HomeMy WebLinkAbout2009-07-14 RDA Item No. 2 Lake Elsinore - downtown
downtowncode: land use + development regulations
DRAFT
June 2009
City of Lake Elsinore
downtowncode
RDA Meeting July 14, 2009
Attachment No. 2
table of contents
chapter topics
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table of contents
chapter topics
1.0 downtowncode: Land Use +
Development Regulations 1 -1
city of lake elsinore
downtown master plan
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DRAFT
JUNE 2009
downtowncode
1.0 downtowncode: Land 1.1.2 Applicability
Use + Development Proposed land uses and development within the
Lake Elsinore Downtown Master Plan Area shall
Regulations comply with the applicable provisions of this
chapter. Where in conflict with the Municipal
1.1 Administration Code, this chapter shall apply; and where
this chapter is silent, the Municipal Code shall
1.1.1 Purpose apply. The definitions found in the Lake Elsinore
Municipal Code apply to the Master Plan
The purpose of these regulations isto establish the and downtowncode, except where specific
appropriate distribution, mix, intensity, physical definitions are provided within the Master Plan.
form, and functional relationships of and uses
within the Lake Elsinore Downtown Master The Downtown Master Plan is meant to be a
Plan Area. These regulations are intended to vision for the future, not a final ordinance. It is
encourage and facilitate infill development, a guideline for the future decision making by
mixed uses, pedestrian scale, urban amenities, the City when reviewing individual projects.
creative design, and the general revitalization Sometimes the images, rules and regulations
of Downtown Lake Elsinore. in the downtowncode text fall short of defining
the overall vision and as such the City should
These land use and development regulations
regularly reference the Lake Elsinore Downtown
utilize the downtowncode approach, which Master Plan to assure consistency. The
emphasizes both the physical form of the Downtown Master Plan is a general framework
built environment, the uses that occupy the for the direction of future development but
buildings, and ordinances that specifically apply not the final recommendations on individual
to downtown areas. To that end, the Master
sites. That is where the urban regulations of this
Plan proposes a multi - dimensional approach to
downtowncode shall prevail.
regulating development in five districts within
Downtown. The regulations utilize: (1) A detailed
land use matrix; (2) At- A- Glance sheets that 1.1.3 Administration
specify building placement and size, principally The administration of the Lake Elsinore Downtown
allowable uses, allowable building types, Master Plan and the downtowncode shall be in
allowable building frontage types, allowable accordance with the Administration Section of
sign types, and parking requirements; and (3) the Zoning Code, Chapter 17.180.
municipal ordinances.
city of lake elsinore
downtown code
downtowncode: land use + development regulations
1.2 General Provisions or portions of the downtowncode that are
affected by the change. The City Council,
1.2.1 Purpose Planning Commission or private property owner
may initiate an amendment. Any amendment
The following administrative regulations are requested by a property owner may be subject
general and apply to all properties in the Lake to the fee schedule adopted by the City
Elsinore Downtown Master Plan Area. The Council.
general provisions will be in addition to the
general provisions in the City of Lake Elsinore 1.2.5 Severability
Municipal Code.
If any regulation, condition, program or portion
1.2.2 Definitions thereof of this downtowncode is held invalid or
Words, phrases and terms not specifically unconstitutional by any court of the competent
defined herein shall have the same definition as jurisdiction, the portion shall be deemed a
provided in the City of Lake Elsinore Municipal separate, distinct and independent provision
and the invalidity of such provision shall not
Code.
affect the validity of the remaining portions.
When used in this Master Plan, the term
" Director" shall mean the Director of Community 1.2.6 Establishment and Maintenance
Development or an appointed representative. of the Land Use Districts
When used in this Master Plan, the terms Per the adoption of the Lake Elsinore Master
"Commission" shall mean the City of Lake Plan and downtowncode, the following districts
Elsinore Planning Commission. will supersede those set forth in the Municipal
Code Title 17. See Exhibit 1.2.6 a for the Master
1.2.3 Interpretations Plan's land use and zoning districts.
The Director shall have the responsibility to Gateway District
interpret the provisions of the downtowncode. The Gateway District provides for a consolidated
All such interpretations shall be in written form
office park at the gateway from Interstate 15 into
and shall be permanently maintained. Any
downtown that will create a high quality image
person may request that such interpretation be
for the Lake Elsinore historic town center. Only
reviewed by the Planning Commission.
high quality, professional and administrative
offices and parking structures will be permitted.
1.2.4 Amendments The Gateway District also provides for supportive
The downtowncode may be amended by the uses such as retail, services, restaurants, hotels
same procedure as it was originally adopted. and motels, public and quasi public uses,
Each amendment shall include all sections transit uses and similar and compatible uses.
It is bounded by Spring Street, Flint Street, Ellis
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CITY OF LAKE ELSINORE
DOWNTOWN MASTER PLAN
1.
