont' Western Redbud selection MOD   Tree Chilopsis linearis Desert Willow, Desert Catalpa MOD   Tree Chilopsis linearis variety Desert Willow, Desert Catalpa MOD   Tree x Chitalpa tashkentensis Chitalpa LOW Tree Cordia boissieri Texas Olive MOD Tree Cotinus Smoke Tree LOW Tree Cupressocyparis leylandii Leyland Cypress MOD Tree Cupressus arizonica Arizona Cypress LOW Tree Cupressus sempervirens Italian Cypress MOD   Tree Cupressus sempervirens 'Tiny Towers' Tiny Towers Italian Cypress MOD   Tree Eriobotrya deflexa Bronza Loquat MOD Tree Eucalyptus species Eucalyptus LOW Tree Fraxinus species Ash MOD    Tree Fraxinus uhdei 'Orange County' Shamel Ash, Orange County MOD   Tree Fraxinus uhdei 'Tomlinson' Tomlinson Ash MOD   Tree Fraxinus velutina Arizona Ash, Velvet Ash MOD    Tree Fraxinus velutina 'Modesto'' Modesto Ash MOD   Tree Fraxinus velutina 'Modesto'' Modesto Ash MOD    Tree Fraxinus velutina 'Rio Grande' Fan‐Tex Ash MOD    Tree Geijera parviflora Australian Willow, Wilga MOD   Tree Ginkgo biloba Ginkgo Tree, Maidenhair Tree MOD   Tree Ginkgo biloba 'Autumn Gold' Autumn Gold Maidenhair Tree MOD   Tree Gleditsia i. inermis Shademaster Honey Locust LOW   Tree Gleditsia triacanthos 'Sunburst' Sunburst Honey Locust LOW   ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐12 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Tree Havardia pallens Tenaza LOW Tree Hesperocyparis arizonica Arizona Cypress V LOW Tree Hesperocyparis stephensonii Cuyamaca Cypress V LOW Tree Heteromeles arbutifolia Toyon LOW   Tree Juniperus species Juniper MOD   Tree Koelreuteria paniculata Golden Rain Tree MOD   Tree Lagerstroemia indica (Varieties) Crape General Varieties MOD    Tree Lagerstroemia species Crape MOD    Tree Melia azedarach Chinaberry V LOW Tree Olea europaea 'Swan Hill' Swan Hill Fruitless Olive LOW    Tree Olea europaea 'Wilsoni' Wilson Fruitless Olive LOW    Tree Olneya tesota Desert Ironwood V LOW Tree Parkinsonia aculeata Mexican Palo Verde LOW   Tree Pinus edulis Pinon Pine, Pinyon or Nut Pine LOW   Tree Pinus eldarica Mondell Pine MOD    Tree Pinus halepensis Allepo Pine MOD    Tree Pinus Single Leaf Pinyon Pine LOW Tree Pistacia chinensis Chinese Pistache MOD  Tree Platanus racemosa California Sycamore HIGH    Tree Platanus X acerifolia London Plane Tree HIGH    Tree Podocarpus henkelii Long‐leafed Yellowwood MOD  Tree Podocarpus Yew Pine MOD   Tree Prosopis species Mesquite LOW‐ MOD Tree Prunus species Plum MOD   Tree Pyrus calleryana 'Aristocrat' Aristocrat Pear MOD   Tree Pyrus calleryana 'Chanticleer' Chanticleer Callery Pear MOD   Tree Pyrus calleryana variety Aristocrat Pear MOD   Tree Quercus species (except emoryi and fusiformis) Oak LOW‐ MOD    Tree Rhus lanceolata Prairie Flameleaf Sumac U Tree Robinia pseudoacacia Black Locust MOD   Tree Robinia X ambigua 'Idahoensis' Idaho Locust MOD   Tree Robinia X ambigua 'Purple Robe' Purple Robe Locust MOD   Tree Tamarix Salt Cedar V LOW ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐13 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Tree Ulmus parvifolia Chinese or Evergreen Elm MOD    Tree Ulmus species Elm MOD    Tree Vitex agnus‐castus Chaste Tree LOW Tree Yucca baccata Banana or Blue Yucca, Datil VLOW   Tree Yucca brevifolia Joshua Tree VLOW   Tree Yucca rostrata Big Bend Yucca VLOW   Tree Yucca torreyi Torrey Yucca VLOW   Tree Zelkova serrata Sawleaf Zelkova MOD    Shrub Acacia redolens 'Desert Carpet' Spreading Acacia 'Desert LOW    Shrub Acacia species Acacia LOW    Shrub Agapanthus hybrids Lily of the Nile U    Shrub Agapanthus 'Peter Pan' Dwarf Lily of the Nile U    Shrub Aloysia Lemon Verbena LOW Shrub Anisacanthus species Desert Honeysuckle U Shrub Artemisia species Wormwood V LOW  Shrub Asclepias tuberosa Butterfly Weed MOD Shrub Atriplex cancescens Four‐wing Saltbush V LOW Shrub Baccharis species Coyote Brush LOW    Shrub Berlandiera lyrata Chocolate Flower LOW Shrub Buddleja davidii 'Purple Prince' Butterfly Bush, Purple Prince MOD  Shrub Buddleja marrubiifolia Woolly Butterfly Bush MOD Shrub Caesalpinia gilliesii Yellow Bird of Paradise LOW Shrub Caesalpinia mexicana Mexican Bird of Paradise LOW Shrub Caesalpinia pulcherrima Dwarf Poinciana LOW Shrub Calliandra californica Baja Fairy Duster LOW  Shrub Carpenteria californica Bush Anemone LOW Shrub Cercocarpus betuloides Mountain Ironwood V LOW Shrub Chaenomeles cvs. Flowering Quince LOW Shrub mexicana Damianita Daisy LOW Shrub Cistus species Rockrose MOD    Shrub Cistus 'Sunset' Sunset Rockrose MOD    Shrub Cistus X purpureus Orchid or Purple Rockrose MOD    Shrub Cleome isomeris Bladder Pod V LOW Shrub Convolvulus cneorum Bush Morning Glory LOW  Shrub Cordia parvifolia Little Leaf Cordia LOW ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐14 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Shrub Cotoneaster lacteus Cotoneaster LOW Shrub Cordyline australis 'Red Star' Red Star Cordyline MOD  Shrub Dasylirion wheeleri Desert Spoon LOW   Shrub Dodonaea viscosa 'Purpurea' Purple Hopseed Bush MOD    Shrub Encelia farinosa Brittle Bush LOW Shrub Ephedra nevadensis Nevada ephedra V LOW Shrub Ephedra viridis Green Mormon Tea LOW Shrub Eremophila maculata Spotted Emu Bush LOW Shrub Eremophila racemosa Easter Egg Bush LOW Shrub Eremophila x ‘Summertime Blue’ Summertime Blue Emu Bush LOW Shrub Eriogonum fasciculatum California Buckwheat V LOW Shrub Eriogonum species Buckwheat LOW  Shrub Euonymus fortunei 'Emerald Gaiety' Emerald Gaiety Euonymus MOD   Shrub Fallugia paradoxa Apache Plume LOW Shrub Forestiera pubescens Desert Olive LOW Shrub Hemerocallis species Daylily MOD   Shrub Heteromeles arbutifolia Toyon LOW   Shrub Isocoma spp. Goldenbush U Shrub Justicia californica Chuparosa V LOW Shrub Juniperus californica California Juniper LOW Shrub Juniperus species Juniper MOD    Shrub Lantana species (except camera) Lantana MOD    Shrub Lantana 'Christine' Christine Lantana MOD    Shrub Lavandula species Lavender MOD    Shrub species Silver Cloud Silverleaf LOW  Shrub Ligustrum japonicum Japanese or Wax ‐Leaf Privet MOD    Shrub Liriope muscari Big Blue Lily Turf MOD    Shrub Lycium fremontii Wolfberry LOW Shrub Muhlenbergia capillaris 'Regal Mist' Muhly Regal Mist MOD    Shrub Myrtus communis True MOD  Shrub Nandina domestica Nandina, Heavenly Bamboo MOD  Shrub Nerium oleander Oleander LOW Shrub Peritoma arborea Bladderpod V LOW Shrub Perovskia spp. and cvs. Russian Sage LOW Shrub Pittosporum tobira Tobira MOD    ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐15 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Shrub Pittosporum tobira 'Variegata' Variegated Tobira MOD    Shrub Pittosporum tobira 'Wheeler's Dwarf' Wheeler's Dwarf Pittosporum MOD    Shrub Podocarpus henkelii Long‐leafed Yellowwood MOD  Shrub Podocarpus Yew Pine MOD   Shrub Podocarpus maki Shrubby Yew‐Pine MOD   Shrub Portulacaria afra Elephant's Food, Elephant Bush LOW  Shrub Prunus caroliniana 'Compacta' Dwarf Carolina Laurel Cherry MOD  Shrub Prunus fasciculata Desert Almond U Shrub Quercus berberidifolia California Scrub Oak V LOW Shrub Quercus dumosa Nutall’s Scrub Oak V LOW Shrub Rhaphiolepis indica varieties Indian Hawthorne MOD    Shrub Rhaphiolepis varieties Majestic Beauty Indian MOD    Shrub Rhus ovata Sugar Bush LOW   Shrub Rhus typhina Staghorn Sumac LOW Shrub Romneya coulteri Matilija Poppy V LOW Shrub Rosa species Rose MOD    Shrub Rosmarinus officinalis and cvs. Rosemary LOW‐ MOD Shrub Ruellia peninsularis Baja Ruellia U Shrub Salvia species (except chamaedryoids and clevelandii) Sage MOD    Shrub Salivs clevelandii and hybrids Cleveland Salvia LOW Shrub Santolina chamaecyparissus Lavender Cotton LOW    Shrub Senna artemisiodes Feathery Cassis LOW Shrub Senna nemophila Desert Cassia LOW Shrub Senna Silver Leaf Cassia LOW Shrub Simmondsia chinensis Jojoba V LOW Shrub Sophora secundiflora Texas Mountain Laurel LOW Shrub Sphaeralcea spp. Desert/Globe Mallow LOW Shrub Tamarix Tamarisk V LOW Shrub Taxus baccata English Yew MOD  Shrub Tecoma stans Yellow Bells, Yellow Elder MOD    Shrub Teucrium fruticans Bush Germander MOD Shrub Trachelospermum asiaticum Yellow Star Jasmine MOD  Shrub Trachelospermum jasminoides Star Jasmine MOD    ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐16 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Shrub Trixis californica Trixis U Shrub Ungnadia speciose Mexican Buckeye U Shrub Vaquelinia californica Arizona rosewood LOW Shrub Vaquelinia corymbosa angustifolia Slimleaf Vauquelinia LOW Shrub Verbena gooddingii Goodding Verbena LOW Shrub Viburnum tinus Viburnum MOD    Shrub Viguiera parishii Desert Goldeneye LOW Shrub Xylosma congestum Xylosma, Glossy Xylosma MOD    Shrub Yucca species (except aliofolia elata and gloriosa) Yucca VLOW‐ LOW   Shrub Yucca flaccida "Golden Sword" Yucca VLOW‐ LOW    Vines Ficus pumila Creeping Fig MOD    Vines Gelsemium sempervirens Carolina Jessamine MOD    Vines Hedera canariensis Algerian Ivy MOD    Vines Lantana species (except camera and montevidensis) Lantana MOD    Vines Macfadyena unguis‐cati Cat's Claw Vine LOW    Vines Parthenocissus 'Hacienda Creeper' Hacienda Creeper MOD    Vines Parthenocissus quinquefolia Virginia Creeper MOD    Vines Rosa species Rose MOD    Vines Trachelospermum jasminoides Star Jasmine MOD    Vines Vitis californica California Wild Grape MOD    Vines Vitis californica 'Roger's Red' Roger's Red Wild Grape MOD    Grasses Aristidia purpurea Purple Three‐Awn Grasses Bulbine frutescens 'Hallmark' Orange Hallmark Bulbine LOW    Grasses Bulbine frutescens 'Yellow' Yellow Bulbine LOW    Grasses Bouteloua curtipendula Sideoats Grama V LOW Grasses Bouteloua gracilis and cvs. Blue Grama LOW Grasses Carex tumulicola Berkeley Sedge MOD    Grasses Equisetum hyemale Horsetail Reed MOD    Grasses Festuca californica 'Serpentine Blue' California Fescue selection MOD    Grasses Festuca glauca Blue Fescue MOD    Grasses Helictotrichon sempervirens Blue Oat Grass MOD Grasses Muhlenbergia species Muhlenbergia MOD    Grasses Nolina bigelovii Desert Bigelov Nolina LOW    ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐17 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential Grasses Zoysia 'De Anza' Zoysia De Anza MOD    GC Acacia redolens Spreading Acacia LOW    GC Acacia redolens 'Desert Carpet' Spreading Acacia 'Desert LOW    GC Achillea millefolium Yarrow LOW    GC Ajuga reptans Bugle Flower, Carpet Bugle MOD    GC Armeria maritima Sea Pink, Common Thrift MOD    GC Atriplex semibaccata Australian Saltbush V LOW GC Baccharis species Coyote Brush LOW    GC Baileya multiradiata Desert Marigold LOW GC Carpobrotus species Ice Plant LOW GC Coreopsis auriculata 'Nana' Dwarf Eared Coreopsis MOD    GC Coreopsis grandiflora 'Double Sunburst' Double Sunburst Coreopsis, MOD    GC Coreopsis grandiflora 'Early Sunrise' Early Sunrise Coreopsis, MOD    GC Cotoneaster dammeri Bearberry Cotoneaster LOW    GC Dalea greggi Trailing Indigo Bush LOW GC Eriogonum species Buckwheat LOW    GC Fragaria 'Pink Panda' Pink Panda Ornamental MOD    GC Gazania species Gazania MOD    GC Geranium 'Johnson's Blue' Johnson's Blue Cranesbill MOD    GC Hedera canariensis Algerian Ivy MOD    GC Juniperus species Juniper MOD    GC Lantana Lantana MOD    GC Lobelia erinus Summer Lobelia MOD    GC Lobelia erinus 'Rosamond' Rosamond Lobelia MOD    GC Malephora species Ice Plant LOW GC Oenothera caespitosa Tufted Evening Primrose LOW GC Oenothera stubbei Baja Evening Primrose LOW GC Santolina species Lavender Cotton LOW GC Verbena species Verbena MOD    GC Vinca minor Dwarf Periwinkle, Dwarf Vinca MOD    GC Vinca minor 'Sterling SIlver' Sterling SIlver Dwarf Periwinkle MOD    GC Zinnia acerosa Desert Zinnia LOW    SUCC Agave species Agave VLOW‐ LOW    ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐18 Table 5‐1 – Plant Palette Plant Type Botanical Name Common Name WUCOLS Streetscape Entry Residential SUCC Bulbine frutescens Yellow Stalked Bulbine LOW    SUCC Cephalocereus spp. Old Man Cactus V LOW SUCC Dasylirion species Desert Spoon V LOW SUCC Echinopsis species Torch Cactus LOW SUCC Epostoa lanata Peruvian Old Man Cactus LOW SUCC Euphorbia 'Apache Red' Apache Red Euphorbia LOW    SUCC Euphorbia antisyphilitica Candelilla LOW SUCC Ferocactus species Barrel Cactus V LOW SUCC Fouquieria macdougalii Mexican Tree Ocotillo LOW SUCC Fouquieria splendens Ocotillo LOW SUCC Hesperaloe species Red Yucca LOW    SUCC Hesperyucca species Yucca LOW SUCC Mammillaria species Cactus V LOW SUCC Nolina spp. Bear Grass V LOW SUCC Opuntia species Cholla or Cactus V LOW    SUCC Pachycereus marginatus Mexican Fence Post Cactus LOW SUCC Portulacaria afra and cvs. Elephant’s Food V LOW SUCC Yucca species Yucca LOW    SUCC Yucca whipplei Our Lord's Candle LOW    PALMS Brahea armata Mexican Blue Palm, Blue MOD   PALMS Brahea edulis Guadalupe Palm or Fan Palm MOD   PALMS Butia capitata Pindo or Jelly Palm, Yatay MOD  PALMS Chamaerops humilis Mediterranean Fan palm MOD   PALMS Trachycarpus fortunei Windmill Palm, Hemp Palm MOD  PALMS Washingtonia filifera California Fan Palm MOD  PALMS Washingtonia robusta Mexican Fan Palm MOD  ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐19 5.5 Fencing and Wall Design Four types of walls and fences have been established for Anaverde Nuevo and are identified on Exhibit 5‐4. The first type is the Community Wall, the second type is the Perimeter Wall, the third type is the Security Fence and the fourth type is the Open Visual Fence. 5.5.1 Community Wall The Community Wall is a theme establishing decorative masonry wall located at the major project entries, on streetscapes along Avenue S, and along portions of other single family development areas. This wall design should consist of materials which convey an attractive feeling of permanence and substance, and which provide a harmonious appearance with the major project entrance design. Wall design shall be of the highest quality level of the four fence and wall types. 1. Community Wall Alignment Community Wall design shall consider the length of the wall and shall provide jogs, curvature of the alignment, changes in wall height of 12 inches or greater or occasional openings on a periodic basis to help break up long runs of continuous walls. Along development other than single family residential, consideration shall be given to incorporating alternatives to continuous Community Walls. These alternatives may include utilizing individual unit walls around private patios, portions of buildings, openings for landscaping or pedestrian access, visual openings, landscaped berms or other elements which create a periodic change in appearance or which break up the continuous run of the Community Wall. For walls required for sound attenuation, a change in surface finish or substantial change in texture may be substituted in place of the above measures. 2. Community Wall Color and Finish In order to create a cohesive appearance throughout Anaverde Nuevo which blends with a wide range of different architectural styles. Community Walls shall contain a raised cap with an overhang which provides shadow relief and a contrasting color or texture. In order to provide economical long‐term serviceability and a quality appearance, walls shall be protected from irrigation overspray by the use of current technology such as drip systems and tree bubblers. Community Walls shall be of a uniform, light earth tone or off‐white color. ---PAGE BREAK--- ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐21 5.5.2 Perimeter Wall The second type of wall is the Perimeter Wall. This consists of a solid masonry or decorative block wall which is located around portions of the perimeter of single family developments, but which is not located within the landscaped area associated with Avenue S. This Perimeter Wall shall be of masonry construction with pilasters at regular intervals. Color and finish should provide a harmonious blend with the community wall, adjacent building architecture and adjacent natural site conditions, where applicable. Wall design shall consider topography and visual aspects. Wall color shall be of medium earthtones, chosen to blend in with surrounding hillside areas to the extent possible, or wall design should incorporate "open view" wrought iron types which blend with the hillsides where vistas occur. 5.5.3 Open Space Security Fencing Open Space Security Fencing can consist of various types of fencing. These include chainlink, tubular steel, aluminum, tempered glass panels, etc. All fencing must be approved by the Planning Director. 5.5.4 Open Visual Fencing Open Visual Fencing is proposed to occur in areas with vistas. This would typically consist of tubular steel, aluminum, open metal, tempered glass panels, or other similar, visually transparent material which allows residents to enjoy views. This wall type would occur only where site conditions are appropriate for vistas. 5.5.5 Rear and Side Yard Privacy Fence or Wall (within individual tracts) Walls and fences within individual tracts provide visual privacy as well as security along residential rear and side yards. The following shall apply to walls and fences within individual tracts which are not otherwise designated as Community Walls, Perimeter Walls, Security Fences or Open Visual Fencing. 1. General Any fencing or walls built on property lines adjacent to public right‐ of‐way shall be of masonry construction. Color and finish should provide a harmonious blend with any adjacent Perimeter Wall or Community Wall, building architecture and adjacent natural site conditions, where applicable. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐22 2. Walls Between Residential Lots Where fences or walls are required adjacent to or between residential lots, they shall be constructed of split face, slump block masonry, slumpstone, vinyl fencing, or similar type construction, selected for low maintenance and attractive appearance. Color and surface finish shall consider the adjacent architectural style and materials. Wall design shall be reviewed and approved by the Planning Director. 3. Relationship to Building Design All walls, fencing and gates shall complement the building architecture. 