Chapter 17.135 — ESPERANZA VILLAGE SPECIFIC PLAN[[10]]

modified

Footnotes:

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Editor's note— Ord. No. 3023, § 4.B(Exh. B), adopted May 2, 2023, repealed the former Ch. 17.135, §§ 17.135.010—17.135.070, and enacted a new Ch. 17.135 as set out herein. The former Ch. 17.135 pertained to similar subject matter and derived from Ord. No. 3018, § 7(Exh. B), adopted Nov. 29, 2022.

modified

This chapter provides the development standards and design guidelines for the Esperanza Village specific plan. The regulations apply to the residential and mixed community-serving vision of the specific plan. Application of these regulations are intended to create a harmonious relationship among the land uses, and protect the health, safety and welfare of the specific plan area and its immediate surroundings. The development standards contained in this chapter shall apply to parcels within the specific plan area boundaries. All new projects, including additions to buildings and changes in use, are subject to the provisions of this chapter.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The vision for the Esperanza Village specific plan is to provide a well-designed and high- quality mix of affordable multi-family residential dwelling units, community-serving facilities, and open space and recreational areas that serve the need of residents within and surrounding the specific plan. It is envisioned that development in the specific plan would be cohesive and would be compatible with the surrounding residential neighborhood. The following guiding principles are intended to allow the specific plan to be developed as it is envisioned. The guiding principles provide the foundation for the development standards and design guidelines.

A.

Guiding Principle 1. Encourage revitalization of an underutilized property by providing a mix of complementary uses that serve the needs of the surrounding community.

B.

Guiding Principle 2. Increase affordable housing opportunities for low-income persons and families, transitional age youth, and senior citizens in a region with severe overcrowding and extremely high housing costs.

C.

Guiding Principle 3. Provide development that is high quality, well designed, and enhances the visual character of the Esperanza Village specific plan area and the surrounding residential neighborhood.

D.

Guiding Principle 4. Create active recreational amenities that are accessible to residents of the Esperanza Village specific plan area and the surrounding community.

E.

Guiding Principle 5. Provide community gathering spaces that are accessible to residents, employees, and other users of the Esperanza Village specific plan area.

F.

Guiding Principle 6. Encourage development that respects the character of the surrounding neighborhood.

G.

Guiding Principle 7. Improve circulation issues along the streets adjacent to the Esperanza Village specific plan area.

H.

Guiding Principle 8. Provide for and improve the transportation and utility infrastructures to support development in the Esperanza Village specific plan area.

I.

Guiding Principle 9. Provide neighborhood-serving medical facilities that serve the needs of the residents in the community.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

17.135.030 - Summary of subareas.

modified

The Esperanza Village specific plan is divided into four (4) subareas. Refer to Figure 17.135-1 for a map of the subareas.

A.

Residential (R) Subarea—The Residential Subarea is intended to provide affordable residential dwelling units for low-income individuals and families. The subarea is envisioned to have two (2) residential structures with housing units that are affordable to low-and extremely low-income persons, families, and seniors. Each structure would be up to three (3) stories in height.

B.

Mixed-Use (MU) Subarea—The Mixed-Use Subarea is intended to provide facilities that serve and are beneficial to residents of the Esperanza Village specific plan and the residential neighborhood surrounding the specific plan. This may include a senior care center, community medical clinic and job training center. The subarea is envisioned to have one building that would be up to two (2) stories in height.

C.

Common Circulation Areas(CC) Subarea—the Common Circulation Area includes a northern portion that wraps around the Community Park Subarea and a southern area the encircles the Residential and Mixed-Use Subareas. The subarea will include driveway entrances, vehicular parking, loading areas, pick-up/drop-off points and pedestrian walkways.

D.

Community Park (CP) Subarea—The Community Park Subarea is intended to provide active open space and recreational facilities that serve the needs of the surrounding neighborhood. The subarea is envisioned to have a soccer field, tennis courts, basketball courts, barbeque area, flex event lawn, walking promenade, fitness areas, restrooms, walking and jogging paths, raised pavilion/gazebo, native botanical garden, children's playmound, and children's discovery garden.

Figure 17.135-1 Map of Subareas—Esperanza Village specific plan

==> picture [281 x 187] intentionally omitted <==

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Permitted Uses. Table 17.135-1 prescribes the land use regulations for the Esperanza Village specific plan. Additional regulations are denoted in the right-hand column. These designations apply strictly to the permissibility of land uses; application for building structures may require other discretionary review.