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GATEWAY cT a
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DOWNINNCODE ZONES
Masb Plar Berdar
° / . - DT - General Commercial
(', / DT - brc
\ DT - Oa Ceo��e rc ial Mb ial Use
r •
DT - Residential MGi Use
,i ' ° DT - Medium Density Residential
111111 DT - HIES Density Resiiortlal
1 i DT - Derratewn Recreatlenal
1 1 - DT - Open Space
DT - Public / institutional
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�s 18.'021
1 K1 pLSIriOR1= District Boundaries and downtowncode Zones aRM.,..�
D RE A M TttRtMt un i NONCI\ alb Nan
city of lake elsinore
exhibit 1.2.6.a
district map
downtown master plan
downtowncode: land use + development regulations
Cultural District
I IN' The Cultural District is planned for civic and
cultural uses in close proximity to mixed use
1 residential and limited retail development.
r
' d A broad traffic circle will provide a cameo
y + location for a library and other civic uses, such
as museums, performance venues and offices.
I L This District will provide for cultural and civic
"' r assets of the community to be enjoyed in the
heart of the downtown, in close proximity to
N 1 ,• `a x ,. f , ° and integrated with the historic town center. It
. is bounded by Riley Street on the west, Sumner ip
'
; ,. .,, Avenue on the north, Ellis Street on the east and
` .,,, ,, " . s , . t:,,,:'' VAt - '11,' , Z;3444,; _ '' Heald Avenue on the south.
Street and the 1 -15 Freeway. Historic District
Garden District The Historic District will allow new and revitalized
businesses and residences in keeping with the
The Garden District is planned to be a place City's historic downtown area. The existing
where the best of urban living can be enjoyed. character of the store fronts should be
It provides for a broad, linear garden along maintained while encouraging renovation and
Main Street, with garden cottages, garden new development to infill and accommodate
apartments /condominiums, and multifamily mixed uses, incubator businesses, new retail
residences above ground floor office and shops and restaurants. When developed
retail, offering residents a walkable community consistent with the Lake Elsinore Downtown
environment. The plan calls for rowhouses and Master Plan and this code, the Historic District
townhouses on the side streets with open space has the opportunity to become a destination
to be dedicated to orchards or horticultural for local residents and visitors alike. It's shops
gardens. Adjacent to the Gateway District on and restaurants are within walking distance
the north, a transition to commercial mixed use of the existing residential neighborhoods, the
allows for the retention of existing businesses Garden District residential and the Waterfront
that serve the community. Also there is an District entertainment, residential and lodging
existing asset from a hot spring resource in the uses. The District is bounded by Riley Street and
garden district that should be preserved and Temescal Wash on the west, Heald Avenue on
enhanced. This District is bounded by Temescal the north, Chestnut Street on the east and an
Wash and Riley Street on the west, Flint Street irregular boundary to the south that follows
on the north, Ellis Street on the east and Sumner Sulpher and Limited Streets.
Avenue on the south.
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Waterfront District
The Waterfront District creates a special
lakeside recreational environment. This District ;�•
will offer the opportunity for citizens and visitors
to enjoy the lake frontage and the downtown
together as a resort destination. It will provide
a location for a new City Hall that is integrated
into a retail commercial development at the r , + u
north side of the park and adjacent to the ,.
. .
Historic District. A wide variety of uses, activities -
and building types will create an exciting
environment for living, dining, entertainment,
recreation, lodging and shopping at specialty offices with retail, services, and restaurant uses
retail stores. The Waterfront District is bounded on the ground floor. The FAR shall not exceed
generally by Temescal Wash on the west, the 2
Lake Elsinore waterfront to the south, the west
side of Lakepoint Park and the Lakeshore Drive DT Commercial Mixed Use - This designation
Apartments, Main Street between Lakeshore provides for a mix of residential and non -
Drive and Mountain View Avenue. residential uses within a single proposed
development area, with an emphasis on
1.2.7 downtowncode zones retail, service, and professional office uses to
support an urban village where amenities are
The zoning districts described in this Section focused on a local main street. The FAR for non -
implement the City of Lake Elsinore General residential uses is 0.80:1 and a minimum of 50%
Plan and Lake Elsinore downtowncode land of the total floor area shall be commercial uses.
use designations. The following zoning districts Residential densities shall be between 7 and 18
are hereby established, and are shown on the dwelling units per net acre.
district map (see Exhibit 1.2.6 a for the Master
Plan's land use and zoning districts). DT Residential Mixed Use - This designation
provides for a mix of residential and non -
DT General Commercial - This designation residential uses within a single proposed
provides for retail, services, restaurants, development area with an emphasis on high
professional and administrative offices, public density residential uses. Neighborhood serving
and quasi - public, light industrial and similar uses such as retail, service, restaurant, and
and compatible uses. The FAR shall not exceed professional office uses on the ground floor are
0.40. allowed to improve vitality, enhance safety
by increasing "eyes on the street" around
DT Gateway Commercial - This designation the clock and create a desirable walkable
provides for professional and administrative
city of lake elsinore
downtown code
downtowncode: land use + development regulations
densities shall be between 7 and 18 dwelling
units per net acre.
DT High Density Residential -This designation
provides for courtyard residence,
apartments, condominiums, multi - family
residential units and similar and compatible
" , uses. Residential densities shall be between
19 and 24 units per net acre.
_ r DT Open Space - Certain areas of the City,
which are not suited for residential or other
intensive use for the reason that they may
r' endanger the health, safety, and welfare of
persons due to flooding, fire or erosion, and
those areas designated to allow citizens to
pursue recreational activities are classified
herein as the Open Space District. The FAR
shall not exceed .35.