5.5.6 Equestrian Trail Fencing Approved split‐rail type equestrian fencing (made from such materials as PVC, woodcrete, concrete, etc.) should be included along the equestrian trail where control of horses or separation from potential safety hazards exist. Such conditions occur along roads, adjacent to parking lots, or along active use areas of the park. 5.6 Architectural Design Guidelines 5.6.1 Purpose of Design Guidelines The purpose and intent of the architectural design guidelines for Anaverde Nuevo is to encourage design that will have a distinct identity, expressing a thoughtful integration of building structures and the environment. These guidelines will provide the City and residents of Anaverde Nuevo with the necessary assurances that this community will develop in accordance with the quality and character envisioned in the Specific Plan. The guidelines contained herein shall provide guidance during the development phase of Anaverde Nuevo. These guidelines are intended to establish parameters for quality of appearance and to help provide compatibility between subdivisions within Anaverde Nuevo. 5.6.2 Community Character A unique Southern California vernacular will characterize the built environment of Anaverde Nuevo. The distinct, yet analogous, styles of architecture to be integrated within this master planned community represent the commitment to create a strong sense of identity and community through the use of harmonious architectural concepts, colors and materials. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐23 Although the intense climate includes summer heat, gusting winds and cold winters, the aesthetic beauty of surrounding hillsides creates a sense of "Oasis in the High Desert”. The wide open space of the Antelope Valley sets the tone for a horizontal architecture where the buildings are solid, firmly based on the ground and in harmony with the shapes, angles and colors of the surrounding hills and valleys. The entry monumentation establishes this clean, sharp and positive atmosphere. Community walls, signage, landscape architecture and monumentation are integrated throughout the community entries, pulling together the individual neighborhoods, thereby creating a harmonious and natural environment. 5.6.3 Design Guidelines 1. Project‐wide Design Guidelines All residential development is subject to the following Design Guidelines: a. Homes shall be compatible with one another in terms of size, mass and scale. b. Architectural styles shall be compatible between adjacent buildings and within neighborhoods. c. Large expanses of uninterrupted single exterior materials shall be avoided. d. Building design shall employ a combination of vertical and horizontal articulation. e. Window areas should be minimized on west facing sides of buildings except if appropriate window screening is utilized. f. Creative landscape plantings should be utilized. For example, selective placement of certain deciduous trees can provide summer shading while allowing solar penetration during the leafless winter months. g. Street and lot layout shall avoid creation of remnant areas within subdivisions which are inherently difficult to maintain and which will likely become future maintenance problems. h. Residential subdivision design should incorporate design which promotes safety and neighborhood cohesiveness. Straight streets in excess of 1,000 feet should be avoided. Emphasis should be on the use of cul‐de‐sacs, connections to trails and off‐street bike lanes, park and school orientation ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐24 within the Planning Area and other features which promote a "neighborhood" feeling. i. Creation of irregularly shaped lots which are difficult to utilize should be avoided, except for the use of flag lots in areas of greater than 15 percent slope where this technique results in reduced grading or visual impacts. j. Street, building and lot layouts should provide flexibility to vary landscape easement widths along abutting arterial streets in order to permit the easement width to range from 10 feet to 30 feet, with an average of twenty (20) feet. k. Buildings should not be designed or sited so as to fully block or shade private open space of adjacent units. This guideline is intentionally flexible to discourage shading of adjacent properties while retaining the opportunity to evaluate the circumstances of individual cases. l. Emphasis should be on the strategic placement of pathways, easements or other means at cul‐de‐sac ends which encourage pedestrian access to connections with arterials, trails, bicycle paths, park and school facilities within the planning area and which promote neighborhood interaction. 2. Single Family Attached and Multiple Family "Transitional" Planning Guidelines. In order to provide a transition of density and variety in the community structure, the following guidelines shall apply; a. The size and configuration of a transitional Single Family Attached area should be determined by topography, access and related conditions specific to that given area. However, SFA sites used for transitional purposes should in no case exceed 20 acres in area. b. SFA homes should be located in a manner which avoids excessive mixing of product types of dissimilar densities within a particular tract or on the same street; however, the intent is to permit diversity of products within Planning Areas. c. Site plan layout of residential tracts should consider the placement of a street, greenbelt or landscaped setback between commercial and residential uses to serve as a buffer where appropriate, unless otherwise addressed by other mitigative measures. d. Transitional SFA development which occurs adjacent to SFD lots are encouraged to employ design measures which lessen ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐25 the effects of density at the interface between the two uses. These could include the use of single story SFA Attached Type B housing types, architectural styles which are of a harmonious design, placement of parking, open space or access between the two housing types, or other methods as approved by the Planning Director which serve as a buffering element. 3. Single Family Detached Design Guidelines All single family detached development is subject to the following design guidelines. a. Garages shall not dominate the primary elevation of any home. The following techniques shall be utilized to achieve this objective: 1) A mix of one and two car garage doors may be provided to break up garage faces. The garage doors may also be recessed to provide strong shadow lines to help decrease the impact of the doors. 2) The garages shall have proper color selection integrated into the structure of the building as well as coordination of trim and accent colors. 3) The use of decks and balconies are encouraged to add visual interest and provide human scale on the street. 4) The emphasis of the elevations shall be on other features such as main entry and principal window. 5) Stepping of garages and a variety of roof configurations/ forms on the garage are encouraged to break up the street scene. 6) Excessive numbers of three car garages facing a residential street are to be discouraged. Homes utilizing side entry garages shall be included to prevent excessive repetition of three car garage elevations. b. If visible, rear elevations adjacent to an arterial street are to be enhanced to improve community image. Examples of enhanced elevation treatment include window trim, architectural detailing, architectural relief of undifferentiated rear planes, multiple roof configurations, decks and balconies. Particular care in this area is to be exercised with two story homes. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐26 c. Variation of building height and setbacks along arterials and project edges are required to improve community image. d. Horizontal architectural elements hip roofs, wainscoting, color variation, etc.) are to be encouraged to enhance the sense of spaciousness between homes. e. Building elevations should include a difference in massing, building shape, roof plane orientation or composition of materials such that no more than two adjacent buildings on a block appear to be very similar. Identical elevations and color schemes should not be repeated more frequently than once every third house on a block, unless special circumstances require such exception. f. Curvilinear street design with centerline radii of 1,000 feet or less and use of cul‐de‐sacs are encouraged within residential tracts. 4. Single Family Attached Design Guidelines All single family attached Type A home developments as referenced in Section V are subject to the following design guidelines: a. This housing shall incorporate a variety of open spaces suitable for both active swimming pools, BBQ area, tennis courts, etc.) and passive, recreational uses enhanced landscaping, open spaces, seating areas, etc.). b. Where single family attached projects border single family detached projects, the use of landscape, circulation and parking elements should be encouraged to provide separation. c. Single family detached Type B homes on lots of less than 6,000 square feet are also subject to the single family detached guidelines in Section b above. 5. Multiple Family Design Guidelines All townhome, single family attached Type A, condominium and multiple family development is subject to the following Design Guidelines: a. Long straight driveways or streets greater than 1,000 feet in length within developments should be avoided. b. Building design shall ensure that windows and doorway entries are incorporated into the design of front elevations in ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐27 order to decrease the visual prominence of the garage for townhome, duplex and condominium developments. c. Buildings should be articulated with variations or interruptions of surfaces or planes through the use of staggered vertical planes, multiple rooflines, insets such as windows or doorways, balconies, projections or other similar features. d. Common driveways which have more than two enclosed garages fronting the driveway shall avoid the repetitive appearance of garage doors and paving. This may be accomplished by a combination of techniques including landscape islands or pockets, articulation of the building so the garage doors are not visible in the same plane, building projections which diminish the visibility of garage doors, changes in paving material or texture, open spaces or recreational facilities. e. No more than twelve units may gain driveway access from a single access private driveway or parking court. f. Uninterrupted stretches of garage doors should not extend for greater than 160 feet unless broken up or interrupted by landscaped islands, tree pockets, building projections, side‐in garages, recreation facilities or open spaces. g. Curvilinear street or driveway design and use of cul‐de‐sacs or driveway courts are encouraged in townhome, multiple family or condominium layouts. h. Open parking areas or covered parking should be situated or partially screened such that automobile headlights do not shine directly into the primary living areas of adjacent dwelling units. i. Garages with driveway aprons less than 20 feet in length shall have automatic garage door openers. j. Required parking for individual units shall be assigned and shall be located no greater than two hundred feet from the assigned residential unit. k. Private and common open space areas should be adequately sized for functional use as appropriate and located so as to orient to outdoor spaces. Balconies and patio slabs shall provide a minimum of 48 square feet of area and shall have a minimum depth of six feet from building face to exterior edge of balcony or patio. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐28 l. Patio fences should be designed to be architecturally consistent with the residential building and should provide a balance between privacy for the individual unit and allowing views of major common open space areas. m. Balconies and enclosed patios shall utilize a solid visually opaque railing or wall 42" high minimum. n. Site design should avoid the appearance of a perimeter "walled in" look through the use of varying wall setbacks, visual openings into the development and/or landscaping. o. Exterior stairways should be architecturally consistent with the building they serve and should be integrated into the building. Exterior manufactured bolt‐on stairs should be avoided. Materials and detailing of stair rails and siding should blend with building colors or materials. p. The design of new residential projects should consider the effects of solar orientation and climate conditions. Windows should be located and oriented to ensure adequate light, however issues of excessive solar heat build‐up should be considered. q. Buildings should incorporate overhangs, insets or fenestration so as to allow the low winter sun to penetrate the unit, while blocking the high summer sun. r. Carport structures should receive design treatments that reflect the architectural design, color treatment and materials consistent with those of the primary residential structures, including; 1) Use of consistent roofing materials; 2) Provision of roof pitch and design that is compatible with other residential structures; 3) Utilization of colors, trim and building materials that are consistent with those used on primary residential structures. 6. Hillside Area Design Guidelines Additionally, Planning Areas 17, 18, 19, and 20 are also subject to the following standards: a. Materials and colors of structures shall blend with the natural environment. b. Avoid extensive unbroken roof surfaces. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐29 c. Use a limited number of materials and colors on a single elevation. d. Avoid extreme contrast between architecture and terrain. e. Vary height of roof elements. f. Primary colors shall be used for accents only. g. Building design should resist giving the feeling of massive size as perceived on the building side facing views. Design should encourage the reduction of visual bulk. h. Predominant roof slopes on residences located on the top of slopebanks should be oriented in the same direction as the natural slope. 5.6.4 Architectural Styles In an effort to promote richness with the diversity of architectural styles, a theme has been developed which focuses on the unique character of Southern California architecture, with an emphasis on those styles evolved out of California Mediterranean, California Craftsman, California Ranch, California High Desert, California Prairie and Early California/ Monterey. These styles of architecture will be introduced on the following pages with a brief description and elevation sketch showing the various components that make up this Southern California Heritage architecture. The examples of architectural styles which are presented are intended to provide background for guidance and inspiration in creating this image. By no means, however, is exact reproduction of these styles mandated. Contemporary interpretations of these styles are encouraged, but the intent and visual connection of these images and tradition shall be maintained. Styles that specifically are not permitted are: Victorian, Georgian, Dutch Colonial and Tudor. As evidenced in established urban neighborhoods, variety of architectural styles adds to the character of the community and a custom look. Traditionally, neighborhoods were built over time with architecture that is as appropriate today as it was yesterday. Anaverde Nuevo shares this design goal of variety in architectural styles. Within the project, homes will not be designed with architectural trends that come and go with the whims of the marketplace, but rather with styles that have been long lasting, and that make up the Southern California look. We call this design "Southern California Traditional" architecture; borrowing from the elements of traditional California architecture. 1. California Mediterranean ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐30 The architecture that dominates the coastal hillsides of the Mediterranean has been transplanted to Southern California. Similar in climate and topography, this adaptation is well suited to conditions and lifestyles in California. The Southern California vernacular, having its roots in the Mediterranean, is characterized by barrel tile roofs, recessed openings and a sense of mass and solidity. The architecture of the Mediterranean, built in decades rather than years, has a timeless feel that, with simple forms and uncluttered detailing, can result in a time honored look that responds to climate, culture and the marketplace of Southern California. Roof pitches can range from steeply sloping to flat, but will always have clay colored tile with flush or small overhangs. Hipped, gable and flat roofs with varying plate heights provide an image of being built over time. The exterior materials are smooth or textured plaster (stucco) with predominantly lighter colors and bright accents on rails, shutters and awnings. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐31 2. California Craftsman Craftsman architecture is common throughout Southern California in many forms. The Craftsman style in Southern California evolved from bungalows which were commonly constructed in tracts during the 1900's to 1930's. These designs were available by mail order and each was customized by the individual. Craftsman architecture was refined by architects, such as the Green Brothers and Maybech, into a unique style that promotes hand crafted quality; thus the name craftsman". This type of architecture can be found in the classic tree‐lined neighborhoods of Pasadena, Orange and Santa Ana. The character is established with the use of wood beams, deep overhangs with exposed plumb‐cut rafters, porches and verandas supported by large pillars. The predominant look is horizontal with wood siding and roof shingles, with stucco the primary material. Brick and stone are used as accents on columns, pillars and wainscots. Roof materials are asphalt shingles or flat concrete tile. Colors are earthtones, both light and dark, with low contrasts between colors and materials. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐32 3. California Ranch California Ranch style is derived from the early ranch architecture of the 1940's with bungalow and Mediterranean influences. California Ranch architecture became a distinct style with extensive use in the 1970's. It was characterized by a horizontal emphasis with hip and gable roofs, varying in pitch from 4:12 to 5:12 accompanied by moderate overhangs. Relationships between indoor and outdoor areas are an important factor in the layout and design of California Ranch architecture, resulting in large windows and sliding glass doors, corner windows, greenhouse windows and continuous materials which link indoor and outdoor spaces. Exposed beam ends and deep fascias with built‐up wood post or masonry columns are typical. Stucco or wood siding are the predominant wall materials with masonry accents in the form of columns or wainscots creating patios or potshelves. Roofs are simulated wood shakes, asphalt shakes or flat concrete tile. Colors are earthtones with brighter use of accent colors. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐33 4. California High Desert Vernacular architecture of the California desert contains many elements responsive to its environment. The predominantly hot weather and limited rainfall demands that buildings be designed with respect to climate. Historically, California desert architecture was built of masonry due to its availability. Roofs, however, were constructed of wood; often with a mild or flat slope. Doors and windows in the buildings were generally small since windows were difficult to acquire and the use of glass permitted heat to enter the structure. Where door and window openings occur, they are usually deeply recessed into the thick walls, minimizing the amount of direct sunlight. For ventilation, massive screens were produced by punching a series of openings into the masonry wall. The need for shade, and the fact that buildings were often built one part at a time, led to the appearance that a home was made of a composition of parts. Contemporary interpretations of historical desert architecture share similar forms and elements with their predecessors. Because of improvements in insulation, windows have become a more dominant element, allowing more light to enter and giving inhabitants views of the surroundings. The ventilation screens have become accentuated, and the overall appearance of the structure is of a composition of various interlocking masses. Roof pitches range from flat elements to moderate sloping pitches. Exterior materials consist of plaster, stucco or other masonry materials. Colors include light shades which help reflect heat, with contrasting trim. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐34 ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐35 5. California Prairie The roots of Prairie architecture began in the late 1800's with the "Oak Park" and "River Forest" houses of Frank Lloyd Wright. The Prairie school of architecture came to California with its own unique interpretation. Prairie architecture is characterized with horizontal expression and delicate proportions. The roof often includes deep overhangs. The building massing is stately and strong and provides the perception of visually weighty proportions. Windows are grouped in horizontal bands with vertical proportions. Stucco or wood siding with a horizontal emphasis is the predominant material, with brick, stone or concrete block detailing. Roofs are typically flat concrete tile or slate. Colors are earth‐tone with both light and dark shades. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐36 6. Early California/Monterey Early California architecture can be defined by many terms including Mission, Spanish Colonial and Monterey. The historical roots of all these styles lie in the directness, adaptability and contrast of materials and textures. A variety of forms and massing give a sense of architecture that varied in style as time progressed. The charm of this style is represented in many Southern California locales. Santa Barbara, which was designed and built primarily in the 1920's and 30's, demonstrates many examples of early California architecture. The roof consists of barrel tile in red clay or terra cotta colors, with plaster walls. Building color consists typically of whites or off‐whites with pastel tints. The wood is natural weathered stain. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐37 5.6.5 Roof Design Roof materials throughout Anaverde Nuevo shall be of fire resistant materials, selected for their appropriateness to the location, building style, environmental factors and visual aspects. The following guidelines address various aspects of roof design. 1. Environmental Factors Selection of roof materials shall consider local climatic conditions including gusting winds, summer heat and cold temperatures. Design of roofs shall preclude materials such as rock, gravel or wood shake which are susceptible to wind damage, blowing of materials, fire damage or rapid weathering. 2. Visual Factors Roof materials shall provide a visual texture and detailing to the overall appearance of the house. 3. Roof Pitch Roof pitches shall generally respect the traditional roof pitches found in the respective architectural style of the building. Although certain styles permit flat roofs, all structures within Anaverde Nuevo shall contain a portion of the roof which is pitched or which protrudes above the plane of the remainder of the roof. 4. Roof Materials Permitted roof materials shall include clay tile, slate, concrete tile, fire resistant composition, coated metal tiles or coated metal shingles. Reflective roofs are prohibited. Standing seam metal roofs are permitted in commercial sites only. 5.6.6 Exterior Building Finish Colors Exterior colors shall be chosen to blend with the surrounding environment. Acceptable exterior colors include tones and hues of beige, grey, green, brown and any other subdued color approved by the Planning Director. Primary colors are prohibited, except as an accent color in non‐hillside areas only, or when located on the building so as not to be visible from off‐site or adjacent off‐tract areas. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐38 5.6.7 Interpretation of Design The preceding architectural styles identify a multitude of design elements and finish materials. These sketches are not intended to establish precise standards for building design, exterior finish and details of residences within Anaverde Nuevo, but rather, the elevations provide a thematic palette from which the individual designer can choose. Designers should be encouraged to create individualistic interpretations of the identified architectural styles. However, interpretations shall be generally traditional in nature. Experimental or overly contemporary architectural interpretations shall be prohibited. Traditional interpretations can be achieved through the utilization of modern building materials including aluminum frame windows, masonry veneers, fire resistant and simulated wood roof materials. 5.6.8 Design Consistency and Compatibility Compatibility and diversity of architectural style can be made to co‐exist within Anaverde Nuevo. This can be achieved through the use of unifying elements in the overall community, and by the avoidance of jarring visual conflicts caused by drastically dissimilar styles, colors and levels of quality located within the same visual area. It is intended that a mixture of residential projects utilizing varied architectural styles should be permitted to provide visual interest and diversity. Residential communities can utilize similar building materials and architectural design elements to provide neighborhood unification. Adjacent residential communities with different architectural styles should provide architectural compatibility by utilizing both a complementary color palette and similar exterior accent materials on adjacent residential structures. This compatibility can be further enhanced through the use of common community walls and landscaping. 5.7 Commercial Design Guidelines The commercial areas offer an opportunity to reinforce the community character of Anaverde Nuevo. The following standards will ensure a positive impact to Anaverde Nuevo, as well as the City of Palmdale. All commercial development at Anaverde Nuevo is subject to the following Design Guidelines: 5.7.1 Fountains, plaza, sculptures and other focal points can be used as the center or confluence for several buildings. 5.7.2 Long facades that face public views shall be articulated by varying building mass, form, texture and interplay of solid and open areas. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐39 5.7.3 Columns, projections and exterior detailing shall be used to architecturally demarcate and enhance building entries. 5.7.4 Ground level floors of buildings adjacent to walkways and roadways should be architecturally articulated with the use of smaller, more pedestrian scale features, such as building mass, roof lines, signage, doors, planters, etc. 5.7.5 Pedestrian and ground level building entries shall be recessed or covered with architectural projections, roofs, arcades or trellis to provide shelter from the sun and pedestrian separation from parking area. 5.7.6 Building exterior openings, such as doors or windows, can be used in a repetitive pattern; however, monotony should be avoided. 5.7.7 Signage should be used as an accent feature and integrated into the overall design. 5.7.8 Commercial centers shall be designed with a coordinated architectural theme including colors, materials and roof design which maintains compatibility between structures. 5.7.9 Commercial architecture style shall be based upon the approved Anaverde Nuevo Residential Architectural Styles, and shall consider architectural styles of residences adjacent to the commercial site. 5.7.10 Building materials should be used to create interest, focus, unity and compatibility. Accent bands or patterns can be used to provide cohesiveness, but monotony shall be avoided. 1. Roofing materials shall consist of concrete or clay tiles (barrel or flat) or metal standing seam. Built‐up composite roof is acceptable for flat portions of roofs only. 2. Walls shall be of plaster with smooth or troweled finish, masonry or wood siding. 3. Colors shall be consistent with the residential color palette discussed in Section VI. F. herein. 5.7.11 Enriched paving should be used at all vehicular entrances. Textured paving should also be encouraged where pedestrian walkways cross vehicular circulation aisles. 5.7.12 Pedestrian walkways should be provided to connect to public sidewalks and adjacent residential neighborhoods where appropriate. 5.7.13 Pedestrian oriented features such as seating areas and outdoor eating areas should be incorporated where feasible. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐40 5.7.14 Pedestrian circulation shall be emphasized between buildings and from major tenants to public streets. 5.7.15 Drive through features shall be screened through the use of landscaped berms, building orientation and/or other design elements to minimize adverse aesthetic impacts. 5.8 Trail Standards 5.8.1 Off‐street Bike Lanes 1. Off‐street bike lanes are to be a 10‐foot minimum paved width for bicycles only, with a minimum cleared width of 12 feet. 2. Swales shall be required by the City Engineer if drainage conditions will result in erosion or depositing of slope material onto the paved bicycle lane area. 3. Off‐street bike lane grades should not exceed 10 percent; however, steeper grades of not more than 15% gradient may be permitted over a distance of 500 feet or less. 4. Off‐street bike lanes shall be provided with adequate lighting to comply with minimum public safety requirements as determined by the City Engineer. Lighting shall be controlled so as to avoid glare to motor vehicles or adjacent residences. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐41 Bike lane shall be crowned or sloped to drain. 5.8.2 Equestrian Trails 1. Trail shall have a minimum tread width of 10 feet and a cleared width of 12 feet. 2. Horse trails will be kept separate from vehicular roads, except at road crossings. 3. Trail surface will be as determined to be appropriate by the Director of Parks and Recreation and the City Engineer. Trail materials may consist of native soil, decomposed granite or wood chips. Rocks and debris will be removed and the trail surface graded smooth. 4. Road crossings should be at‐grade with appropriate traffic control devices to alert motorists. 5. Horse trails may also be kept available for pedestrian and hiking use, and shall be closed to vehicular traffic, and bicycles. 6. Trail grades should not exceed 10 percent. Steeper grades of not more than 15% gradient may be permitted over distances of 500 feet or less. 7. Trail construction, dedication and maintenance shall be as outlined in Section IV. "Construction and Maintenance Responsibility". ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐42 8. Trails should be aligned to eliminate the need for sharp switchbacks. However, if these are unavoidable, the trail should be reinforced and drainage provisions made to prevent erosion of the trail and properties adjoining it. Trail shall be crowned or sloped to drain. 5.8.3 Hiking Trails 1. Hiking trails will be kept separate from vehicular roads. 2. Trail surface will be asphalt, concrete, native soil or decomposed granite as determined to be appropriate by the Director of Parks and Recreation and the City Engineer. 3. Road crossings should be at‐grade with appropriate traffic control devices. 4. Where trail gradient exceeds four percent, diversionary drainage devices may be required as determined by the City Engineer. 5. Trails should have a minimum tread width of five feet and a cleared width of eight feet, except in unusual circumstances which warrant specific increases or decreases due to terrain, physical features, or safety considerations. Where trails occur adjacent to residential development, the cleared width shall be sufficient to permit emergency or Sheriff vehicles to pass. In order to prohibit use by non‐emergency vehicles, said trails shall employ lockable, removable bollards or posts which block the passage of motor vehicles but which permit pedestrians to pass freely. ---PAGE BREAK--- SECTION 5 DESIGN GUIDELINES 5‐43 6. Trails within residential development shall be illuminated if necessary for public safety as determined by the City Engineer and the Director of Parks and Recreation. Trail shall be crowned or sloped to drain. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐1 6 IMPLEMENTATION 6.1 Purpose and Intent The purpose and intent of the Implementation Section is to establish direction and procedures for the implementation and administration of the Anaverde Nuevo Specific Plan including entitlements, conformance, revisions and alternative financing programs. 6.2 Governmental Processing The City of Palmdale is responsible for the processing and administration of the Anaverde Nuevo Specific Plan, including on‐going and subsequent applications prescribed by state and local statutes relating to the development of the Anaverde Nuevo property. 6.3 General Plan Amendments/Updates In conjunction with the processing of the Anaverde Nuevo Specific Plan, a General Plan Amendment was required in order to revise circulation within Anaverde Nuevo. The adoption of any Amendment to the General Plan or any General Plan Update by the City shall not require amendment of the Specific Plan. However, any subsequent discretionary approval or Specific Plan Amendment must be consistent with the General Plan as amended and/or updated except to the extent that such change in the General Plan deals with matters with respect to which the Developer shall possess vested rights under the terms of the Development Agreement entered into between the Developer and the City. 6.4 Specific Plan Adoption Government Code Section 65453(a) states that: "A Specific Plan shall be prepared, adopted and amended in the same manner as a General Plan, except the Specific Plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. The Anaverde Nuevo Specific Plan was adopted by Ordinance in accordance with City policy. The Anaverde Nuevo Specific Plan has been developed as both a regulatory document as well as a land use policy plan. The development standards have been structured in a format consistent with the City of Palmdale Zoning Ordinance, incorporating general provisions, permitted uses, development standards, project approval procedures and other zoning related provisions. The remaining sections of the Anaverde Nuevo Specific Plan are oriented to land use ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐2 policies and include background and project information, planning policies, design criteria, conceptual plans and infrastructure proposals. 6.5 Subdivision Development of Anaverde Nuevo will be implemented through a series of tentative maps, tentative parcel maps and Final Maps, as designated on the Development Plan. Subsequently, in conjunction with the Phasing Plan, each parcel or parcels designated for development purposes will have one or more tentative subdivision maps submitted to create developable lots or parcels. It is intended that the tentative subdivision maps will be followed by final maps at the appropriate times for phased development. The tentative tract maps or tentative parcel maps shall be consistent with the City of Palmdale Subdivision Ordinance and the California Subdivision Map Act. Tentative maps or tentative parcel maps shall be approved by the decision‐ making authority pursuant to the findings required in Palmdale Municipal Code Section 16.40.100. Prior to approval of any final map or parcel map, the applicant of a given tentative map, tentative parcel map or final map shall comply with all standard conditions of approval required by the City of Palmdale Subdivision Ordinance relating to bonding and/or financing of infrastructure and required right‐of‐way improvements. Vesting maps for residential subdivision shall be processed in accordance with City of Palmdale vesting map requirement, and all development applications CUPs, Site Plan Review, etc.) required in the Development Standards, except for building permits shall be processed and reviewed by the decision‐ making authority concurrently with the vesting map application. 6.6 Administrative Review/Staff Review All development proposals and land uses within Anaverde Nuevo are subject to Staff Review (also called "Administrative Review") in addition to any required discretionary review by the City of Palmdale Planning Department, unless otherwise exempted by State or Federal law or the City of Palmdale Planning Department. This is to ensure compliance with the Anaverde Nuevo Specific Plan (including Design Guidelines and Development Standards) and applicable sections of the City of Palmdale Zoning Ordinance. Staff Review is a "staff level" review process which may include "over‐the‐ counter" review or "plan check" review, depending upon the magnitude of the project submittal. Staff Review will not typically require review by the Planning Commission. The Planning Director may, at his or her discretion, forward a Staff Review approval item or a use consistency determination to the Planning ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐3 Commission for an interpretation of the purpose and intent of the Specific Plan relative to the project under review. Denial of a Staff Review request by the Planning Director may be appealed to the Planning Commission for a decision. 