B.

Unlisted Uses. Any land use not listed in Table 17.135-1 is not permitted in the Esperanza Village specific plan, except as outlined in Section 17.12.050 (Rules and Measurements—Additional Permitted Uses) of this title.

Table 17.135-1—Permitted Uses—Esperanza Village specific plan

Key:

— Use not permitted.

P Use permitted by-right.

M Use permitted after review and approval of a Minor Use Permit (MUP).

Z Use permitted after review and approval of a Director Level Zoning Clearance (ZCD) .

Notes:

23 Specialized education and training shall be limited to job training only.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Table 17.135-2 prescribes the development standards and Table 17.135-3 prescribes the parking requirements for the Esperanza Village specific plan:

Table 17.135-2—Development Standards[24]

Notes:

24 The R and MU Subareas and southern portion of the CC Subarea shall be considered 1 property, and the CP and northern portion of the CC Subarea shall be considered 1 property when calculating setbacks, floor area and lot coverage.

25 Refer to Section 17.60.030 of this title for height exceptions for ancillary roof mounted equipment. Variable height requirements shall not apply.

26 The R and MU Subareas and southern portion of the CC Subarea shall be considered 1 property, and the CP and northern portion of the CC Subarea shall be considered 1 property when calculating setbacks, floor area and lot coverage.

Table 17.135-3—Parking Requirements[27]

Notes:

27 Fractional spaces shall be rounded to the nearest whole number as follows:

A) Fractional spaces for guest parking and reserved for a specific unit shall be rounded up;

B) Other fractional spaces of 0.5 or greater shall be rounded up; and

C) All other fractional spaces less than 0.5 may be rounded down.

B.

Building Entrances and Façades:

1.

Buildings shall have entrances face public streets and/or publicly accessible areas. Entrances at building corners may be used to satisfy this requirement.

2.

Building façades facing the public right-of-way and on the sides and rear of buildings shall not exceed fifty (50) feet without a change in wall plane and/or architectural design element. Variations in wall planes and design elements may include but are not limited to, changes in material, color, landscaped planter boxes, roof lines, trellises, arches, and decorative tiles.

3.

Reflective building materials shall not be permitted, except as allowed in this section.

4.

The use of clear glass is required on the ground floor of a building, facing the public right-of-way, a driveway or required parking. After installation, clear glass windows at the ground floor shall not be treated later so as to become opaque or to be blocked so as to prevent visibility of the ground floor interior.

5.

Reflective glazing shall not be permitted on building façades fronting a public street right-of-way.

6.

Reflective glass, tinted glass, or other mirror-like materials that are highly reflective shall not cover more than twenty-five (25) percent of a structure's surface.

C.

Landscaping.

1.

A minimum of seventy-five (75) percent of all landscaping shall be drought tolerant.

2.

A minimum of one 24-inch box specimen tree shall be planted in the street setback or parkway area every thirty-five (35) linear feet of lot frontage, excluding driveways.

3.

A minimum of twenty-five (25) percent of all common open space areas shall be landscaped. A mix of trees, shrubs, and ground cover shall be provided. Landscaping shall be pedestrian friendly and provide areas of shade and accents.

4.

Street setback areas shall be fully landscaped with a mix of trees, shrubs, and ground covers that are compatible with the architectural style of the development.

Landscaping shall not obstruct views of motorists or pedestrians.

6.

Water features shall be placed away from areas of full sun to reduce evaporation and reduce water required for operation. Reclaimed water shall be used for water features.

7.

Drought-tolerant trees and plants and artificial turf shall be used for courtyards and flexible spaces.

8.

Landscape maintenance shall be performed on a regular basis to maintain the visual quality of the landscaped areas.

9.

Permanent and automatic irrigation facilities shall be provided in all permanent landscaped areas, except potted containers.

10.

Irrigation of plant materials shall be efficiently managed through automated irrigation control systems appropriate to the unique needs of trees, shrubs, and turf.

11.

A minimum of one 24-inch box specimen tree shall be required for every six (6) parking spaces, or portion thereof, and shall be located throughout the surface parking area except where vehicle canopies equipped with solar panels are located above the parking spaces. This requirement shall be in addition to the required trees planted in the street setback areas.

D.

Lighting.

1.

All exterior lighting shall focus internally within the property to decrease light pollution onto neighboring residential properties.

2.