DT Public /Institutional - The DT PI zone is
intended to provide areas for civic, public
neighborhood that will attract new residents. safety, or public utility uses as designated
Residential densities shall be between 19 and in the Lake Elsinore General Plan. The FAR
24 dwelling units per net acre with a FAR up shall not exceed 0.20.
to 1.2. The FAR for non - residential uses is 1.0:1.
Non - residential uses shall be between twenty
percent (20 %) and thirty -five percent (35 %) of •2.8 Review of Projects
the total building square footage Development proposed within the Master
A density bonus incentive of up to 35 dwelling Plan area shall follow the review and
units per net acre shall be granted where site approval process outlined in the City's
amenities are provided. Amenities for which Municipal Code, unless specifically detailed
a bonus may be granted are defined in here. Therefore, all projects within the
sectionl.3.6 Master Plan area are subject to review and
approval in compliance with the provisions
DT Medium Density Residential -This designation herein and the Municipal Code.
provides for courtyard residence, Garden
Cottage, apartments, condominiums, single The Director of Community Development
family cluster and multi - family residential units, may allow for unlisted permitted uses in
and similar and compatible uses. Residential
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downtowncode
writing, and the Planning Commission may
allow for unlisted conditional uses when it
can be found that such use(s) are consistent
with the intent of the particular zone and
has similar characteristics with other listed
uses. All development applications within
the Lake Elsinore Downtown Master Plan
Area shall be reviewed by the Development
Review Committee (DRC), with referral to the
Planning Commission for review and approval,
as deemed appropriate by the Director of Iwt
Community Development. rr
1.2.9 Reference to Design Criteria
AT ++ •
In reviewing projects /improvements subject
to any approval, City Staff shall refer to the
appropriate design criteria in this downtowncode
(or any others that may be adopted by the
City) in order to provide guidance to applicants
seeking to comply with the requirements of
this downtowncode. Additionally, the design 1.2.10 Nonconforming Uses and
criteria serve as adopted criteria for the review Structures
of development proposals in compliance with
the provisions of the Municipal Code. The The Master Plan is a blueprint for the future of
design criteria are to be used by property Downtown Lake Elsinore, and as such it clearly
owners, developers, architects, landscape implies change. However, the downtowncode
architects, designers and others involved in the ensures the right of existing owners and
planning and design of a project in the Master businesses to continue with existing uses and
Plan Area. The design criteria communicate structures already in place.
the City's desired qualities and characteristics Where at the time of adoption of the Lake
of development and are intended to promote Elsinore Downtown Master Plan and the
quality design that is compatible with Lake downtowncode, a lawful use of land or structure
Elsinore's vision. The City's Design Review exists, which otherwise would not be permitted
Committee will use the design criteria and by the regulations established by the Master
Chapter 17.184 of the municipal code during Plan, such use or structure may be continued
project review of development proposals in the indefinitely subject to the following:
Master Plan Area.
A. Any use that was lawfully established prior
city of lake elsinore
downtown code
downtowncode: land use + development regulations
to the adoption of the Master Plan and 1.2.11 Conditional Use Permits
downtowncode made nonconforming
by such plan shall be allowed to remain Conditional Use Permits allow for the necessary
without prejudice (grandfathered). If imposition of conditions on the creation and
such use ceases to exist and the property maintenance of designated uses that involve
remains vacant for more than one hundred special site or design requirements, operation
eighty (180) days, any use proposed on that characteristics, or potential adverse effects on
property shall now be a complying use. surrounding areas. All Conditional Use Permits
are subject to the provisions set forth in Chapters
B. The following listed uses may continue 17.168 (Conditional Use Permits) of the Lake
indefinitely, and owners will be allowed Elsinore Municipal Code.
to make limited additions, remodel and
fully maintain their property during the
interim. The downtowncode requirements
shall apply when an owner proposes to put
new development on their property that
replaces and significantly expands existing
uses or structures. New non - conforming
structures are not permitted.
• Single family residential;
• Attached duplex /4 -plex units;
• Commercial and office /professional uses;
and
• Civic /cultural uses.
C. No nonconforming use shall be physically
expanded by more than 25% of the original
square footage except as provided for in
the Lake Elsinore Municipal Code.
D. All other issues of nonconformance shall
be consistent with Chapter 17.164 of the
Municipal Code and where applicable
in the Historic Downtown Elsinore overlay
District chapter 17.40.
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1.3 Development Standards elk
1.3.1 At- A- Glance Sheets
• y
The purpose of the At -A- Glance zoning sheets
is to provide the user with a quick and easy
reference for all zoning districts in Downtown es. Tit
Lake Elsinore. This synopsis does not contain "v
every relevant regulation, permitted use and
k {
design criterion. The sheets are simply snapshots .Q _ l
of the regulatory environment for each district. 4 a..