6.7 Site Plan Review The Site Plan Review process is a site specific review process aimed at providing high quality development on a given site. The Anaverde Nuevo Development Standards identify types of projects which require the Site Plan Review process. The Development Standards and Design Guidelines provide the standards and guidelines by which the City of Palmdale shall evaluate all project submittals. Projects requiring Site Plan Review shall be processed in accordance with Chapter 17.21, Site Plan Review, of the Palmdale Municipal Code. In cases where a Conditional Use Permit is required as a primary entitlement, a Site Plan Review application will be required to be processed concurrently. Projects requiring Site Plan Review shall be approved by the decision‐ making authority pursuant to the findings required in Palmdale Municipal Code Section 17.21.050. 6.8 Conditional Use Permits Uses requiring Conditional Use Permits are identified in the Development Standards. Projects requiring a Conditional Use Permit shall be processed in accordance with Chapter 17.22, Conditional Use Permits, of the Palmdale Municipal Code. Projects requiring Conditional Use Permits shall be approved by the decision‐ making authority pursuant to the findings required in Palmdale Municipal Code Section 17.22.050 6.9 Concurrent Processing When any project involves multiple applications to be processed concurrently and where Staff and Planning Commission review are specified, said applications shall be reviewed and approved by the Planning Commission. 6.10 Design Guideline Conformance All proposed development at Anaverde Nuevo is subject to the Anaverde Nuevo Design Guidelines. In conjunction with the applicable review process Staff Review, Site Plan Review, Conditional Use Permit, Subdivision, etc.), the City of Palmdale shall review project submittals for consistency with the Anaverde Nuevo Design Guidelines. In addition to any City of Palmdale required “findings” of approval of a given development application, the following Design Guideline "findings” of approval for development requests shall also be made: 6.10.1 The proposed project conforms with the Anaverde Nuevo Specific Plan including all applicable Development Standards and Design Guidelines. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐4 6.10.2 The proposed project is compatible with and enhances the established design theme in the surrounding area, where applicable. 6.11 Transitional Planning Areas In order to assure the coordination of densities, product types, buffering and compatibility within and adjacent to certain uses, a Conceptual Site Plan shall be reviewed and approved by the Planning Director for Transitional Planning Areas 17, 18, 19, 20, 21, and 22. Said Conceptual Site Plan approval shall be required prior to approval of any Tentative Tract Map, Site Plan Review or CUP approval within these Planning Areas. Said Conceptual Site Plan shall be evaluated for conformance with requirements of the Design Guidelines, Development Standards and Policies contained in this Specific Plan relative to Transitional Planning Areas. 6.12 Specific Plan Amendments Because the Anaverde Nuevo development will be phased over a period of years, it is anticipated that market conditions and development practices may change, thereby necessitating specific plan amendments. Amendments may be requested at any time pursuant to Section 65453(a) of the Government Code. If the amendment is deemed major by the Planning Director, it will be processed in the same manner as the original Specific Plan. Proposed amendments deemed to be Minor Modifications by the Planning Director as defined herein will be processed administratively by the Administrative Review process. Depending upon the nature of the proposed Specific Plan Amendment, an EIR Addendum may be required, pursuant to the CEQA, Section 15162. It is the applicant's responsibility to provide an analysis of the impacts of the amendment relative to the original E.I.R. 6.12.1 Findings for Specific Plan Amendments are pursuant to the findings required in Palmdale Municipal Code Section 17.28.040. 6.12.2 Minor Modifications: The following Minor Modifications to the Specific Plan do not require a Specific Plan Amendment and are subject to review and approval by the Planning Director. The Planning Director, however, shall have the discretion to refer any such request for modification to the Planning Commission for decision. 1. Utility alignments and minor adjustments to phasing of utilities. Minor adjustments may include earlier construction, substitution of oversized facilities in adjacent phases and similar adjustments. 2. Utility service road alignments. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐5 3. Final facility sizing and precise location of water, sewer and storm drainage improvements when directed by the City Engineer. 4. Change in utility and/or infrastructure servicing agency. 5. Arterial road alignment revisions when the centerline moves by less than 200 feet. 6. Collector street alignments including but not limited to off‐road connections and 4‐way intersections at arterial roads. This would include, but is not limited to, the potential extension and final alignment of Avenue S. 7. Alignment of pedestrian trails and off‐street bike lanes. Note: trails shall connect designated school, parks or other indicated points, however, exact alignment of trails may vary. 8. Decrease in project density. 9. Adjustment of planning area boundaries of less than 250 feet which do not result in an increase in visual impact, a significant reduction of open space or a significant increase of residential areas. 10. Adjustment of the size of planning area boundaries as outlined in Section 6‐18, Transfer of Dwelling Units and Planning Area Boundary Adjustments. 11. Minor landscape, wall material, wall alignment and streetscape design modifications which are consistent with the design guidelines contained in this document. 12. Modifications to Architectural Design Guidelines, such as variations of materials within the particular architectural style and minor variations in colors, excluding hillside building or roof color requirements. 13. Changes in park facilities or conceptual park drawings. 14. Minor revisions to project graphics which do not substantially change the intent of the graphics in the Anaverde Nuevo Specific Plan. 15. Transfer of units as outlined in Section 6‐18, Transfer of Dwelling Units and Planning Area Adjustments. 16. Deletion of unnecessary drainage facilities or infrastructure when approved by the City Engineer. 17. Specific modifications of a similar nature to those listed above, which are deemed minor by the Planning Director, which are in ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐6 keeping with the spirit and intent of the Specific Plan and which are in conformance with the General Plan. 18. Those modifications cited in Palmdale Municipal Code Section 17.26.040. 6.13 Variances All variance requests shall be processed in accordance with Chapter 17.23 of Variances and Minor Exceptions of the Palmdale Municipal Code. Variance requests shall be approved by the decision‐making authority if the findings are made pursuant to the findings required in Palmdale Municipal Code Section 17.23.060. 6.14 Alteration of Wetland/Marsh Areas Any proposed alterations to Wetland/Marsh areas shall comply with all requirements of Section 404 of the Clean Water Act, and under Section16.03 of the State Fish and Game Code, and, if appropriate, from the U. S. Army Corps of Engineers and City of Palmdale requirements. 6.15 Disclosures 6.15.1 General All buyers purchasing real property subject to one or more of the following circumstances shall be notified of the circumstance in accordance with California Department of Real Estate disclosure format and procedures: 1. Properties subject to flood inundation in the event of aqueduct failure. 2. Properties within 500 feet of the 220kv or greater electrical easements. 3. Residential lots containing homeowner maintained slopes over thirty (30) feet in height. 4. Any other circumstances which are required by the State of California to be disclosed to real property purchasers. In any disclosure made by developer, only those circumstances required to be disclosed by the Specific Plan will be subject to the review and approval of the Planning Director. Where the Department of Real Estate does not have jurisdiction over such circumstances, such disclosure shall be made to the satisfaction of the Planning Department. Any such disclosure may, to the extent deemed appropriate by the developer, set ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐7 forth the results of any studies assessing the risks of any such circumstances and any mitigation measures implemented by developer. 6.15.2 Seismic Disclosure All buyers purchasing real property at Anaverde Nuevo shall be advised of potential seismic hazards in accordance with the following disclosure language: "Portions of the Anaverde Nuevo Specific Plan are traversed by major traces of the San Andreas Rift Zone, a geologic feature capable of producing a magnitude 8.3 earthquake. The active fault zone has been identified by extensive site specific testing and analysis. All buildings are prohibited by the Specific Plan from being constructed across the trace of an active fault throughout the Specific Plan area. Due to the proximity of portions of the property to the San Andreas Fault, there is a higher risk of experiencing surface fault rupture than other locations not adjacent to an active fault. An active fault is any fault that has been determined to have experienced movement within the last 11,000 years.” Additionally, each disclosure statement and deed record (where applicable) shall contain language which denotes the possibility of building restrictions on residential additions for human occupancy on those parcels which are located in either the Special Seismic Foundation or Seismic Set Back Zones. 6.16 Phasing Plan Development of Anaverde Nuevo is anticipated to occur in phases. While infrastructure and other required physical improvements are predictable with respect to timing, the marketplace is not; therefore, market demand could have an effect on the time sequence of project phasing. It is anticipated that completion of a given phase may overlap with the initiation of the subsequent phase. The Conceptual Phasing Plan, Exhibit 6‐1, has been designed to ensure that infrastructure, roadways and community facilities are constructed in accordance with the needs of services required by the residents and the continued development of Anaverde Nuevo at the tract map level. Public infrastructure required to service a given tract will be developed prior to the first occupancy of the given tract. ---PAGE BREAK--- Document Path: S:\clients\brooks_street_1729\1729008\08_gis\products\specific_plan_2021\mxds\ALTERNATIVE\phasing_2021_ALT.mxd Anaverde Hills Elementary School Conceptual Phasing Plan Figure 6-1 ANAVERDE NUEVO SCE Easement Aqueduct PA 41 PA 37 PA 40 PA 05 PA 02 PA 01 PA 03 PA 04 PA 11 PA 14 PA 27 PA 20 PA 16 PA 19 PA 17 PA 38 PA 39 PA 26 PA 15 PA 32 PA 24 PA 21 PA 36 PA 23 PA 31 PA 06 PA 25 PA 22 PA 29 PA 34 PA 09 PA 08 PA 12 PA 13 PA 30 PA 10 PA 18 PA 07B PA 28a PA 35 PA 28b PA 33 PA 07A PA 18a PA 29a 0 1,400 700 Feet PHASING SUMMARY Ritter Ranch Ritter Ranch LEGEND Phase 2 Phase 1 Phase 3 Phase 4 Phase 5 ACRES UNITS PHASE 1 SFD 118.7 386 SFD/SFA Transitional 289.9 1,241 Park 18.4 School 15.0 Open Space 25.3 Phase 1 Total 467.4 1,627 PHASE 2 SFD 38.4 57 SFD/SFA Transitional 112.6 391 Road 8.9 Phase 2 Total 159.8 448 PHASE 3 SFD (Active Adult Overlay) 14.5 70 SFA (Active Adult Overlay) 52.5 508 MF (Active Adult Overlay) 13.9 277 Retail 6.3 Park 19.6 Open Space 466.6 Road 27.4 Phase 3 Total 600.7 855 PHASE 4 SFD (Active Adult Overlay) 103.2 465 Open Space 176.6 Road 5.8 Phase 4 Total 285.6 465 PHASE 5 SFD/SFA Transitional 121.3 550 Park 5.0 Open Space 370.7 Road 7.1 Phase 5 Total 504.1 550 Grand Total 2,017.6 3,945 ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐9 Specific infrastructure improvements, their phasing and financing shall be as covered herein or shall be addressed in the Anaverde Nuevo Development Agreement. Phasing of improvements shall not result in the creation of excessive development on a singular access. Two points of ingress shall be provided as each phase develops to avoid the potential for constriction of emergency vehicle access. Said access shall be in conformance with requirements of the Los Angeles County Fire Department. 6.17 Infrastructure and Facilities Financing The Anaverde Nuevo Specific Plan identifies and recommends several alternative financing plans to ensure that funding is available for the systematic development of the project. The Developer is responsible for paying for all community improvements and backbone infrastructure unless other financing such as the following is used: 6.17.1 Community Facilities District (Mello‐Roos District) In 1982 the California State Legislature adopted the Mello‐Roos Community Facilities Act The C.F.A. authorizes local jurisdictions to create defined areas, known as Community Facilities Districts Upon creation of the C.F.D., special taxes for the purpose of financing needed public improvements and/or services may be assessed to each property in the C.F.D. A two‐thirds majority vote of the landowners or registered voters in the C.F.D. is required to implement the tax. The revenue generated from the tax may be utilized to pay debt service on bonds which were issued by the subject jurisdiction to finance a defined set of public improvements and the cost to maintain continued service. Bonds issued through the C.F.D. are secured by liens against the properties in the C.F.D. and may be repaid over a period of up to 40 years. The City of Palmdale and the Developer may consider establishing a new Community Facilities District at Anaverde Nuevo for funding of one or more of the following improvements: 1. Acquisition of required Anaverde Nuevo public right‐of‐ways. 2. Construction and maintenance of the major street network. 3. Construction and maintenance of off‐site and on‐site utility systems. 4. Community facilities construction. 5. Recreation and community amenities construction. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐10 6.17.2 Alternative Financing Programs The availability of alternate and/or additional financing methods for capital improvements is essential for the development of Anaverde Nuevo. Outlined below are some recommended alternate financing plans: 1. Exactions ‐ Exactions are used to finance infrastructure related to a given development. The exactions are paid by the developer pursuant to the provisions in the State Subdivision Map Act and/or Government Code. 2. Landscaping and Lighting Assessments ‐ Funds for capital improvements and continued maintenance of public parks, medians, parkways and recreational facilities may be acquired through the use of assessments as outlined in the California 1972 Landscape and Lighting Act. 3. Developer Fees ‐ These fees are established by the City or other governmental agencies to finance specific infrastructure and community facilities. These may include school impact fees, Master Plan of Traffic (impact) fees, park in‐lieu‐of fees, Master Plan of Drainage fees, fire safety facilities fees, and other developer fees. 4. Special Benefit Assessments ‐ Streets, water, sewer, and flood control improvements can be funded through Special Benefit Assessments assessed to specific parcels which will directly benefit from the improvements. Improvements which benefit the general public such as schools and libraries are typically not eligible for Special Benefit Assessment Funding. 5. Governmental Grants and/or Loans ∙A wide variety of state and federal level grants and loans may be utilized for the funding and maintenance of capital improvements. 6.18 Transfer of Dwelling Units and Planning Area Boundary Adjustments 6.18.1 Transfer of Dwelling Units Dwelling units may be transferred from one Planning Area to another within the Specific Plan in accordance with the following provisions. The intent of this section is to establish a specified maximum density and permitted yield within each Planning Area, whereby units from other Planning Areas can be safely transferred, without resulting in problems of compatibility with adjacent uses or environmental damage. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐11 This section is not intended to permit the total number of dwelling units in Anaverde Nuevo to exceed the permitted maximum of 1,870 units. Rather, it is intended to accommodate a limited and controlled degree of flexibility to adjust Planning Area yields so as to respond to future market conditions and construction techniques. In no case shall transfers of units result in: 1. Exceeding the planned dwelling units as indicated on the Land Use Statistical Summary by more than 25 percent; or 2. Exceeding the overall plan capacity of 1,870 dwelling units. When employing the prescribed method of transferring of units, property owner(s) or developer(s) shall provide a written statement of unit transfers indicating Planning Areas where units are being transferred to and from. This statement shall be submitted to the Planning Director, prior to the approval of the applicable Development Review application. The Planning Director shall monitor and ensure that all transfers are consistent with the Specific Plan. A revised Land Use Statistical Summary and must also be submitted to be attached to this Specific Plan so that an accurate monitoring of the transfer of units from one Planning Area to another can be made. If areas involved in the transfer of dwelling units are owned by different entities, a written agreement signed by all entities indicating consent to the transfer of those units shall also be provided prior to approval of affected subdivision maps. Transfers of dwelling units which conform to the provisions of this section do not constitute a Specific Plan Amendment or Variance. All transfers of units shall be approved by the Planning Director. Transfer of units are subject to all development standards (minimum lot size, etc.) applicable to the Planning Area to which they are being transferred. 