All exterior lighting and other means of illumination shall be shielded, equipped, and oriented in a manner as to prevent any glare or direct illumination on any public street, residential zoning district, or other property.

3.

Light poles and wall-mounted lights shall not exceed a maximum height of twelve (12) feet.

4.

Light poles and fixtures shall complement the overall site architecture and design in terms of scale, color, and style.

5.

Lighting levels shall be sufficient for the safety and security of vehicular and pedestrian traffic but shall not spill onto adjacent residential properties.

6.

Lighting shall be provided in all parking, vehicular and pedestrian circulation areas, loading areas, and courtyards. Lighting fixtures shall be designed and placed in a manner to provide uniform illumination over all parking areas.

Exterior lighting shall be placed in a manner to ensure adequate lighting levels and to create an even level of illumination.

E.

Loading Areas.

1.

Exterior loading areas shall be located a minimum of seventy (70) feet from a public street and residential zoning district.

2.

Loading areas shall be screened from view from public street rights-of-way, residential zoning districts, and public parks.

3.

Loading spaces shall be clearly marked as being distinct from required parking spaces and aisles.

F.

Open Space.

1.

For residential developments, private open space shall be provided in the form of a balcony or patio and shall be directly adjacent to and accessible from the unit it serves.

2.

If balconies are provided for residential units, balconies shall not be place in a location that would overlook the backyard of any residential properties.

3.

Courtyards and roof decks may satisfy the common open space requirement provided they are available for use by all units.

4.

Common open space areas shall be conveniently located and accessible to all units.

5.

Common open space shall have a minimum dimension of twenty (20) feet in any direction.

6.

Ground level areas that are used as common open space area shall have a minimum area of six hundred (600) square feet.

7.

Roof decks that are used as common open space shall have a minimum area of four hundred (400) square feet.

8.

Street yard setbacks shall not be used to satisfy the common open space requirement.

G.

Parking.

Residential parking shall be designated and signed or separated from other required non- residential parking.

2.

Non-guest spaces for residential uses shall be reserved.

3.

Exterior parking stalls and driveways shall be separated from buildings by a pedestrian walkway and/or landscape strip.

4.

Guest parking for residential development shall be clearly identified with the words "Guest Parking" painted in the space with minimum eight (8) inch letters or be provided with a sign in front of the parking spaces.

5.

Electric vehicle (EV) charging stations shall be reserved for parking and charging of EV only. Each EV charging station shall be posted with signage indicating the space is reserved for EV charging purposes.

6.

Parking spaces may be open, enclosed or partially enclosed.

H.

Pedestrian Walkways. Pedestrian walkways shall be a minimum of five (5) feet wide.

I.

Trash and Recycling Enclosures.

1.

External trash and recycling enclosures shall be located a minimum of fifty (50) feet from a public street right-of-way and residential zoning district.

2.

All trash and recycling enclosures shall be designed to architecturally integrate within the overall architectural theme of the Esperanza Village specific plan.

3.

Common trash enclosures shall be provided in sufficient quantity to accommodate all refuse and recycling generated.

4.

A refuse plan shall be submitted for review and approval by the city's solid waste service provider. The plan shall be approved prior to the approval of any entitlements.

J.

Walls, Fences, and Gates.

1.

A five (5)-foot wide landscape buffer shall be placed along the property line that adjoins a residential zoning district.

Walls and fences within twenty (20) feet of a public right-of-way shall not exceed forty-two (42) inches in height. In all other areas, walls and fencing shall not exceed a height of six (6) feet. A solid six (6)-foot tall slumpstone or masonry wall shall be installed and maintained adjacent to the property line that adjoins a residential zoning district, except within twenty (20) feet of a public right-ofway.

3.

Fencing that is installed within twenty (20) feet of a public right-of-way shall have one decorative block pilaster placed every ten (10) feet in length.

4.

Fences and gates that separates the residential and circulation/open space parcels from the public park shall be a minimum fifty (50) percent open. The materials shall be made of decorative wrought iron. Decorative block pilasters shall be placed at each corner and at the end of the fencing. Within twenty (20) feet of public right-of-way, the fences and gates shall not exceed fortytwo (42) inches in height. In all other areas, fences and walls shall not exceed six (6) feet in height.

5.

Fences and gates that are placed at a driveway entrance, within an on-site driveway, or on-site parking area shall be a minimum fifty (50) percent open. The materials shall be made of decorative wrought iron. Fences and gates shall not exceed six (6) feet in height.

6.