New development, building expansion, and '
building additions in the Master Plan area shall
comply with the development standards of • Allowable building types;
the applicable zoning district. The provisions of • Allowable building frontage types;
the Lake Elsinore Zoning Ordinance shall apply
when not addressed in this downtowncode. ■ Allowable sign types; and
The At- A- Glance zoning sheets are followed by • Public Realm and Street sections.
more detailed descriptions of the components
graphically depicted on each sheet. The At-
A- Glance zoning sheets contain the following
essential regulatory information:
• District boundaries;
• Building placement and site information
(allowable setbacks, height, floor area
ratio, and density information);
• Principally permitted uses (detailed
permitted land use matrix is provided in
Section 1.4);
• Ground Floor Uses
• Potential new development (consisting of
potential commercial square footage and
number of dwelling units);
• Parking requirements (location and required
number of spaces);
city of lake elsinore
downtown code
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gateway district
at - a- glance
key map pot new deve lopm ent
' >) " * y � See Section 1.3.3 for f u rtherdetail
.r, . r a '1,..4,
; l ' . Commercial Square Footage 6 9 4, 130
tl 2 ' t . < a G A TEWAY
, n } . pg ## F ; DISTRICT * ,� w *
� _` > + ` ; pr inci pa l uses enc ouraged
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* , it , lit
t ° ° Se Section 1.3.4 for further detail
" � ,- ! - k r - - ` ' ■ O ffices
,, , , , �' . . �� , -1.'-',,,,,,:..',.,..,, . . , ■ Re tail
* � - - � t a . , , * ■ Restaurants
� • 4. �++kw t . Professional Serv
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+ 1 �' ▪ Hotel
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,� 1, See Section 1.3.5 for further detail
.� ..v �ti _r Parking Location
• Behind building
build placemen + size ■Parking structure
■ Subterranean
See Section 1.3.2 for further detail Ili'
Office o ver Retail Required Parking Spaces
Sidewalk: 20' ■ Commercial: 5 pe 1,000 ft.
• Office: 3 per 1,000 ft.
Build -to Line: 0' . Hotel: 1 per room
` �`� Front Setback: Varies • Mixed use: Sum of all use
1 requirements within mixed use
' �, ° Side Setback: 0'
. Restaurant: per LEMC 17.148.030
I .i ,'
. a� Rear Setback: 0'
t Maximum aximum He FAR: ight: 90' 2.00 (six story)
J M
FRONT *Non office uses shall not exceed 20%
of the total building square footage.
city of la elsinore
down towncode
gateway district
at- a- glance
building placement + size
See Section 1.3.2 for further detail
Retail Parking Structure
P- R...'..*1 Sidewalk: 20' Sidewalk: 20'
I ' Build -to Line: 20' ��! ~ Build -to Line: 20'
Build -to Line: varies Build -to Line: varies"
r Side Setback: 0' ,$ Side Setback: 0'
Rear Setback: 0' Rear Setback: 0'
Maximum Height 90' Maximum Height 60'
= " Maximum FAR: 2.00 / 7.9 ac Minimum Site Size: 0.50
; r• � * Non - office uses shall not exceed
i
20% of the total building square
FRONT footage. FRONT
allowable building types
See Section 1.3.6 for further detail
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DRAFT
JUNE 2009
at- a- glance
allowable building types
See Section 1.3.6 for further detail
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Parking Structure Retail Transit
allowable building frontage types
See Section 1.3.7 for further detail
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Building Projection Canted Facade
city of lake elsinore
downtown master plan
gateway disgl e
at a c
allowable building frontage types
See Section 1.3.7 for further detai
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Storefront Awning Terrac
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DRAFT
May 2009
at- a- glance
allowable sign types
See Section 1.3.8 for further detail
iliork ,
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Awning Projecting
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Under Canopy Wall Monument Tower
Public Realm and Street Sections
See Section 1.3.9 for further detail
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"� :' "Gateway" Street
i . :,-, Main St ,1-15 to Flint Street
r., Not to Scale
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city of lake elsinore
downtown master plan
at- a- glance
Public Realm and Streetscape
See Section 1.3.9 for further detail
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cale
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lep4 °F -�wr ANC Ylr RECLINE omaxaM
garden district
at- a- glance
key map potential new development
e ,, '�. , y � '' �a See Section 1.3.3 for further detail
`'' ` ! � i 14 '. 4 '-� , ' � '� Commercial Square Footage: 295,371
„r*'?„, °' # \, `; 4 Residential Units: 845
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s t ''� < 4 s See princi Section 1. 3 . 4 uses for encoura further detail
ed
d 3^.4.,- i , , ` ? DISTRICT f.
k , " ' k Main Street
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® is , • ., , Parki Locaton
■ AIley- loaded garage (detached or
building placement + s attached)
■ Street - loaded garage
See Section 1.3.2 for further detail .Consolidated parking lot
Garden Cottage
Required Parking Spaces
Sidewalk: 10'
■ Residential: 2 /unit
Build -to Line: 70' on Main Street
■ Office: 3/1000 square feet
, Front Setback: varies
. Commercial: 5/1000 square feet
Side Setback: 5' ■ Hotel 1 per room
■ Mixed use: Sum of all use
Rear Setback: 0' requirements within mixed use
''' Maximum Height: 35'
Maximum FAR: 1.2
FRONT Density: 19 to 24 units /acre
city of lake elsinore
downtowncode
garden district
at- a- glance
building placement + size
See Section 1.3.2 for further detail
Mixed Use - Commercial
Sidewalk: 20'
Build to line 20'
Front Setback: varies
,1 4 Side Setback: 15'
l
{fi Rear Setback: 0'
Maximum Height: 45'
Density: 7 to 18 du /acre
Maximum FAR: 0.80:1
FRONT * A minimum of 50% of the total floor area
shall be commercial uses.