6.18.2 Planning Area Boundary Adjustments Planning Area boundaries may be adjusted up to a maximum change of 25 percent. When adjusting Planning Area boundaries, property owner(s) or developer(s) shall provide a written statement indicating Planning Areas that are adjusted. This statement shall be submitted to the Planning Director, prior to the approval of the applicable Development Review application. The Planning Director shall monitor and ensure that all adjustments are consistent with the Specific Plan. A revised Land Use Statistical Summary and must also be submitted to be attached to this Specific Plan so that an accurate monitoring of the Planning Area adjustments can be made. If areas involved in the ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐12 adjustment are owned by different entities, a written agreement signed by all entities indicating consent to the adjustment shall also be provided prior to approval of affected subdivision maps. Planning Area adjustments which conform to the provisions of this section do not constitute a Specific Plan Amendment or Variance. All transfers of units shall be approved by the Planning Director. 6.19 Development Agreements A Development Agreement is a contract between the City of Palmdale and the Developer which delineates the terms and conditions of the Developer's project. A Development Agreement is not proposed at this time, however future developers and/or landowners may elect to enter into a Development Agreement with the City. By enacting the Development Agreement Legislation of 1979, the California Legislature provides for the following measures: 6.19.1 Certainty The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of housing and other development to the consumer, and discourage investment in and commitment to comprehensive planning which would make maximum efficient utilization of resources at the least economic cost to the public. 6.19.2 Assurance Assurance is necessary to the applicant for a development project that upon approval of the project the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to the conditions of approval. Such an assurance will strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic cost of development (Government Code Section 65864). 6.19.3 Intent of Legislation This legislation was intended both to preserve local government control over development projects and to give developers the opportunity to specify the parameters of a project in one undertaking. The Development Agreement Legislation fulfills the public needs to alleviate haphazard land regulation schemes that burden smaller, less integrated development projects, and to provide for comprehensive long‐term planning and land use regulation for major developments. ---PAGE BREAK--- SECTION 6 IMPLEMENTATION 6‐13 6.19.4 Government Code Section 65864 Pursuant to California Government Code, Section 65864, et. seq., and city‐wide procedures for Development Agreements, adopted by the City of Palmdale City Council pursuant to California Government Code Section 65865, an applicant in any zone, for any proposed development, may apply for a Development Agreement. ---PAGE BREAK--- A‐1 Appendix A GENERAL PLAN CONFORMANCE 1 GENERAL Pursuant to the State of California Planning and Zoning Development Laws, the Anaverde Nuevo Specific Plan has been designed to conform with or exceed the Goals, Objectives and Policies of the currently adopted Palmdale General Plan. The following section provides an element by element description of the General Plan and identifies conformance of the Anaverde Nuevo Specific Plan with those elements. The criteria for conformance includes compatibility as well as consistency. Any future General Plan Updates are anticipated to incorporate the Anaverde Nuevo Specific Plan. Therefore, consistency is assured over time as the Specific Plan evolves to meet changing future conditions. 2 LAND USE ELEMENT 2.1 Land Use Designations Anaverde Nuevo is designated as "City Ranch Specific Plan" on the General Plan Land Use Map and the project is proposed at a density of 2.0 D.U./acre. Individual land uses within the Specific Plan Area are graphically depicted on Exhibit 3‐1, "Land Use Plan and Table". Anaverde Nuevo is designed to integrate with existing and proposed uses and future growth in a logical and harmonious manner in terms of land use, circulation, community facilities and aesthetics. Further, the Development Plan has provided for protection of major hillsides by preserving Planning Areas 37, 40, and 41 which contain slopes exceeding 25 percent slope and ridgelines. The elementary schools are located within residential planning areas directly adjacent to a park. Neighborhood commercial sites are conveniently located to service resident daily needs. Off‐street bicycle and pedestrian trails are provided, interconnecting various planning areas, parks and school within the development and serve to link Anaverde Nuevo with adjacent development. Trail standards are located in Section 5.8, "Trail Standards”. 2.2 General Plan Goals The Anaverde Nuevo Specific Plan is consistent with the intent of the goals, objectives and policies of the Land Use Element. Areas of consistency with the General Plan include the following goals from the General Plan Land Use Element: GOAL L1: Create a vision for long‐term growth and development in the City of Palmdale which provides for orderly, functional patterns of land uses within urban areas, a unified and coherent urban form, and a high quality of life for its residents.∙ ---PAGE BREAK--- A‐2 Discussion: The Land Use Plan, its associated development standards, and the various infrastructure plans for Anaverde Nuevo provide the framework for orderly development of the property. This is accomplished by utilizing such superior planning techniques as transitions of density, exceeding minimum requirements for roadway design and widths, consideration of environmental hazards into the planning and provision of development standards for proposed housing and commercial uses which meet or exceed adopted zoning standards. Quality establishing measures are included in the Specific Plan which address such issues as arterial street landscaping, building setbacks from major roads, entrance landscaping, community wall design, limitations of grading, preservation of significant natural features on‐site and architectural materials and design. GOAL L2: Adopt land use and development policies which encourage growth and diversification of the City's economic base.∙ Discussion: The Anaverde Nuevo Specific Plan provides for a diverse housing stock for a variety of housing needs, as well as the opportunity to provide active adult housing at a variety of densities. Employment opportunities will occur in Anaverde Nuevo as well, with jobs occurring in the commercial center, fire station, parks, and school(s). GOAL L3: Provide a high quality of life for all existing and future residents, meeting the needs of a variety of lifestyles. Discussion: The Anaverde Nuevo Specific Plan incorporates a range of housing densities from 2.4 dwellings per acre to a maximum of 20 dwellings per acre on one multi‐family site. These various housing types provide a wide range of prices, lifestyles and sizes of housing within Anaverde Nuevo, including the opportunity for an active adult community. Recreational opportunities are provided in abundance in Anaverde Nuevo through a range of neighborhood parks, a major community park, hiking and off‐street bike lanes and open space areas which are open to passive use. Goal L4:Provide opportunities for a wide range of retail and service commercial uses, to serve neighborhood, community and regional needs to provide economic benefit to the City of Palmdale. ---PAGE BREAK--- A‐3 Discussion: The commercial center in Anaverde Nuevo is a neighborhood center, oriented to servicing the local residents within a two to four‐mile radius. Tenants anticipated, and permitted uses and standards for development in the Specific Plan are compatible with proximity to a residential neighborhood location. GOAL L5: Provide opportunities for a wide range of manufacturing and related industrial uses in the City, so as to facilitate expansion and diversification of the City's economic base and provide additional employment opportunities. ∙ Discussion: Due to the location and topography of the Anaverde Nuevo site there are no provisions for manufacturing and industrial uses. The Specific Plan does provide for a variety of housing opportunities for employees of these uses located in more‐suited areas, and closer to major circulation corridors. GOAL L6: Plan for and reserve land to accommodate uses needed for public benefit, including open space, recreation, public improvements, schools and community facilities. Discussion: Recreational opportunities are provided in abundance in Anaverde Nuevo through a range of neighborhood parks, a major community park, hiking and off‐street bike lanes and open space areas which are open to passive use. Public schools and a potential fire station are provided for as well. GOAL L7: Provide proactive comprehensive planning within designated areas of the City where unique development opportunities or physical conditions warrant special planning efforts. Discussion: The use of a Specific Plan allows for the comprehensive planning of the Anaverde Nuevo site to take advantage of the unique opportunities of the site, as well as preserving approximately one half of the site as open space. 2.3 General Plan Policies Policies contained in the General Plan Land Use Element which are applicable to the Anaverde Nuevo Specific Plan are enumerated below, along with a discussion of the Specific Plan's conformance or consistency. 2.3.1 Policy L1.4.2: Establish the following standards in and adjacent to Alquist‐ Priolo Earthquake Fault zones and other active fault zones as determined based on geotechnical analysis, in order to protect residents, property and infrastructure systems from damage by seismic activity: ---PAGE BREAK--- A‐4 1. Restrict development of habitable structures in these zones in accordance with requirements of State law. 2. Establish a maximum permitted density for all residentially‐designated land between the outer boundaries of the Alquist‐Priolo Earthquake Fault Zone of three dwelling units per acre (gross) within the project site, except where the Land Use Map indicates lower densities in these areas. This policy specifically excludes any non‐residential land uses within the project site from the calculation of density. 3. Require placement of roads, utilities and other infrastructure to be located outside of active fault zones, where feasible. 4. Establish a maximum floor area ratio (FAR) of .5 for new non‐residential development within Alquist‐Priolo Earthquake Fault Zones. Discussion: The Anaverde Nuevo Specific Plan has been designed to meet the Alquist‐Priolo Earthquake Fault zone standards 2.3.2 Policy L1.4.3: Establish the following standards for development in hillside areas: 1. Development in hillside areas should minimize grading, conform to natural topography, preserve ridgelines and exhibit sensitivity to natural landforms. 2. Development should be restricted on natural slopes of fifty percent and greater. 3. Visually prominent ridges and hillsides should be retained in a natural condition. 4. Flexibility in land use regulations may be permitted when it can be demonstrated that such flexibility will meet hillside management objectives. Discussion: The Anaverde Nuevo Specific Plan has been designed to meet the City of Palmdale Hillside standards, including the preservation of more than 1,000 acres of open space. 2.3.3 Policy L3.2:∙ Permit a range of residential densities and housing types throughout the City, rather than concentrating higher densities in limited areas. Discussion: The Anaverde Nuevo Specific Plan provides a range of residential densities and housing types throughout the Specific Plan Area ---PAGE BREAK--- A‐5 2.3.4 Policy L3.2.2: Direct the location of senior and multi‐family housing to areas accessible to public transportation, supportive commercial uses, and community facilities. Discussion: The Specific Plan allows for an Active Adult community adjacent to Avenue S, the community park, and the commercial center. 2.3.5 Policy L3.2.4: Maintain 7,000 square feet as the minimum lot size standard for single family residential subdivisions; permit flexibility from this standard in conjunction with approval of a comprehensive planning document such as a specific plan or planned residential development. Discussion: The traditional Single Family Detached zones within the Anaverde Nuevo Specific Plan provide for a minimum lot size of 4,000 square feet. The Specific Plan does provide for smaller lot sizes in the Single Family Attached zones and Village Community Single Family Detached and Single Family Attached zones. 2.3.6 Policy L3.5.1: Adopt design standards for multifamily development which will create a safe, convenient, attractive environment with public or private open space and recreational on‐site amenities. Discussion: The Specific Plan provides Design Guidelines for Multiple Family Developments within Anaverde Nuevo. 2.3.7 Policy L3.5.2: Adopt standards for the design of single family subdivisions that will ensure functional integration with existing development, community facilities and supportive services. Discussion: The Specific Plan provides Design Guidelines for Single Family Detached and Attached Developments within Anaverde Nuevo. 2.3.8 Policy L3.5.5: Require that development is designed to be sensitive to the preservation and protection of the desert environment and that building orientation and design consider and complement the natural characteristics of the desert environment. Discussion: The Specific Plan provides Design Guidelines which take into account the desert environment, including the landscape plant palette. 2.3.9 Policy L4.2.1: Encourage development of commercial uses in nodes accessible from major streets and intersections, rather than in long, continuous strips. ---PAGE BREAK--- A‐6 Discussion: The commercial Planning Area 35 is located adjacent to Avenue S in the center of Anaverde Nuevo to provide convenient access to existing and future residents. 2.3.10 Policy L4.2.8: Establish site specific siting criteria for commercial land uses as set forth below: 1. Commercial development should be located in areas free from major topographic variation. 2. Commercial uses should be located and designed in such a way as to minimize interface conflicts with existing and planned residential neighborhood. 3. Commercial sites should have a high level of visibility from public streets. Discussion: The commercial Planning Area 35 is located in a relatively flat portion of the Specific Plan Area adjacent to Avenue S in the center of Anaverde Nuevo to provide convenient access to existing and future residents. 2.3.11 Policy L4.2.11: Establish design criteria for neighborhood shopping centers that promote pedestrian elements and design integration with surrounding residential uses. Discussion: Section 5.7, Commercial Design Guidelines of the Specific Plan provides design criteria for commercial development. 2.3.12 Policy L4.2.13: Develop standards to ensure that development of all commercial buildings within a center are designed to be consistent with an overall design theme, utilizing unifying architectural styles, colors and material schemes, integrated pedestrian walkways, and similar measures. Discussion: Section 5.7, Commercial Design Guidelines of the Specific Plan provides design criteria for commercial development. 2.3.13 Policy L4.2.15: Develop design criteria and development standards to ensure that commercial developments are planned, phased and constructed in a manner which integrates design elements, including but not limited to parking, landscaping, access and building orientation within an overall development plan. Discussion: Section 5.7, Commercial Design Guidelines of the Specific Plan provides design criteria for commercial development. 2.3.14 Policy L6.2.1: Consider acceptance of natural open space dedications to the City if such dedication is consistent with City plans for an open space/greenbelt network. Lands proposed for dedication which lack potential ---PAGE BREAK--- A‐7 for linkage with an overall system or lack valuable natural resources may not be suitable for acceptance by the City. Discussion: Anaverde Nuevo proposes the dedication of approximately 1,000 acres of open space which contains trails and linkages to adjacent open space within the region. 3 HOUSING ELEMENT The Anaverde Nuevo Specific Plan provides a comprehensively designed Master Planned Community aimed at integrating and providing quality housing for various socio‐ economic levels. The housing products at Anaverde Nuevo include single family detached and attached homes, townhomes and condominiums. The range of densities and residential products at Anaverde Nuevo provide housing opportunities for a variety of households, including young families, professionals, move‐up buyers and "empty nesters”. The Anaverde Nuevo Specific Plan Amendment includes a Village Community which allows for the development of a variety of housing, including age‐restricted housing opportunities at varying densities. The Anaverde Nuevo Specific Plan also complies with the Housing Element through consolidation of various parcels into a single master planned development site. The Specific Plan provides assurance that Anaverde Nuevo will be developed in a comprehensive manner devoid of the visual and functional problems commonly associated with "piece meal" development. 3.1 General Plan Goals The following outlines the consistency with the goals from the General Plan Housing Element. 3.1.1 Goal H1: Promote the construction of new housing affordable to all income groups. Discussion: The Anaverde Nuevo Specific Plan complies with this goal by providing additional housing in a variety of densities and product types, totaling a maximum of 3,945 residential units. Additionally, Active Adult housing is permitted in the Village Community and provides unique residential opportunities for residents 55 or older. 3.1.2 Goal H2: Preserve and improve the existing supply of affordable housing.∙ Discussion: This goal is not applicable to the Anaverde Nuevo Specific Plan; however, the two are not incompatible. 