Barbed, pointed, spiked, razor, piercing or other similar materials shall not be attached to any walls, fences, or gates. Chain link fencing shall not be permitted.

K.

Other Requirements. With the exception of what is required by the Esperanza Village specific plan, all development shall conform with the requirements in Chapters 17.50 (Performance Standards), 17.60 (General Development Standards), 17.70 (Parking Regulations), 17.72 (Landscape Requirements) and 17.80 (Signage Regulations) of the EMMC.

L.

Limitations and Exceptions to Permitted Uses and Structures. Exceptions may be allowed for design flexibility within the Esperanza Village specific plan and shall be approved by the City Planning Commission. The following findings shall be made prior to the granting of any exceptions:

1.

Compliance with a development specification would preclude an effective and attractive design solution that fulfills the desired form, function, and character of the area as specified in the Esperanza Village specific plan.

2.

The granting of an exception will not constitute a grant of special privilege inconsistent with the limitations upon other properties that are subject to the same development specification.

3.

The granting of an exception will not be detrimental to the health, safety or general welfare of persons residing or working in the Esperanza Village specific plan and the surrounding neighborhood.

4.

The granting of the exception will not be detrimental or injurious to properties and improvements in the surrounding neighborhood or to the general welfare of the city.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Purpose. The following design guidelines establish the quality and character of the built environment and create an aesthetically cohesive appearance of the Esperanza Village specific plan. The design guidelines provide both a vision of the specific plan's overall character, and specific aesthetic expectations regarding the various components of the specific plan. More specifically, the purpose of the design guidelines is as follows:

1.

To provide the City of El Monte with assurance that the Esperanza Village specific plan will be designed and developed in accordance with the quality and character described within this specific plan.

2.

To provide guidance to developers, architects, landscape architects, builders, engineers, and other professionals needed to achieve and maintain the desired design quality.

3.

To provide guidance to city staff, the Planning Commission, and the City Council in the review of future development projects within the Esperanza Village specific plan.

4.

To provide clear, understandable, and achievable design components for development in the Esperanza Village specific plan to achieve a cohesive appearance.

B.

Intent. The design guidelines are a design framework for the buildings and landscape to convey an aesthetically interesting community identity within an infill setting. The design guidelines are intended to create quality development while allowing flexibility, promoting engaging aesthetics without limiting the product type or configuration of the built environment.

C.

Architectural Design Guidelines:

1.

Architectural Design and Style:

a.

The architectural styles for development in the Esperanza Village specific plan should be expressive of and authentic to that style.

b.

Building design should be compatible with and complement adjacent land uses while maintaining or enhancing the character of development.

c.

Structures and their related architectural elements should be visually consistent to provide a unified architectural theme.

d.

All building elements, such as materials and colors, detail elements (balconies, courtyards, surface treatments, and materials), and functional elements (exterior stairs, guardrails, gutters, screen walls) should be consistent with and integral to the overall building design, consistent with the architectural vernacular of the building and complement the surrounding neighborhood. A unified palette of materials should be used on all sides of buildings.

2.

Building Façades:

a.

Building façades that face public streets, sidewalks, open space areas, and other pedestrian areas should incorporate articulation and detailing that create visual interest and reinforce the pedestrian scale. This includes variation in massing, roof forms, and wall planes, as well as surface articulation.

b.

The design of building façades should vary. Variations may include changing the rooflines, introducing vertical architectural features (such as columns and pilasters), and changes in building materials and colors.

c.

Buildings should maintain a consistent quality and character in terms of the articulation, detailing, and finishes on all elevations visible from public streets, open space areas, and parking areas, not just the primary façade.

d.

Avoid the creation of uninterrupted blank wall surfaces on all building façades, particularly adjacent to a public street or open space area. The maximum length of any continuous blank wall facing shall not exceed thirty (30) feet.

e.

All elevations should have building façades articulated through the use of offset massing elements, complementary colors and materials, and/or variations in building setbacks. Building surfaces should be effectively articulated to enhance the pedestrian experience.

3.

Building Forms.

a.

Building forms should be well proportioned, resulting in a balanced composition of elements along public streets.

b.

Provide variations in roof forms, such as a combination of changes in plane, form, ridgelines, and/or heights appropriate to the architectural style.

4.

Building Massing.

a.

Building mass and scale should not overwhelm the surrounding uses.

b.

Variation in wall and roof planes should be used to break up the massing of large structures.

5.

Building Entrances and Windows.

a.