Garden Apartments /Condominiums
Sidewalk: 10'
Build -to Line: 70'
Front Setback: varies
Side Setback: 10'
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.2:1 - Residential
FRONT 1.0:1 - Commercial
* Non - residential uses shall be between 20% & 35%
of the total building square footage.
Multi - Family Residence
Sidewalk: 10'
Build-to Line: 20'
Front Setback: varies
Side Setback: 10'
Rear Setback: 0'
f Maximum Height: 60'
Density: 19 to 24 du / acre
FRONT Maximum FAR: 1.2:1 - Residential
DRAFT
JUNE 2009
at- a- glance
building placement + size
See Section 1.3.2 for further detail
Boutique Hotel
Sidewalk: 10'
771 —" - 'Le ; Build -to Line: 70' tt
1.! k � w k � f :kti Front Setback: varies
�4 `' ,
'"rte 4 Side Setback: 10'
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.0:1
FRONT
Rowhouse
Sidewalk: 10'
Build -to Line: 20'
Front Setback: varies
Side Setback: 5'
Rear Setback: 0'
Maximum Height: 45'
Density: 19 to 24 du /acre
Maximum FAR: 1.2:1 - Residential
FRONT 1.0:1 - Commercial
Townhouse
Sidewalk: 10'
Build -to Line: 20'
rn 1 Front Setback: varies
Side Setback: 5'
s P
rt Rear Setback: 0'
Maximum Height: 45'
Density: 19 to 24 du / acre
Maximum FAR: 1.2:1 - Residential
FRONT 1.0:1 - Commercial
city of lake elsinore
downtown master plan
garden district
at- a- glance
building placement + size
See Section 1.3.2 for further detail
single - family - cluster
' Sidewalk: 10'
a
1 Build -to Line: 24'
r ft „ front setback: varies
Side Setback: 5'
' l Rear Setback: 5'
Maximum Height: 35'
Minimum Density: 4 units per lot
Maximum Density: 19 to 24 du / acre
FRONT
allowable building types
1.,...,,,.,,,,...f. .. ,....
See Section 1.3.6 for further detail
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Mixed Use Commercial Garden Apartments /Condominiums Garden Cottage
DRAFT
JUNE 2009
at- a- glance
allowable building types
See Section 1.3.6 for further detail
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Multi - family Residence Boutique Hotel Single- Family Residence
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Rowhouse Townhouse
city of lake elsinore
downtown master plan
garden district
at- a- glance
allowable building frontage types
See Section 1.3.7 for further detail
i
L F
r
44
i , '
or
Balcony Building Projection
a
1
j
:i`
spa 1 : `V a !
a � Yn
w �
°'
English Basement Front Yard
a
a
/ V; ''' v* ' ..1.41' * ...74.';_,T.I.)
,
Forecourt Porch
JUNE 2009
at- a- glance
allowable building frontage types
See Section 1.3.7 for further detail
.py 1,
ay ,r 14 x d1 LF
'
w L f `
4 t.. 3 1111111, 1. :..
4
•
Recessed Entry Stoop
•
•
•
•
•
• a.t;
1 r
8a W-
Terrace
allowable sign types
See Section 1.3.8 for further detail
t
Awning Projecting Under Canopy Wall
city of lake elsinore
downtown master plan
garden district
at- a- glance
Public Realm and Street Sections
See Section 1.3.9 for further detail
R te:
a
12 _L 17 f rd
F t tT �. F41RN'7N4 1Rl n _L in ■ Ote # 3 tow,
� I -1 .TGRE AC f 1 a'eumme
%�
_ , "Garden " Street
`: „ Main St., Fli Str to Sumner
�-- - Not nt to Stal e
_ 4 p
1 eORETEROCH 0:14 s PIANIED rt1N GPI J
SORORAIN
M* ORGIDlr- ftltEAla SPFC RE
2 PGNIX5 PAYEL[Nr Salim rut A
PARItI16 lily if PAYERS, COWRIE OR A 'Wi
.1 MORN( WY for OE SOURED RN
F1RT1 tatausL" iMrOE *C 9015
A s#a
ro,6. ,' s'40#.4ft:14.1 ?4,0":" "'' . t , ' ' '
a �5p# '�li r Imo .:
*�a 4 a, "„` 4 i a e,, ' t t ;'p, t'� � "Green" Street
m4,. . a '-, , ;' �� `
rx . '' y 5 n Sumner, Heald, Peck Sulphur, Limited
p'r, 5 t "' � � ' ? ' t - 1".' - ' - ' - ' - ' b w # � 3 Prospect Flint andpottery
e - ' ' n No[ro5cale
i � '
ylv .. '� » .
J
filli
8ORETENJEN 1CK 901.1. 6L NA1PE0 NM
M ' '
I MK, DRODOT- 1OIFRUMt SR= ( 1 l •�.J
1 PERg06 sorsa l7 newjig FOR
1 POR PA OLNr SEVERN flap AIRYLLE
OEI9 E
PARl21C MIY ER m % c�arlainr Sit11E
.. gloom ))l• *or 6E ROIAl1E'D r GR A
raEEC arualc uicE/N.wC still
m a .- "Traffic "Street
`- ,..0P;°;) . m t ' a . r ° y Flint &Spring Street
r a ` yf s i d '� } t < Not toScale
... � 8 4 4, r g _ r i.
t "#
.� J
NUS
1, APORDON
A'Yi t . Gr -RRr AND WY REGLNC DELGITId/
cultural at -a- glance district
key map potential new develop
rro ▪ ' � �s ;j ` : ''� See Sectio 1.3.3 fo r further detail
me
� i r . ,x � rrr ` Commerc Square Footage: 250,905
�.. + f k {� ,,,, �; Re s i dent i a l Units: 1 58
R �� f �.� �� F
. ,, „ ` � - , , ' , principal uses encouraged
ii
See Section 1.3. for further detail
« , C { . - , • Civic /Cultural
M
� . � ' '� . , .4.„... I � 1 � � � .Hi density residentia 4.