3.1.3 Goal H3: Remove government constraints on housing. Discussion: This goal is not applicable to the Anaverde Nuevo Specific Plan; however, the two are not incompatible. ---PAGE BREAK--- A‐8 3.1.4 Goal H4: Promote equal housing for all persons regardless of race or color, religion, sex, familial status, ancestry, or handicap. (California’s Fair Employment and Housing Act protects against housing discrimination on the basis of color, disability—including AIDS or HIV status–familial status, marital status, national origin, race, religion, sex, sexual orientation and source of income.) Discussion: The Project Developer shall comply with all applicable local, state and federal laws prohibiting discrimination on the basis of race, color, religion, sex or national origin in the employment of persons during the construction phases of the project and in the sale, rental or lease of dwelling units and commercial properties in the project. 3.1.5 Goal H5: Adequately house households with special needs. Discussion: Anaverde Nuevo allows for an Active Adult community that may provide a variety of housing opportunities for persons 55 years of age and older. 3.1.6 Goal H6: Implement energy and water conservation measures. Discussion: The Specific Plan contains a Design Guidelines Chapter which addresses energy and water conservation measures. 3.1.7 Goal H7: Enhance the vitality and safety of existing residential neighborhoods. Discussion: The Specific Plan is not in conflict with this goal. 3.1.8 Goal H8: Promote neighborhood versatility by encouraging a mix of new housing alternatives to increase affordability and promote home ownership. Discussion: The Anaverde Nuevo Specific Plan complies with this goal by providing additional housing in a variety of densities and product types, totaling a maximum of 3,945 residential units. Additionally, Active Adult housing is permitted in the Village Community and provides unique residential opportunities for residents 55 or older. 3.2 General Plan Policies The following outlines the consistency with the policies of the General Plan Housing Element. Policy H1.1.1: Encourage a variety of housing types such as single‐family attached (townhouses), multifamily units, planned unit developments mixed use housing and other housing types that make housing more affordable. Discussion: Anaverde Nuevo will provide a wide range of housing prices, and is anticipated to include townhomes, condominiums ---PAGE BREAK--- A‐9 and apartments. Townhomes, condominiums and apartments will help address price affordability of for sale and rental housing. Active Adult housing is also permitted within the Specific Plan. 3.2.1 Policy H4.1.3: Prohibit discrimination in housing. Discussion: The Project Developer shall comply with all applicable local, state and federal laws prohibiting discrimination on the basis of race, color, religion, sex or national origin in the employment of persons during the construction phases of the project and in the sale, rental or lease of dwelling units and commercial properties in the project. 3.2.2 Policy H5.1.1: Permit a variety of housing types for seniors including dependent housing units and congregate housing with services. Discussion: The Specific Plan allows for an Active Adult community that may provide for a variety of housing types for adults 55 years of age and older. 3.2.3 Policy H6.1.1: Ensure that energy and water conservation measures are included in all new development through the use of an energy conservation checklist." Discussion: The Specific Plan contains a Design Guidelines Chapter which addresses energy and water conservation measures. 3.2.4 Policy H6.1.3: Incorporate xeriscape as a condition of approval for all subdivisions and housing projects. Discussion: The Specific Plan contains a Design Guidelines Chapter which addresses energy and water conservation measures. 3.2.5 Policy H6.1.4: Enforce all California Building Code and California Administration Code Title 24 conservation measures. Discussion: The Project Developer shall comply with all applicable local, state and federal laws including Title 24 conservation measures. ---PAGE BREAK--- A‐10 4 COMMUNITY DESIGN ELEMENT Recognizing the importance of a comprehensive community design, the Anaverde Nuevo Specific Plan has made provisions for project‐wide design standards. Consistency with the Community Design Element is accomplished through the Specific Plan Development Standards and Design Guidelines. These standards and guidelines establish a community design theme and set project‐wide standards for grading, landscaping, fencing and wall design, and open space and recreational concepts which in most cases exceed City standards. 4.1 General Plan Goals The following outlines the consistency with the policies of the General Plan Community Design Element. 4.1.1 GOAL CD 1: Create and maintain a well‐designed built environment for the City of Palmdale, which contributes to the community's economic vitality and enhances the quality of life for its residents. Discussion: The Land Use Plan, its associated development standards, and the various infrastructure plans for Anaverde Nuevo provide the framework for orderly development of the property. This is accomplished by utilizing such superior planning techniques as transitions of density, exceeding minimum requirements for roadway design and widths, consideration of environmental hazards into the planning and provision of development standards for proposed housing and commercial uses which meet or exceed adopted zoning standards. Quality establishing measures are included in the Specific Plan Design Guidelines which address such issues as arterial street landscaping, building setbacks from major roads, entrance landscaping, community wall design, limitations of grading, preservation of significant natural features on‐site and architectural materials and design." 4.1.2 GOAL CD 2: Enhance a "sense of place" within Palmdale by emphasizing the City's environmental setting, natural amenities, and human resources. Discussion: The Anaverde Nuevo Land Use Plan and Design Guidelines are designed to enhance a sense of place within the Specific Plan boundary and take advantage of the on‐site and off‐ site natural topography that will remain in open space. ---PAGE BREAK--- A‐11 4.1.3 GOAL CD 3: Recognize and maintain the rural character of large‐lot residential development within the planning area, through establishment of rural development standards appropriate for these areas. Discussion: The Specific Plan provides for development in the flatter portions of the site while leaving the hillside areas in permanent open space. 4.1.4 GOAL CD 4: Promote safe, functional, attractive single family residential neighborhoods, integrated with the surrounding community, and easily accessible by multiple transportation modes. Discussion: The Specific Plan provides for a variety of single family opportunities, including single family detached cluster products and single family attached products. The Specific Plan includes Design Guidelines which assure a quality development that is integrated with the surrounding community. 4.1.5 GOAL CD 5: Multiple family housing shall provide a safe and pleasant living environment for residents and shall be integrated with surrounding neighborhoods so as to enhance the sense of community, through implementation of the following objectives and policies. (Exceptions may be granted for smaller projects of six or less units, or where these measures can be shown to be inappropriate). Discussion: The Specific Plan provides for a variety of multi family opportunities and products. The Specific Plan includes Design Guidelines which assure a quality development that is integrated with the surrounding community. 4.1.6 GOAL CD 6: Commercial development in the City of Palmdale should enhance the community's economic vitality by providing a high quality environment for shopping and working. Discussion: The commercial Planning Area 35 is located in a relatively flat portion of the Specific Plan Area adjacent to Avenue S in the center of Anaverde Nuevo to provide convenient access to existing and future residents. Section 5.7, Commercial Design Guidelines of the Specific Plan provides design criteria for commercial development. 4.1.7 GOAL CD 7: Establish design guidelines for mixed use projects in which commercial retail, office and residential uses coexist, to ensure that such developments are attractive and functional while minimizing conflicts between uses of different intensity. ---PAGE BREAK--- A‐12 Discussion: The Specific Plan is not in conflict with this goal. 4.1.8 GOAL CD 8: Use landscaping to reinforce community identity, to create a pleasant environment, to control erosion and promote natural percolation of storm water, to provide protection from wind and hot summer sun, and to integrate new development into the surrounding district. Discussion: The Anaverde Nuevo Design Guidelines contain landscaping guidelines to address community identity in a desert environment. 4.1.9 GOAL CD 9: Incorporate a high quality of design into planning for public buildings, capital improvement projects, rights‐of‐way, drainage facilities, open spaces, and other land uses owned or initiated by the City of Palmdale, to contribute to a cohesive sense of place, enhance the overall quality of development in the City, and perpetuate the image which the City wishes to create. Discussion: The Specific Plan is not in conflict with this goal. 4.1.10 GOAL CD 10: Facilitate creation and expansion of industrial uses within the City to accommodate manufacturing, distribution, and complementary office and support uses in order to expand the City's employment and economic base and improve the jobs/housing balance, while ensuring that such areas are compatible with adjacent uses and minimizing adverse impacts on more restrictive use districts. Discussion: The Specific Plan is not in conflict with this goal. 4.2 General Plan Policies 4.2.1 Policy CD 1.1.1: Each project should reflect and be integrated with the character and design of the surrounding area, with respect to such design elements as size, shape, massing, setbacks, orientation, architecture, colors and landscaping. 4.2.2 Policy CD 1.1.2: The relationship of building to site to street for each development project should be appropriate for the type and intensity of development, and compatible with adjacent properties. 4.2.3 Policy CD 1.1.3: Site design should be integrated with infrastructure systems of the surrounding area, including street patterns, trails and open space, drainage and utility systems. 4.2.4 Policy CD 1.1.4: The relationship of a development project to its setting shall be considered for varying times and conditions, including daytime and nighttime hours, changing seasons, and anticipated changes in development ---PAGE BREAK--- A‐13 conditions over the life of the project, to ensure compatibility of development over time. Discussion: The Specific Plan contains Residential Development Standards and Design Guidelines which address setback, massing, architecture and landscaping. Infrastructure plans are also provided which have been designed for the Anaverde Nuevo area specifically and integrate with the rest of the Specific Plan. 4.2.5 Policy CD 1.2.1: Development projects should project an identifiable character in keeping with the community, through the following means: 1. Use of unique architectural or site design features appropriate for Palmdale, a desert city; 2. Use of recognizable design elements from the surrounding neighborhood or vicinity which create continuity of design for the area; 3. Orientation to a focal point on site or within the vicinity; 4. Avoidance of the use of corporate architecture prototypes where such designs conflict with established neighborhood character. 4.2.6 Policy CD 1.2.2: Development projects should maintain and enhance long‐ term value for the community through quality of design, workmanship and materials, and use of classic styles and colors which will not become quickly out‐dated. In this context, the term "value" may include social, economic, environmental, aesthetic, or other long‐term benefit. 4.2.7 Policy CD 1.8.1: Site and building designs should incorporate a blend of various forms, materials, colors and architectural details which are appropriate for Palmdale's setting, history, form and community. 4.2.8 Policy CD 1.8.2: Use of diverse design techniques should achieve a balance; too much variety in architectural treatment may appear confusing or over ornamented, while too little variety may result in a sterile or regimented appearance. 4.2.9 Policy CD 1.8.3: Design elements should be incorporated into the architecture of the building, rather than added onto the building's facade as trim. 4.2.10 Policy CD 1.8.4: Architectural treatment should be included on all sides of buildings, rather than on the front or street side only, except as otherwise permitted in industrial areas. 4.2.11 Policy CD 1.8.5: Changes of building forms and spaces created between buildings should be used to create a sense of interest in the site design. ---PAGE BREAK--- A‐14 4.2.12 Policy CD 1.8.6: Variety and contrast of elements should be used to enhance visual interest in development projects. 4.2.13 Policy CD 1.8.7: Development projects should be visually interesting and attractive for both site users and observers from adjacent streets and properties. Discussion: The Anaverde Nuevo Specific Plan is in compliance with this policy by incorporating architectural design guidelines which will assure that the community will develop in accordance with the quality and character envisioned in the Specific Plan. The architectural guidelines provide guidance during the development phases of Anaverde Nuevo and encourage design that will create a distinct identity for the community and at the same time help provide for compatibility between subdivisions of Anaverde Nuevo. 4.2.14 Policy CD 2.2.1: Require drought tolerant vegetation and water conserving irrigation systems within landscaping themes for new development. 4.2.15 Policy CD 2.2.2: Allow use of hardscape along with plant materials in landscaping designs as a water conservation measure. 4.2.16 Policy CD 2.2.3: Promote incorporation of Joshua trees and other native vegetation within landscape areas where appropriate. 4.2.17 Policy CD 2.2.4: Building and site designs should be sensitive to the desert environment with respect to building placement and orientation; window size, placement and design; use of landscape and architectural elements offering protection from heat and wind; and use of solar heating and cooling techniques. Passive solar design techniques should be used in building architecture, including south‐facing windows, recessed windows, avoidance of large west‐ facing windows, and provision of sufficient building overhangs to shade interiors from hot summer sun. 4.2.18 Policy CD 2.2.5: Landscape design should improve the environment within and adjacent to new developments by reducing heat, glare and noise, and by promoting ground water recharge, retardation of storm water runoff, and improvement of air quality. 4.2.19 Policy CD 2.2.6: Design of new developments should provide buffering and screening between natural and built environments, where appropriate. Discussion: The Specific Plan contains landscape guidelines designed specifically for the project, and location in the desert. A plant palette is included, which contains a host of drought tolerant and native species. ---PAGE BREAK--- A‐15 4.2.20 Policy CD 2.3.1: Ensure that the hillsides bordering the south side are maintained as a distinctive scenic backdrop for the City, through implementation of hillside management and grading policies contained in the General Plan and applicable ordinances. " Discussion: Development for Anaverde Nuevo is clustered in the flatter portions of the site and the hillside areas to the south are preserved as open space. 4.2.21 Policy CD 4.2.1: Architectural treatment to all sides of structure(s) should be considered in the design for each lot. 4.2.22 Policy CD 4.2.2: Architectural design features and materials used on the sides and rear of a house should be similar and conform to those used on the front facade, in order to maintain integrity of design and materials throughout the structure. 4.2.23 Policy CD 4.2.3: Architecture should be compatible with the character of the surrounding neighborhood, considering building style, form, height, size, color, material and roofline. 4.2.24 Policy CD 4.2.4: Rooflines should be compatible with other roofs along the street; larger buildings should have more varied roof massing and/or variation in heights. 4.2.25 Policy CD 4.2.5: Rear elevations of units backing up to perimeter streets should have varied roof designs to provide a pleasant and varied streetscape. 4.2.26 Policy CD 4.2.6: Exterior building designs of houses within a neighborhood should achieve a consistent level of quality. 4.2.27 Policy CD 4.2.7: Architectural styles should be compatible within a subdivision and within the larger neighborhood. 4.2.28 Policy CD 4.2.8: Earth‐tone colors should be used for primary structures; more vibrant colors should be limited to accents, and trendy colors which may become quickly outdated should be avoided. 4.2.29 Policy CD 4.2.9: Variation in roof colors should be provided within a subdivision and within a larger neighborhood context, in a manner which is compatible with the district. 4.2.30 Policy CD 4.2.10: One story massing should be encouraged on corner side yards. Discussion: The Anaverde Nuevo Specific Plan is in compliance with this policy by incorporating architectural design guidelines which will assure that the community will develop in accordance with the quality and character envisioned in the Specific ---PAGE BREAK--- A‐16 Plan. The architectural guidelines provide guidance during the development phases of Anaverde Nuevo and encourage design that will create a distinct identity for the community and at the same time help provide for compatibility between subdivisions of Anaverde Nuevo. 4.2.31 Policy CD 4.3.1: Require that adequate landscaping be provided on all arterial streets between back of sidewalk and any perimeter wall to ensure buffering of adjacent residential uses and create an attractive streetscape. 4.2.32 Policy CD 4.5.1: Subdivision design shall provide connectivity within and between neighborhoods, rather than creating isolation through street design and perimeter walls. 4.2.33 Policy CD 4.5.2: Reasonable crossing paths shall be provided through residential neighborhoods.∙ 4.2.34 Policy CD 4.5.5: Developments adjacent to regional trails shall provide a means of public access from residential lots to the trail system. 