TABLE OF CONTENTS

Chapter 1—Introduction.................. 1-1

1.0    Introduction....................................................... 1-1
1.1    Plan Framework.............................................. 1-2
1.2    Site Location ................................................... 1-4
1.3    Background...................................................... 1-5
1.4    Existing Conditions......................................... 1-7
1.5    Purple Belt........................................................ 1-9
1.6    Specific Plan Amendment
          Purpose & Intent.............................................. 1-10
1.7    Sustainable Development............................. 1-10

Chapter 2-—Vision............................ 2-1

2.0    Vision................................................................. 2-1
2.1    Design Plan Objectives.................................. 2-2}
2.2    Form-Based Code.......................................... 2-3
2.3    Community Framework................................. 2-3

Chapter 3-—Development Code.... 3-1

3.0    Applicability ..................................................... 3-1
3.1    Regulating Plan .............................................. 3-3
3.2    T-2 Open Space (OS) Zone........................... 3-11
3.3    T-2 Special District (SD) Zone...................... 3-12
3.4    T-3 Neighborhood edge (NE) Zone............. 3-14
3.5    T-3 Neighborhood General (NG) Zone....... 3-16
3.6    T-4 Neighborhood General 1 (NG-1) Zone 3-18
3.7    T-4 Neighborhood Core (NC) Zone............. 3-20
3.8    Block Standards.............................................. 3-22
3.9    Building Types................................................. 3-24
3.10  Frontage Types................................................ 3-46
3.11  Land Use Standards....................................... 3-50

Chapter 4-—Landscape Guidelines      4-1

4.0    Landscape Vision........................................... 4-1
4.1    Sustainable Landscape Principles.............. 4-2
4.2    Landscape Themes........................................ 4-4
4.3    Edge Conditions.............................................. 4-6
4.4    Village Elements............................................. 4-8
4.5    Irrigation Guidelines....................................... 4-9
4.6    Plant Palette..................................................... 4-9

Chapter 5-—Architectural
                      Guidelines...................... 5-1

5.0    Design Character............................................ 5-1
5.1    Design Standards........................................... 5-1
5.2    Architectural Styles......................................... 5-5
5.3    Signage Guidelines........................................ 5-15

Chapter 6-—Circulation.................... 6-1

6.0    Circulation........................................................ 6-1
6.1    Circulation Plan............................................... 6-2

Chapter 7—Infrastructure................ 7-1

7.0    Infrastructure.................................................... 7-1
7.1    Water Services and Facilities........................ 7-2
7.2    Sewer Infrastructure....................................... 7-4
7.3    Drainage........................................................... 7-5
7.4    Grading............................................................. 7-6
7.5    Fire Protection.................................................. 7-9
7.6    Law Enforcement............................................ 7-9
7.7    Schools............................................................. 7-9
7.8    Solid Waste and Recycling............................ 7-9
7.9    Parks and Recreation..................................... 7-9
7.10  Utilities.............................................................. 7-9

Chapter 8-—Implementation........... 8-1

8.0    General Provisions......................................... 8-1
8.1    Development Agreement.............................. 8-2
8.2    Environmental Impacts.................................. 8-2
8.3    Mapping and Phasing.................................... 8-2
8.4    Development Standards and
          Design Guidelines.......................................... 8-2
8.5    Allocation of Units........................................... 8-2
8.6    Transfer of Development Square Footage 8-3
8.7    Community Charter........................................ 8-3
8.8    Development Review Process..................... 8-3
8.9    Minor Revisions............................................... 8-5
8.10 Specific Plan Amendments.......................... 8-5
8.11 Additional Permits........................................... 8-5
8.12  Financing......................................................... 8-5
8.13  Maintenance Responsibilities....................... 8-6

APPENDIX........................................... 9-1

Economic Development Strategy.......................... 9-1
General Plan Consistency...................................... 9-2
Definitions.................................................................. 9-5
River Oaks Sustainability Checklist....................... 9-9

Tables

Table 3-1 Development Parameters.................... 3-6
Table 3-2 Building Type Standards....................... 3-24
Table 3-3 Allowed Land Uses and
                Permit Requirements............................... 3-51
Table 8-1 Maintenance Responsibility Matrix..... 8-6

Figures

Figure 1-1 — TNC illustrative design plan........... 1-3
Figure 1-2 — Site/Specific Plan location map.... 1-4
Figure 1-3 — Existing River Oaks development. 1-9
Figure 2-1 — TNC topography overlay................. 2-2
Figure 2-2 — Design plan....................................... 2-3
Figure 2-3 — Conceptual hospitality/retail
                       component site plan.......................... 2-6
Figure 2-4 — Golf course expansion and
                       The Promenade................................. 2-7
Figure 2-5 — Conceptual Community Plaza &
                       Conference Center & amphitheater         2-8
Figure 2-6 — Conceptual neighborhood
                       recreation and sustainable vineyards      2-9
Figure 2-7 — Conceptual sport and
                       activity facilities.................................. 2-10
Figure 3-1 — Transects........................................... 3-3
Figure 3-2 — Regulating plan................................ 3-4
Figure 3-3 — Residential neighborhood map..... 3-7
Figure 3-4 — Paired lots zero setback.................. 3-5
Figure 3-5 — Reciprocal use easement............... 3-8
Figure 3-6 — Driveways and lanes diagram....... 3-9
Figure 4-1 — Landscape themes.......................... 4-4
Figure 4-2 — Vineyard map................................... 4-7
Figure 6-1 — River Oaks bicycle and
                       pedestrian circulation plan............... 6-2
Figure 6-2 — River Oaks 1/2 mile walking
                       radius map.......................................... 6-3
Figure 6-3 — TNC street circulation plan............. 6-4
Figure 7-1 — Water infrastructure plan ............... 7-2
Figure 7-2 — Well-based irrigation system plan ......... 7-3
Figure 7-3 — Sewer infrastructure plan .............. 7-4
Figure 7-4 — Drainage plan .................................. 7-5
Figure 7-5— Grading plan ..................................... 7-6
Figure 7-6— Site section 1, The Promenade ..... 7-7
Figure 7-6— Site section 2, The Promenade...... 7-7
Figure 7-6— Site section 3, Village Entry Street. 7-7
Figure 7-6— Site section 4, Village Entry Street. 7-8
Figure 7-6— Site section 5, Village Boulevard... 7-8
Figure 7-6— Site section 6, Buena Vista Drive... 7-8
Figure 8-1 — Conceptual phasing plan         8-