�. x h fi r . , { CUILTURAL . , t S &, •
',, *:44$4, ▪ �� D�STRILT ylh . s
�' s d « � Ott r Mixed Use Ground Floor Uses
� ` < , " �,, , - Reta
„. c,F s '.`, ■ Restaurants
` r. c r z - Services
t; f I r 9 r r �,
(� f ,
� Y' ��' '�� p arkin g
nts
requireme
ee Section 1.3.5 for further detail
building placement + size Parking Locat
See Section 1. 3.1 for further detail .Parking structure
Single Family - Cluster ■ Consolidated Parking Lots
• subteranean
Sidewalk: 10' ■ Alley access parking
Build -to Line: 24' Required Parking Spaces
F ront Setback: varies .Cultural: To be determined by
parking analysis
Side Setback: 5' - Commercial 5/1000 s.f.
Rear Setback: 0' - Office: 3/1000 s.f.
Maximum Height: 35' (two story) ■Residential: 2 per unit
• Projects with 10+ residential units:
FRONT Minimum Density: 4 units /lot 1 guest space /every 10 units
Max Density: 7 / 18 du /acre • Mixed use: Sum of all use requirements
within mixed use
city of lake elsinore
down
cultural district
at- a- glance
building placement + size
See Section 1.3.6 for further detail Mixed Use - Commercial
Sidewalk: 20'
Build -to Line: 20'
x a
Front Setback: varies
4 i t 'Sm q Z
X � " ,{ 4,4 Side Setback: 15'
Rear Setback: 0'
4 Maximum Height: 90'
Density: 7 to 18 du /acre
Maximum FAR: 0.80:1
* A minimum of 50% of the total floor area
shall be commercial uses.
FRONT
Courtyard Residence - 1
Sidewalk: 10'
Build -to Line: 20'
Front Setback: varies
Courtyard setback 10' - back of curb
Side Setback: 5'
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.2:1 - Residential
* Non - residential uses shall be between 20% &
FRONT 35% of the total building square footage.
Courtyard Residence- 2
Pedestrian Paseo: 18'
Build -to Line: 28'
} Front Setback: 10' - back of easement
Side Setback: 5'
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.2:1 - Residential
* Non - residential uses shall be between 20% &
FRONT 35% of the total building square footage.
DRAFT
JUNE 2009
at- a- glance
building placement + size
See Section 1.3.7 for further detail
Cultural & Public - 1
�,,�.....�.._.�
Sidewalk: 20'
•
' ` Build -to Line: 25'
Front Setback: varies
1 tt!; Side Setback: 0'
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.0:1
FRONT
Cultural & Public - 2
Sidewalk: 20'
Build -to Line: 20'
Front Setback: varies'
Side Setback: 0'
' 4
Rear Setback: 0'
Maximum Height: 45'
Density: 19 to 24 du /acre
FRONT
Multi - Family Residence
s ue,•, Sidewalk: 10'
Build -to Line: 20'
6 b Front Setback: varies •
1 Side Setback: 5'
Rear Setback: 0'
Maximum Height: 35'
Density: 19 to 24 du /acre
Maximum FAR: 1.2:1 - Residential
FRONT
city of lake elsinore
downtown master plan
cultural district
at- a- glance
building placement + size
See Section 1.3.6 for further detail
Parking Deck
Sidewalk: 10'
if Build -to Line: 20'
Front Setback: varies
e
Side Setback: 5'
s Rear Setback: 0'
Maximum Height: 90'
FRONT
Mixed Use - Civic
Sidewalk: 10'
i '" `
Build -to Line: 25'
Front Setback: varies
Side Setback: 5'
� r �g
Rear Setback: 0'
Maximum Height: 35'
Maximum FAR: 1.2:1 - Residential
1.0:1 - Commercial
* Non - residential uses shall be between 20% &
FRONT 35% of the total building square footage.
Retail - 1
• Sidewalk: 20'
s } Build -to Line: 20'
Front Setback: varies
Fy Side Setback: 0'
Rear Setback: 0'
-0/ Maximum Height: 60'
Maximum FAR: 1.0:1 - Commercial
* Non - residential uses shall be between 20% &
FRONT 35% of the total building square footage.
DRAFT
JUNE 2009
at- a- glance
building placement + size
See Section 1.3.6 for further detail
Retail - 2
Sidewalk: 20'
f'. Build -to Line: 25'
Front Setback: varies
�h � x t S . iaaa i
L A 4'L ,. . j Side Side Setback: 0'
Rear Setback: 0'
Maximum Height: 60'
Maximum FAR: 1.0:1
FRONT
Retail Pavilions
Sidewalk: 20'
Build -to Line: 20'
Front Setback: varies
Side Setback: 10'
Rear Setback: 0' from edge of
pedestrian paseo
1 Maximum Height: 20'
Maximum FAR: 1.0:1 - Commercial
FRONT
city of lake elsinore
downtown master plan
cultural district
at- a- glance
allowable building types
See Section 1.3.6 for further detail
CI I
ai le
•
AF
s
E r:
Courtyard Residence Cultural Building Mixed Use - Commercial
1\ ,...._
I, — --
.,.,, y_.„...,.