Main building entrances should be clearly defined and provide a focal point for the building as a whole. Building entrances should be identifiable and accentuated through changes in massing, color, façade articulation, and/or building materials. Strategies for architecturally defining building entries may include the use of architectural features such as columns, pilasters, and different materials.

b.

Buildings on parcels adjacent to a public street should have entrances facing the street or corner of the building adjacent to the street. Buildings on internal parcels should have entrances facing publicly accessible open space areas.

c.

The design and materials used for building entrances and windows should complement the architectural style of the building.

d.

Building entrances shall incorporate two (2) or more of the following:

i.

Change in wall and/or window plane;

ii.

A projecting element above the entrance;

iii.

A change in material or detailing;

iv.

Architectural elements and decorative fixtures; and/or

v.

Changes in the roofline.

e.

Windows should be inset from building walls to create shade and shadow detail.

f.

The patterns of openings (windows and doors) should correspond with the overall rhythm of the building and should be consistent in form, pattern, and color of the architectural style.

g.

Window trim used on elevations facing the streets should be repeated on all sides.

6.

Building Materials and Colors.

a.

Durable, high-quality exterior building materials should be used to convey the sense of quality, minimize maintenance concerns, and promote buildings that will last over time. Examples of appropriate materials include stone, tile, terra cotta, brick, metal, glass and architectural concrete. Other materials are acceptable if they meet the same standards for durability and visual quality. Stucco should be of smooth finish. Wood may be acceptable depending on its sturdiness and appearance.

b.

Building materials and colors should be used to unify and provide visual interest to building exteriors and reinforce building identity.

c.

Contrasting colors are encouraged to accentuate details such as trim, windows, doors, and key architectural elements. Colors of the trim and architectural details should be subtly contrasting but complementary of the overall building color. The colors should reinforce the desired architecture style.

d.

Materials, colors, and materials should be selected with the design objectives of avoiding monotony, providing depth and interest, and promoting visual diversity along public streets. Colors should complement the architectural style and overall color scheme of the building.

7.

Functional Elements.

a.

Loading areas, storage areas, trash bins, and mechanical equipment shall be placed to the rear or side of buildings away from public street rights-of-way and residential zoning districts. These elements shall be physically screened from public view and should be designed to be compatible with the architectural style and character of the associated development, such as through the use of similar finishes, materials, and details as the associated structures. These elements should be designed, located, or screened so as not to be readily identifiable from adjacent streets.

b.

Ground mounted equipment and meters shall be visually concealed and should be designed to not detract from the building architecture.

c.

Exterior stairways should be designed as an integral part of the overall architecture of the building and not appear as tacked on.

d.

Trash enclosures should be designed with similar finishes, materials, and details as the primary building(s) within the project area.

8.

Lighting.

a.

Lighting should be designed as an integral part of the development and should be consistent with the architectural building style and character.

b.

Building illumination should be focused on building entrances and signs. Overly bright and indiscriminate illumination of building façades should be avoided.

9.

Open Space Areas.

a.

Open space areas should be integrated into the overall design of the development.

b.

Common and public open space areas, outdoor furniture, and fixtures should be designed to be compatible with the architectural style of the development.

c.

Common and public open space areas should be well-defined by buildings and landscaping, be designed at a pedestrian scale, landscaped for shade and ornamentation, furnished with areas for sitting and dining, and lighted for evening use.

d.

Pedestrian-scaled elements and amenities shall be provided in common and public open space areas.

e.

Create attractive and flexible common and public open space areas that promotes outdoor recreation and community gathering while being sensitive to the privacy needs of adjacent residences within the Esperanza Village specific plan and the surrounding neighborhood.

f.

Common and public open space should provide shaded areas, such as seating under tree canopies and overhead shade elements.

g.

Buildings and residential units should be designed to overlook common and public open space areas to ensure safety and visibility.

h.

Common and public open space areas should be designed as a place for residents and visitors to relax, play, and interact. Development should include a mix of amenities in common and public open space areas that provide opportunities for community gatherings, interactions, and quiet spaces. Amenities may include barbecue areas, shade trees, shade structures, sculptural play structures, tables and chairs for community dining, flexible lounge seating, quiet bench seating, flex lawns, water features, outdoor couches, gathering spaces with firepit, trellises, and overhead lighting.

i.

The perimeter of common open space areas shall be landscaped with a mix of trees, shrubs, and groundcovers.

j.