4.2.35 Policy CD 4.5.6: Development shall facilitate convenient access to parks, playgrounds and schools. Discussion: The Anaverde Nuevo Specific Plan has been carefully designed to integrate open space and green belts within subdivisions in the community by providing parks, natural and landscaped open space in addition to open spaces and landscaping occurring within developments and along arterial roads. A pedestrian and hiking trail system will connect the majority of residential planning areas with school and neighborhood parks. Additionally, the design standards require that subdivisions which abut these bicycle and pedestrian trails provide connections to the trails, thereby integrating the residential communities into the trail system. Large areas of open space are linked with the adjacent Ritter Ranch development. 4.2.36 Policy 5. 7 The design of high‐density residential projects shall take into account the massing and scale of buildings, vertical and horizontal articulation, rooflines, door and window placement and design, including the following: 1. Articulation, setbacks, and materials that minimize massing and break down the scale of buildings and provide visual interest shall be utilized. This may be accomplished through a variety of means, including projecting eaves and overhangs, recessed or projecting balconies, offsets, shadow lines and facade treatment. ---PAGE BREAK--- A‐17 2. Architectural details and materials on lower walls that relate to human scale, such as arches, trellises or awnings should be utilized. 3. The placement and orientation of doorways, windows, and landscape elements shall be utilized to create a relationship with the street. 4. Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and balconies. 5. Window articulation, such as sills, trim, kickers, shutters or awnings, should be applied, where appropriate to the architectural style, to improve the facade of the building. 6. All exposed sides of a building designed with the same level of care and integrity. 7. Building design shall respect the privacy of neighboring structures, with windows and upper floor balconies positioned so they minimize views into neighboring properties. 8. Climatic conditions shall be considered in locating common spaces; they should be screened from prevailing southwest winds, provided with shade from the high summer sun and open to winter sunshine. 9. Detached garages, carports and accessory structures shall be designed as an integral part of the architecture of the project and should be similar in materials, color and detail to the principal structure(s). Discussion: The Specific Plan contains multi family development standards and design guidelines to assure quality multi family development will be provided in Anaverde Nuevo. 4.2.37 Policy CD 6.3.2: Ensure that architectural design in commercial areas provides visual interest, creates an attractive environment for shopping and business, and maintains a high quality character of development over time, through the following measures:" 1. Architectural treatment shall be provided on all sides of structures, and rear elevations should be designed to be visually attractive. Articulation shall be provided to the building plane, and vertical variation of the roof line shall be provided. 2. Building articulation should be provided to create a sense of human scale at ground level; expanses of blank wall, devoid of articulation or embellishment, should be avoided. 3. The roof should be varied through the use of vertical separations, varying the roof structure, parapet line or ridge line. ---PAGE BREAK--- A‐18 4. Storefront designs for shopping centers should complement the architectural style, and provide visual interest and variation. Suggested design elements include providing offsets or bays; using a strong base material; variation of storefront treatment; multi‐pane windows; detail at window and door openings; overhangs and awnings; shutters; and other similar features that engage the eye. 5. Architectural focal points should be provided to create strong entry statements and provide a sense of place; towers, domes, massing, color, trellises, fountains, plazas, public art or other similar means are encouraged for this purpose. 6. Architectural styles should reflect a classic or timeless quality, rather than using trendy designs that will become quickly dated. Building designs should not solely reflect corporate identity, or function as advertising devices, but should conform to and enhance the surrounding district. Discussion: The Specific Plan contains commercial development standards and design guidelines to assure quality commercial development will be provided in Anaverde Nuevo. 4.2.38 Policy CD 8.2.2: Project entries and building entrances should be provided with special landscaping treatment, such as use of more intense planting, accent trees, raised planters and enhanced paving. 4.2.39 Policy CD 8.2.3: Plants should be selected for their year‐round interest, as well as their form, texture and shape; simple plant palettes are preferred over complex schemes. 4.2.40 Policy CD 8.2.4: Size and spacing of landscape material should be consistent with the project size and relate well to the streetscape and adjacent properties. 4.2.41 Policy CD 8.2.5: Plant materials should be suitable for the desert environment and drought resistant, and should be grouped according to their watering needs. Discussion: The Specific Plan contains landscape design guidelines and a plant palette tailored to the project site to assure quality landscaping will be provided in Anaverde Nuevo. 4.2.42 Policy CD 9.1.1: Streetscape designs shall reflect the character of existing adjacent and contiguous streetscapes. Street trees can achieve this desired effect while retaining options and creativity on the ground plane. Any desired transition from an existing street tree to a different street tree shall be provided in a manner which does not create an abrupt change. ---PAGE BREAK--- A‐19 4.2.43 Policy CD 9.1.2: Streetscape designs shall create a sense of place, order and direction for visitors arriving in the City or traveling from one district to another, through the following means: 1. Changes in landscaping at important locations throughout the City; 2. Use of enhanced streetscapes at important locations such as project entries or major intersections. Utilize enhanced plant materials, enhanced paving and site furniture, such as signs, flags, bollards, boulders or similar features, to denote important areas. 4.2.44 Policy CD 9.1.3: Promote ecologically sound landscape practices in streetscape design through the use of drought tolerant and native landscape material, the use of water efficient irrigation systems, and consideration of environmental factors that influence the landscaping. 4.2.45 Policy CD 9.1.4: Utilize medians in the streetscape design wherever possible to reduce the scale of the street and to buffer traffic from opposite directions. Berming within medians is encouraged to further provide screening between traffic lanes. Utilize non‐living ground cover wherever possible to reduce nuisance water overspray and run‐off onto the street. 4.2.46 Policy CD 9.1.5: Use streetscape design to break up the long and wide expanses of pavement, by meandering or stepping the landscaping; providing variations in vertical height through berming or raised planter beds; meandering of concrete mow strips or low walls; and variation in the height of the landscaping through selection of appropriate plant material. 4.2.47 Policy CD 9.1.9: Enhance the streetscapes on major thoroughfares throughout the City, including but not limited to Palmdale Boulevard and Avenue S, by providing landscaping, undergrounding utilities, and completing street improvements where necessary. Where opportunities for wider landscaped setbacks exist due to utility easements or seismic setbacks, ensure that these areas are designed and maintained to enhance the streetscape. 4.2.48 Policy CD 9.1.10: Consider the use of distinctive light poles and street furniture on selected major thoroughfares, to enhance the sense of identity. Discussion: The Specific Plan contains landscape and streetscape design guidelines and a plant palette tailored to the project site to assure quality streetscapes will be provided in Anaverde Nuevo. ---PAGE BREAK--- A‐20 5 CIRCULATION ELEMENT Goals and policies of the General Plan Circulation Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. 5.1 General Plan Goals 5.1.1 GOAL C1: Establish, maintain and enhance a system of streets and highways which will provide for the safe and efficient movement of people and goods throughout the Planning Area, while minimizing adverse impacts on the community. Discussion: A comprehensive Circulation Plan and Street Sections are provided in the Specific Plan that implements the City’s overall Circulation Plan. 5.1.2 GOAL C2: Reduce the number of trips and vehicle miles traveled by individuals within the Planning Area, to meet regional transportation and air quality goals. Discussion: Trails and bikeways are provided within the Specific Plan to provide for alternative transportation opportunities. A convenient neighborhood commercial site is located in central Anaverde Nuevo to reduce trips. An Active Adult component is permitted which could reduce trips and vehicle miles travelled. 5.1.3 GOAL C3: Encourage use of non‐vehicular transportation throughout the Planning Area. Discussion: Trails and bikeways are provided within the Specific Plan to provide for alternative transportation opportunities. 5.1.4 GOAL C4: Promote opportunities for rail service to move goods, passengers and commuters into and out of the Planning Area. Discussion: The Specific Plan is not in conflict with this goal. 5.1.5 GOAL C5: Protect and promote a variety of air transportation services within the City of Palmdale. Discussion: The Specific Plan is not in conflict with this goal. 5.2 General Plan Policies 5.2.1 Policy C1.1.1: Designate roadways within the Planning Area as local, collector, secondary arterial, major arterial and regional arterial streets, as shown on the Circulation Plan Map, and adopt standards for right of way and design of these ---PAGE BREAK--- A‐21 streets which will ensure appropriate capacity and performance of each roadway. Discussion: A comprehensive Circulation Plan and Street Sections are provided in the Specific Plan that implements the City’s overall Circulation Plan. 5.2.2 Policy C.1.1.9: Ensure that the cumulative and regional impacts of new development on the circulation system are mitigated to the extent feasible, concurrent with development. Concurrent shall mean that required facilities are installed as needed during various stages of development. Discussion: A traffic study was prepared for the Specific Plan and an additional traffic study has been prepared for the Specific Plan Amendment which identifies the impacts of the project and necessary mitigation measures. 5.2.3 Policy C1.4.3: Establish street design standards which provide the capacities that are needed to adequately serve the projected travel demand. Discussion: A comprehensive Circulation Plan and Street Sections are provided in the Specific Plan that implements the City’s overall Circulation Plan. A traffic study had been prepared to assure that the circulation system adequately serves the projected travel demand. 5.2.4 Policy C1.9.3: Promote unified treatment of arterial streets with respect to medians and parkway treatment, where appropriate. Where a design theme has been established on an arterial street through existing or planned development, promote the extension of that theme along other portions of the street, where feasible and appropriate. Discussion: The Specific Plan contains landscape and streetscape design guidelines and a plant palette tailored to the project site to assure quality streetscapes will be provided in Anaverde Nuevo. 5.2.5 Policy C3.1.1: Schools, parks and neighborhoods uses should be located within convenient walking distance to residential developments. 5.2.6 Policy C3.1.2: Land uses should be arranged in a manner which increases the opportunity to utilize alternate forms of transportation, such as transit systems, bikeways and pedestrian walkways. Discussion: The Specific Plan Land Use Plan locates parks and school sites within neighborhoods to for convenient, non‐vehicular access. Bikeways and trails are located throughout the Specific Plan Area and connect to regional trails. ---PAGE BREAK--- A‐22 6 PUBLIC SERVICES ELEMENT Goals and policies of the General Plan Public Services Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. 6.1 General Plan Goals 6.1.1 GOAL PS1: Ensure that adequate public services and facilities are available to support development in an efficient and orderly manner. Discussion: Chapter 3 of the Specific Plan addresses Drainage, Water Sewer, and Public Utilities and Services and assures that adequate facilities will be constructed in a timely manner. 6.1.2 GOAL PS2: Ensure that all development in Palmdale is served by adequate water distribution and sewage facilities. Discussion: Chapter 3 of the Specific Plan addresses Water and Sewer and assures that adequate facilities will be constructed in a timely manner. 6.1.3 GOAL PS3: Develop and maintain adequate storm drainage and flood control facilities. Discussion: Chapter 3 of the Specific Plan addresses drainage and assures that adequate facilities will be constructed in a timely manner. 6.1.4 GOAL PS4: Support the provision of local educational opportunities for community residents. Discussion: The Specific Plan provides for two elementary school sites within Anaverde Nuevo. 6.1.5 GOAL PS5: Support the provision of adequate public and community services to meet the needs of residents. Discussion: Chapter 3 of the Specific Plan addresses Drainage, Water Sewer, and Public Utilities and Services and assures that adequate facilities will be constructed in a timely manner. 6.1.6 GOAL PS6: Ensure provision of adequate facilities and programs to accommodate solid waste and hazardous waste collection, handling and disposal. Discussion: The Specific Plan is not in conflict with this goal. ---PAGE BREAK--- A‐23 6.1.7 GOAL PS7: Provide for open space elements throughout the planning area which preserve significant natural, historic, scenic and topographic features while minimizing fiscal impacts to the City and its residents. Discussion: The Specific Plan preserves over 1,000 acres of Open Space including the scenic hillsides to the south. 6.1.8 GOAL PS8: Encourage and facilitate a wide variety of communication services and providers to serve businesses and citizens within the City, while avoiding adverse impacts to health, land use, environmental resources, or aesthetics which may result from unregulated proliferation of communication facilities. Discussion: The Specific Plan is not in conflict with this goal. 6.2 General Plan Policies 6.2.1 Policy PS1.1.1: Require all new development, including major modifications to existing development, to construct required on‐site infrastructure improvements pursuant to City standards. 6.2.2 Policy PS1.1.2: Require all new development, including major modifications to existing development, to construct or provide a fair share contribution towards construction of required off‐site improvements needed to support the project. 6.2.3 Policy PS1.1.3: Require that on‐ and off‐site improvements are constructed prior to occupancy of a new development project, or phase thereof, unless otherwise approved by the City. 6.2.4 Policy PS1.1.4: Require that adequate provisions are made, as approved by the City, for maintenance of public improvements or any facility or land to be maintained by the City prior to approval of any new development project. Discussion: Chapter 3 of the Specific Plan addresses Drainage, Water Sewer, and Public Utilities and Services and assures that adequate facilities will be constructed in a timely manner. 6.2.5 Policy PS1.2.2: Require that individual development projects integrate with adjacent development with respect to backbone infrastructure (streets, sewer, water and drainage). If adjacent property is undeveloped, a conceptual plan should be prepared to show that the pending development will allow for future integration and development of adjacent properties in a manner which is reasonable from a design, construction and cost standpoint. Discussion: The design of the infrastructure was made in concert with the Ritter Ranch project to the northwest to assure adequate infrastructure and sizing would be provided. ---PAGE BREAK--- A‐24 6.2.6 Policy PS1.3.5: Adopt comprehensive planning documents such as area plans, specific plans and development agreements, to specify the nature, timing and financing of public improvements and services. Discussion: The Anaverde Nuevo Specific Plan provides analysis of infrastructure requirements and timing. 6.2.7 Policy PS2.1.1: Require new development to obtain adequate water service to meet the increased service needs generated by that development. Discussion: Chapter 3 of the Specific Plan addresses Water service and assures that adequate facilities will be constructed in a timely manner. 6.2.8 Policy PS4.1.5: Support joint use of school and City park facilities, where appropriate, to meet the needs of the local community, through site location and planning, and assistance with construction funds. Discussion: The Specific Plan provides for neighborhood parks adjacent to both elementary school sites to allow for joint use opportunities. 6.2.9 Policy PS5.1.3: Through the development review process, assess fire protection needs of development projects and require mitigation needed to maintain adequate service levels, including but not limited to reservation of sites for fire stations and fair‐share contributions for fire suppression equipment. Discussion: The Specific Plan provides for a fire station site if it is determined that a station is warranted. 7 ENVIRONMENTAL RESOURCES ELEMENT Goals and policies of the General Plan Environmental Resources Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. 7.1 General Plan Goals 7.1.1 Goal ER1: Preserve significant natural and man‐made open space areas that give Palmdale its distinct form and identity. Discussion: Over 50 percent of the 2,017‐acre Anaverde Nuevo site is reserved for parks and various forms of open space. The open space areas are intended to provide improved and unimproved Open Space uses for active and passive recreation. ---PAGE BREAK--- A‐25 7.1.2 Goal ER2: Protect significant ecological resources and ecosystems, including, but not limited to, sensitive flora and fauna habitat areas. Discussion: Over 50 percent of the 2,017‐acre Anaverde Nuevo site is reserved for parks and various forms of open space. Anaverde Nuevo is not designated as a Significant Ecological Area (SEA) overlay. 