_..,,,,, ,,,.,,,,,
,,,,,,:,
ft s
L,
1
1 t
Multi- Family Residence Parking Deck Mixed Use - Civic
DRAFT
JUNE 2009
at- a- glance
allowable building frontage types
See Section 1.3.6 for further detail
. 0
% 144,4b........ --41.11 114
ell
; -
I ir INN
Public Retail Retail Pavilions
i
t_
M
i.. r te lTii
Single- Family - Cluster
city of lake elsinore
downtown master plan
cultural district
at- a- glance
allowable building frontage types
See Section 1.3.6 for further detail
• .1.
I - 4
Balcony Building Projection
1
F i
i i
kt a o
> q
Canted Facade Front Yard
•
i
Louver Parking Garage
•
DRAFT
JUNE 2009
at- a- g lance
allowable building frontage types
See Section 1.3.7 for further detail
■
Recessed Entry Stoop
I
- _ fl. 1
1 i
i i
i 1
C „
i a .4s r „.4.,,,f 4.: p ' . t i .
Storefront wAwning Terrace
city of lake r
downtown m pl e an
cultural district
at- a- glance
allowable sign types
See Section 1.3.8 for further detail
m . # w ti
t
it
0 . ^xa � v
r- ,c,,-1771.. ..
i
, . MUll. ti
i
w
l
banner Tower monument under canopy
iti d. ' ,' .. ,
Awning Projecting Wall
Public Realm and Street Sections
See Section 1.3.9 for further detail
,-,.., ,., , /,., '",' ' k,' , 44,feintoto;'4:'i,"'
r a ' . i 'n Cultural District Circle
7 ?
+�� a { 1,..s.'' j
Not to
^
" ' ' ' ' ' I = '''';' ' . - . ' '',..',, .,„ ' ' ' , :
3
DRAFT
JUNE 2009
at- a- glance
Public Realm and Street Sections
See Section 1.3.9 for further detail
Vier
010E5 Pty
tv Cy, 12 s wux- is P nu u. am 1 Ism± ws mom; T O
ttr.+y a' AI D AVa4 a/
.� „ Greene Streets
� - Sumner, HealProspecd, Peck, SulphurPo, Limited Rzstelv •
III
^4e --• t, lit ttery
U _ /p Not F to n Scale and
tiliET A0Fe7 vz 2tiE DiY1• K PUMLD PUN OpNO1lNL ✓
o
pan SPECES )
2. PUMO S S WALE AGP AEO�YIIEI1dCD i0R
61JrDOMG ?R DOW#211 m is
S PORd4b Melee SECJIGM PoR PAgILLEL
PAR 1Ai 160. Bf PAf�1R5, ti IpuirD co 0%41
4. sex*" AMY nOV e 1 SOLO
F tpe
FREELY-n IN146 u�ear rslc Svts
y n
�,. Vs s , y 2. 4 s .r
t k,; y �` f a - y .. .. q ,,
i m a . .
te r ' a �? : Historic Main Street
,� r, ,. "` , ,, 4+M r' '' ......,',.� Heald, to Prospect
' e " p. q c .4`a '�" ..+,i 7 i Not to Scale
fi r' : ,rna 5" _ i ' i�l `�}t �
ew�a..
fi
MIES Pn1oYJf4 PAIEI[Mr SEao 1014 PAS $1pOpAO! \--GRAM Rt gr
OPTIONAL PMNI7YP' WY SE IMYE1i£ C noura E OR ASPMiI
7 RtmF6w Jar tar ff n FUR
namY- RMIAG L oesri sas
F j
"Traffic" Street
q� :"` Flint &Spring Street
ya .. Not to Scale
�'+i1
OF QUS lilS A 50'
MO II1Y weal* OfYY
city of lake r
downtown m pl e an
this page intentionally left blank
historic at a district
g lance
key map potential new development
�, - - i�t K. a See Section 1.3.3 for further detail
�� y a "w • Commerc Square Footage: 573,390
,; t JF tip
,{ 4, ',- F Resid lal Units: 371
F , ' £ ■ / T k 3 y4 gy '--
t f p y . M « t ; Y' �� _
�"` • '+ * * *° 4 � l uses encouraged
°��' � E y � � i � ♦ � xr^. � � +�,.� �". - ",+r..P Yak principal
� n .
/ 4 " £ c ,,p. See Section 1.3.4 for further detail I.!.
,*� , . Retail 4 '''‘, ' t*
• a �a'• ' r .
1 x r r �, °t "t *d . Restaurants tt' se x ,. "' v 4 ' 4. • ' » . Civic
.,, t : 4- rP , ;; ,,i ,.� t i ' ■ Offices and administrative services
• p
" . Research and development
. High et) de nsity residential (east of Main
.'l '' ' 4''') x , Stre
h � I+ , r ISTRICT ' Y ' ' 4 . ,
.,=' I 4 ,,
,.� _ y parking requirements
t � ` 4 > a See Section 1.3.5 for further detail
0 , . "t f Parking Location .,,,,L,.