Decorative and accent pavers and tiles shall be consistent with the architectural style of the development.

Parking.

a.

Surface parking lots should not be located in the setback area between a building façade and a public street right-of-way.

b.

Where possible, limit views of parking areas from public street rights-of-way by placing parking spaces behind buildings. If surface parking lots are provided and are visible from a public street right-of-way, views of the surface parking lot should be softened with landscaping.

11.

Signage.

a.

Signage should be constructed of high-quality materials that enhances the character of the development.

b.

Signage should be designed to be consistent with the architectural style of the development. The materials, colors, scale, and proportion of the signs should complement the architectural style of the development.

12.

Walls, Fences, and Gates.

a.

Walls, fences, and gates should be designed with materials and finishes that complement the architectural style of the development. Landscaping, such as vines, shrubs, and/or trees, should be provided adjacent to the walls and fences.

b.

Walls that are used for screening purposes should be of solid material. Chain link or similar metal wire fencing with slats is prohibited for screening purposes.

13.

Sustainable Design.

a.

The driveway entrances to surface parking lots, driveway intersections, and pick- up/drop-off areas should be accented with enhanced paving and landscaping. Permeable or semi-permeable surfaces such as pavers are preferred for accent paving.

b.

The use of solar carports at surface parking lots are encouraged.

c.

Demonstrate sustainable design principles in open space areas through the appropriate use of drought tolerant and native plant materials, utilization of recycled products, and/or low energy and low water consumption requirements. Reclaimed water should be used wherever possible.

Safety Design.

a.

Incorporate appropriate Crime Prevention Through Environmental Design (CPTED) features in the design of spaces as territorial reinforcement, strategic natural surveillance, well-lit spaces, and appropriate maintenance.

D.

Landscape Design Guidelines.

1.

Plant Palette.

a.

The tree and plant palette are provided in Figures 4-4 and 4-5, respectively, of the Esperanza Village specific plan. The plant palette establishes a base palette for the specific plan area's landscape design. Other similar plant materials may be substituted for these species, provided the replacement plants are drought-tolerant, complement the architectural style of development, and create year-round interest.

b.

The plant palette should include shrubs and groundcovers that are commonly used throughout Southern California and complement the Esperanza Village specific plan's design theme and setting. The plant materials should be water-efficient species, rated low or moderate by the Water Use Classification of Landscape Species (WUCOLS), native to Southern California or naturalized to the arid Southern California climate.

c.

Encourage the use of native (California-Mediterranean) and/or drought tolerant materials. Shrubs and groundcovers should be perennial type, non-invasive, and require minimal trimming.

2.

Streetscape.

a.

Where possible on Gilman Road, Kerrwood Street, and Durfee Avenue, the following minimum parkway width should be placed between the sidewalk and the street:

i.

Durfee Road—four (4) foot wide continuous parkway

ii.

Gilman Road—five (5) foot wide continuous parkway

iii.

Kerrwood Street—ten (10) foot wide continuous parkway

The parkway should be landscaped with a mix of ground covers, shrubs, and trees to buffer the sidewalk from traffic and to provide an enhanced pedestrian area. If a parkway cannot be accommodated due to insufficient space, landscaped planters with street trees should be installed in lieu of the landscaped parkway.

b.

The street trees should be a minimum of 24-inch box specimen.

Other Landscape Design Guidelines.

a.

Landscaping should enhance building façades, complement architectural features, emphasize focal points, provide shade, and add visual interest.

b.

Landscaping should be compatible with the architectural style of the development.

c.

Landscaping should be used to activate building façades, screen less attractive elements, provide shade, and add color, texture and visual interest. Landscape materials should be of high quality and suitable for the Southern California climate.

d.

Outdoor furnishing should be high quality, durable, and consistent in style with the landscape design and architectural style of the development.

e.

Canopy trees should provide shade and visual comfort in common and public open space areas, as well as other areas with pedestrian activities.

f.

Shading materials should be used to shade open space areas and outdoor seating and dining areas. The shading materials should complement the architectural style of the development.

g.

Landscaping should be provided along the perimeter of common open space areas.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

When a development standard is not identified in the Esperanza Village specific plan, this title shall apply.

B.

Implementation and Administration. Refer to Chapter 5.0 (Implementation and Administration) of the Esperanza Village specific plan for additional requirements with regards to required actions and entitlements, permits and discretionary actions, expiration of approval and extensions, severability, applicability, administration and enforcement and specific plan amendments.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)