7.1.3 Goal ER3: Preserve designated natural hillsides and ridgelines in the Planning Area, to maintain the aesthetic character of the Antelope Valley. Discussion: Over 1,000 acres of natural open space is preserved within the Specific Plan Area, including the hillsides and ridgelines in the southwest portion of the site. 7.1.4 Goal ER4: Protect the quality and quantity of local water resources. Discussion: The Specific Plan Drainage Plan provides for the retention of drainage flows to allow for groundwater recharge. 7.1.5 Goal ER5: Promote the attainment of state and federal air quality standards. Discussion: Anaverde Nuevo shall meet all required state and federal air quality requirements. 7.1.6 Goal ER6: Ensure an adequate supply of mineral resources to meet long‐term regional construction needs. Discussion: The Specific Plan is not in conflict with this goal. 7.1.7 Goal ER7: Protect historical and culturally significant resources which contribute to the community's sense of history. Discussion: The Specific Plan Land Use Plan has been designed to protect culturally significant resources. 7.1.8 Goal ER8: Avoid the premature conversion of agricultural lands to urban uses.∙ Discussion: The Specific Plan is not in conflict with this goal. 7.1.9 Goal ER9: Promote solar power as an alternative energy source while protecting natural resources." Discussion: The Specific Plan is not in conflict with this goal. 7.2 General Plan Policies 7.2.1 Policy ER1.1.1: Utilize a variety of features, including entry points to the City, landscaped arterial roadways, bikeways, equestrian paths, hiking trails, and park sites, to create an open space network. 7.2.2 Policy ER1.1.2: Provide for a network of open space by linking such areas wherever possible. ---PAGE BREAK--- A‐26 7.2.3 Policy ER1.1.3: Incorporate the citywide multi‐purpose trail network adopted under the Parks, Recreation and Trail Element of the General Plan into the regional trail system. Discussion: The Specific Plan preserves over 1,000 acres of natural open space and provides for an internal trail system that connects to regional facilities. 7.2.4 Policy ER1.2.1: New development with the potential to substantially obscure or negatively alter the scenic backdrop to the City should be discouraged. "Scenic backdrop" refers to the significant ridgelines of the San Gabriels, the Sierra Pelona and the Ritter and Portal Ridges that form the City's skyline views.. Discussion: The Specific Plan preserves over 1,000 acres of natural open space including the scenic hillsides in the southwest portion of the site. 7.2.5 Policy ER1.2.2: Policy ER1.2.2: The following roadways are designated as City scenic highways. Apply special design standards for projects adjacent to these highways (as contained in the implementation section) in order to protect their scenic qualities. 1. Barrel Springs Road 2. Tierra Subida Avenue 3. Sierra Highway, South of Avenue S 4. Elizabeth Lake Road 5. Pearblossom Highway 6. Bouquet Canyon Road 7. Godde Hill Road 8. Antelope Valley Freeway, south of Rayburn Road 7.2.6 Policy ER1.2.3: Encourage all new development along scenic highways to maintain sufficient spacing between buildings, perimeter walls and large growing vegetation in order to maintain scenic view corridors of hillsides and open space to the maximum extent feasible. Discussion: Anaverde Nuevo does not propose any additional development along Elizabeth Lake Road. 7.2.7 Policy ER3.1.2: Adopt grading standards that respect the natural terrain, minimize earth moving activity, minimize visual effects of large cut and fill slopes, and provide for the preservation of unique and significant natural landforms where feasible. ---PAGE BREAK--- A‐27 Discussion: The Specific Plan conforms to City of Palmdale grading standards. 7.2.8 Policy ER3.1.5: Retain the integrity of the natural ridgelines of Ritter Ridge, Portal Ridge, Verde Ridge, the Ana Verde Hills, the Sierra Pelona Mountains, and the lower foothills of the San Gabriel Mountains. Discussion: Hill crests (Verde Ridge), natural rock outcrops, and stands of Joshua Trees have been preserved and are consistent with this policy. 7.2.9 Policy ER4.1.1: Incorporate the use of flood control measures which maximize groundwater recharge and the use of floodways as native habitat. Discussion: The Specific Plan Drainage Plan provides for the retention of drainage flows to allow for groundwater recharge. 7.2.10 Policy ER4.2.1: Promote water conserving landscape techniques, through the use of native and drought tolerant plant species and landscape design standards. Discussion: The Specific Plan contains a Landscape Plan and Plant Palette which emphasizes the use of drought tolerant materials. 7.2.11 Policy ER5.2.3: Require erosion control measures on new development, including covering soil with straw mats or use of chemical soil and dust binders, followed by seeding and watering as soon as possible after grading to prevent fugitive dust. Discussion: The Specific Plan conforms to the City of Palmdale grading standards and erosion control measures. 7.2.12 Policy ER7.1.3: Require that new development protect significant historic, paleontological, or archaeological resources, or provide for other appropriate mitigation. Discussion: Cultural Resource Studies have been conducted within the Specific Plan area to assure appropriate mitigation. 8 NOISE Goals and policies of the General Plan Noise Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. ---PAGE BREAK--- A‐28 8.1 General Plan Goals 8.1.1 Goal N1: Minimize the exposure of residents to excessive noise to the extent possible, through the land planning and the development review process. Discussion: Anaverde Nuevo is not located near any major noise producing land uses. Development has been setback from Avenue S to reduce traffic‐related noise impacts on‐site. 8.1.2 Goal N2: Promote noise compatible land uses within the 65 CNEL contour and the Frequent Overflight Area of Air Force Plant 42. Discussion: The Specific Plan is not located near Air Force Plan 42 and is not in conflict with this goal. 8.2 General Plan Policies 8.2.1 Policy N1.2.2: Restrict construction hours during the evening, early morning and Sundays. Discussion: The Specific Plan is in conformance with all City ordinances regarding construction hours. 9 SAFETY Goals and policies of the General Plan Safety Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. 9.1 General Plan Goals 9.1.1 Goal S1: Minimize danger and damage to public health, safety, and welfare resulting from natural hazards. Discussion: Geotechnical reports have been performed on the Specific Plan site to assure that appropriate structural setbacks are provided for the project. 9.1.2 Goal S2: Minimize damage associated with man‐made hazards. Discussion: The Specific Plan is not in conflict with this goal. 9.1.3 Goal S3: Maintain and enhance City emergency services. Discussion: The Specific Plan provides for a Fire Station Overlay within Planning Area 16 for a future Fire Station if it is deemed necessary. 9.1.4 Goal S4: Protect public safety through the implementation and enforcement of City Ordinances and through public education. ---PAGE BREAK--- A‐29 Discussion: The Specific Plan is not in conflict with this goal. 9.2 General Plan Policies 9.2.1 Policy S1.1.4: Require appropriate structural setbacks from active fault rupture traces in accordance with Alquist‐Priolo standards and as required by the City, based on geotechnical analysis. Discussion: Geotechnical reports have been performed on the Specific Plan site to assure that appropriate structural setbacks are provided for the project in accordance with Alquist‐Priolo standards. 9.2.2 Policy S1.2.1: Require that new development shall not be exposed to flood hazards or contribute to an existing flood hazard, in accordance with the City's Floodplain Management Ordinance and related criteria within the City's Engineering Design Standards. Discussion: Development within the Anaverde Nuevo Specific Plan has been designed to be outside of flood hazards. 9.2.3 Policy S1.3.6: Where appropriate, require preparation of a Fire Protection/Fuel Management Plan for new urban development adjacent to natural high fire hazard areas, and ensure implementation of fire hazard mitigation measures. Discussion: The Specific Plan requires appropriate fuel modification program of planting and irrigation shall be employed, reviewed and approved by the City of Palmdale and Los Angeles County Fire Department. In such conditions, either the Perimeter Wall or Open Visual Fencing types shall be employed in combination with landscaping. 10 COMMUNITY DESIGN Goals and policies of the General Plan Community Design Element which are applicable to Anaverde Nuevo have been enumerated below, along with a discussion of the Specific Plan's conformance. Policies which are not applicable to the Specific Plan have not been included in this discussion. 10.1 General Plan Goals 10.1.1 Goal CD1: Create and maintain a well‐designed built environment for the City of Palmdale, which contributes to the community's economic vitality and enhances the quality of life for its residents. Discussion: A Specific Plan has been prepared for Anaverde Nuevo which provides an overall Land Use Plan and Design ---PAGE BREAK--- A‐30 Guidelines tailored to the project site to implement the City’s General Plan. 10.1.2 Goal CD2: Enhance a "sense of place" within Palmdale by emphasizing the City's environmental setting, natural amenities, and human resources. Discussion: A Specific Plan has been prepared for Anaverde Nuevo which provides an overall Land Use Plan and Design Guidelines tailored to the environmental setting of the project site to create a sense of place for the community. 10.1.3 Goal CD3: Recognize and maintain the rural character of large‐lot residential development within the planning area, through establishment of rural development standards appropriate for these areas. Discussion: The Specific Plan is not in conflict with this goal. 10.1.4 Goal CD4: Promote safe, functional, attractive single family residential neighborhoods, integrated with the surrounding community, and easily accessible by multiple transportation modes. Discussion: A Specific Plan has been prepared for Anaverde Nuevo which provides an overall Land Use Plan and Design Guidelines to create attractive residential neighborhoods that are integrated with the surrounding areas. These neighborhoods are tied together with a project‐wide trail system that connects to regional trails. 10.1.5 Goal CD5: Multiple family housing shall provide a safe and pleasant living environment for residents and shall be integrated with surrounding neighborhoods so as to enhance the sense of community, through implementation of the following objectives and policies. (Exceptions may be granted for smaller projects of six or less units, or where these measures can be shown to be inappropriate). Discussion: The Specific Plan contains Multiple Family residential design guidelines to assure the development is integrated with the surrounding neighborhoods. Active Adult multiple family residential uses are also permitted in the Village Community to allow for a unique age‐restricted neighborhood. 10.1.6 Goal CD6: Commercial development in the City of Palmdale should enhance the community's economic vitality by providing a high quality environment for shopping and working. Discussion: The Specific Plan Land Use Plan provides for a centrally‐ located commercial center which will provide convenient ---PAGE BREAK--- A‐31 access to the entire Specific Plan. Commercial development design guidelines are provided in the Specific Plan. 10.1.7 Goal CD7: Establish design guidelines for mixed use projects in which commercial retail, office and residential uses coexist, to ensure that such developments are attractive and functional while minimizing conflicts between uses of different intensity. Discussion: The Specific Plan is not in conflict with this goal. 10.1.8 Goal CD8: Use landscaping to reinforce community identity, to create a pleasant environment, to control erosion and promote natural percolation of storm water, to provide protection from wind and hot summer sun, and to integrate new development into the surrounding district. Discussion: The Specific Plan contains a Design Guidelines chapter which contains landscape guidelines and a specific plant palette designed for the project site. 10.1.9 Goal CD9: Incorporate a high quality of design into planning for public buildings, capital improvement projects, rights‐of‐way, drainage facilities, open spaces, and other land uses owned or initiated by the City of Palmdale, to contribute to a cohesive sense of place, enhance the overall quality of development in the City, and perpetuate the image which the City wishes to create. Discussion: The Specific Plan is not in conflict with this goal. 10.1.10 Goal CD10: Facilitate creation and expansion of industrial uses within the City to accommodate manufacturing, distribution, and complementary office and support uses in order to expand the City's employment and economic base and improve the jobs/housing balance, while ensuring that such areas are compatible with adjacent uses and minimizing adverse impacts on more restrictive use districts. Discussion: The Specific Plan is not in conflict with this goal. 10.2 General Plan Policies 10.2.1 Policy CD 1.2.1: Development projects should project an identifiable character in keeping with the community, through the following means: 1. Use of unique architectural or site design features appropriate for Palmdale, a desert city; 2. Use of recognizable design elements from the surrounding neighborhood or vicinity which create continuity of design for the area; 3. 3. Orientation to a focal point on site or within the vicinity; ---PAGE BREAK--- A‐32 4. 4. Avoidance of the use of corporate architecture prototypes where such designs conflict with established neighborhood character. 10.2.2 Policy CD1.2.2: Development projects should maintain and enhance long‐term value for the community through quality of design, workmanship and materials, and use of classic styles and colors which will not become quickly out‐dated. In this context, the term "value" may include social, economic, environmental, aesthetic, or other long‐term benefit. Discussion: A Specific Plan has been prepared for Anaverde Nuevo which provides an overall Land Use Plan and Design Guidelines to create attractive residential neighborhoods that are integrated with the surrounding areas. 10.2.3 Policy CD1.4.5: Pedestrian walkways should be provided to connect uses within and adjacent to each development. Discussion: A pedestrian trail system is provided in the Specific Plan which connects to the regional trail system. 10.2.4 Policy CD 1.8.1: Site and building designs should incorporate a blend of various forms, materials, colors and architectural details which are appropriate for Palmdale's setting, history, form and community. 10.2.5 Policy CD 1.8.2: Use of diverse design techniques should achieve a balance; too much variety in architectural treatment may appear confusing or over ornamented, while too little variety may result in a sterile or regimented appearance. 10.2.6 Policy CD 1.8.3: Design elements should be incorporated into the architecture of the building, rather than added onto the building's facade as trim. Discussion: The Specific Plan contains an Architectural Design section in the Design Guidelines which describes architectural styles and elements for the project. 10.2.7 Policy CD 2.2.1: Require drought tolerant vegetation and water conserving irrigation systems within landscaping themes for new development. Discussion: The Anaverde Nuevo Landscape Guidelines requires drought tolerant vegetation and contains a plant palette of acceptable plants. 10.2.8 Policy CD 2.3.1: Ensure that the hillsides bordering the south side are maintained as a distinctive scenic backdrop for the City, through implementation of hillside management and grading policies contained in the General Plan and applicable ordinances. ---PAGE BREAK--- A‐33 Discussion: The Specific Plan preserves over 1,000 acres of natural open space including the scenic hillsides in the southwest portion of the site. 10.2.9 Policy CD 4.3.1: Require that adequate landscaping be provided on all arterial streets between back of sidewalk and any perimeter wall to ensure buffering of adjacent residential uses and create an attractive streetscape. Discussion: The Specific Plan Landscape Guidelines provides streetscape plans for roadways that create an attractive appearance. 10.2.10 Policy CD 4.5.1: Subdivision design shall provide connectivity within and between neighborhoods, rather than creating isolation through street design and perimeter walls. 10.2.11 Policy CD 4.5.6: Development shall facilitate convenient access to parks, playgrounds and schools. Discussion: The Specific Plan contains a non‐vehicular trails system that connects neighborhoods to parks, schools, and regional trails. 10.2.12 Policy CD 5.6.2: Ensure that the design of senior housing projects provides appropriate features to accommodate the needs of residents as they may change over time during their residency at the project. Discussion: The Specific Plan allows for the development of an Active Adult community for residents 55 years of age and older. 10.2.13 Policy CD 8.2.1: Plants should be used to emphasize project and building entries; contrast with or reinforce building lines; soften hard lines, blank wall and pavement expanses; define outdoor spaces and delineate pathways; frame attractive views; and screen unattractive views and features. 10.2.14 Policy CD 8.2.2: Project entries and building entrances should be provided with special landscaping treatment, such as use of more intense planting, accent trees, raised planters and enhanced paving. 10.2.15 Policy CD 8.2.3: Plants should be selected for their year‐round interest, as well as their form, texture and shape; simple plant palettes are preferred over complex schemes. 10.2.16 Policy CD 8.2.4: Size and spacing of landscape material should be consistent with the project size and relate well to the streetscape and adjacent properties. 10.2.17 Policy CD 8.2.5: Plant materials should be suitable for the desert environment and drought resistant, and should be grouped according to their watering needs. ---PAGE BREAK--- A‐34 Discussion: The Specific Plan contains a Design Guidelines chapter which contains landscape guidelines and a specific plant palette designed for the project site. ---PAGE BREAK--- RESIDENTIAL • ACTIVE ADULT COMMUNITY • HAMLET • PARKS • TRAILS ANAVERDE NUEVO SPECIFIC PLAN AMENDMENT August 2021