. Behind building
building placemen +s • Parking structure
. Consolidated Parking Lots
See Section 1.3.2 for further detail .Alley or side street access
Civic. Office & M Use. Civic & Reta
Sidewalk: il,
20' Required Parking Spaces
�� • Commercial: 5/ 1000 s.f.
r Build -to Line: 20'
� �
• Office: 3/1000 s.f.
Front Setback varies . Residential: 2 per unit
°7 Side Setback 0' .Civic: To be determined per
x parking analysis
Rear Setback: 0' Projects with 10+ residential units:
, Maxirnum Height: 45' (main) 60' (other) 1 guest space /every 10 units
▪ Mixed use: Sum of all use requirements
MU _C FAR: 0.80:1 w ithin mixed use
Gen C FAR: 0.40:1
FRONT MU Density 7 to 18 du /acre
cit o f lake elsinore
downtowncode
historic district
at- a- glance
building placement + size
See Section 1.3.2 for further detail
Multi - Family Residence
—r r--
T Sidewalk: 10'
Build -to Line: 20'
Front Setback: 10'
VA. , , Side Setback: 10'
....g 7,7 awi SFr ..c
Rear Setback: 0'
Maximum Height: 45'
Maximum FAR: 1.0:1
FRONT
Single- Family - Cluster
Sidewalk: 10'
Build -to Line: 24'
a..= Front Setback: varies
Side Setback: 5'
Rear Setback: 0'
Maximum Height: 35'
Minimum Density: 4 units per lot
FRONT Max Density: 7 / 18 du /acre
Maximum FAR: 1.2 - Residential
DRAFT
JUNE 2009
at- a- glance
allowable building types
See Section 1.3.6for further detail
A R
W
a
000 _ — ,..
.. f �!
Mixed -Use - Civic Multi- Family Residence Mixed Use - Office
ik*----49, ,,,,,,,,.....-----_,,e
IP
1
ho.,
Civic Retail Mixed Use - Residence
city of lake elsinore
downtowncode
r ti
historic district
at- a- glance
allowable building types
See Section 1.3.6 for further detail
11111
:tee ,tl
Single Family Cluster
allowable building frontage types
See Section 1.3.7 for further detail
i
i
i
1
Ili' t z
IR11
t . Paz€
, i _
Balcony Building Projections
DRAFT
JUNE 2009
at- a- glance
allowable building frontage types
See Section 1.3.7 for further detail
Front Yard Recessed Entry
7 � �
4
41:41C IF;
•
Storefront and Awning
Stoop
4; 414
Terrace
city of lake elsinore
downtown master plan
historic district
at- a- glance
allowable sign types
See Section 1.3.8 for further detail
. ` + 1 # ^ �*
_ 4 al:
, . . i - .v.
offishri Awning Projecting Under Canopy Wall
i
vey
Window
Public Realm and Street Sections
See Section 1.3.9 for further detail
a a .- ,< rr i
$ ' , vl� , 1741,.."' 1, `&�Q
sg Ia� 4
„{& -, r ! Y ;i t , 5 w e , h '. - ° i
t . a + - "Green "Streets
,,; Sumner, Heald, Peck, Sulphur, Limited
i 1 Prospect Flint and Porrer
t i � i Not to Scale
d f°
BWft>fNI10N 101! 57Mtt 6F Puma, NW J AR ~41
fM71MG OROIOf!- TA.iTOYYr SPELES ow) ln p, 1
2 PERWOONS SLFFACi t1Or FOP
BUtLrMG- .ILiiP ft0 SELI 5� AS
C IS PM SEC raft PM LLft
S PCIM
OJ II O' F CONpWf p ASI4WS
4. iC6O WY WS IC AOUriED FOR
DRAFT
JUNE 2009
at- a- glance
Public Realm and Street Sections
See Section 1.3.9 for further deta
t
fir.
"East Graham "Avenue
tf`.; fJ Graham Avenue,Main Street to Chestnut S
• , 0
R POW fiPQ4 t 44j. , r, fliAMSG Notto Scale
' ..,i A4t • ;r t1164Mf ' e r ".
. ., .
t
opnonoU I. f4QQS PA Y G Y rat RYEQIf1 -GA
MILES f3tQAllC 110' 8E P*E . CGAICItE7t OK ASPWLr (fl ) {
A SL�19W Mtr Apr or segri D Me
1R(E tscria vc SQ[S
I
'., :', ''''';`,""'" ",c.:A,,,.'.?„,""", " ' ;''' """.'""t .,iit:^;.!■‘:°"''''' Att.' isiNfe.,,,,44.1,t
r x Historic Main Street
� � *. 1 ` "
s 7' < . Heald, to Prospect
' a., " #`j . '- '. r° ,,,,+,.� , ,,. T i NottoScale
7 1,
gas gnaw
FOl�,l6 PAIgi is SLcnci # Alvan-
ocrilafat � _ CR WIL
•
6E ROfRS CalliET[ at A9g1 . r
VA9fi1C WI' x sls wr Nor Et ROVED frn
2" r-cMONe1C NfXAttNG SOU
's.^ a ,, ;rs a at, s rya ,7:4- 9
"' rt 4 1. F ">4 a r
r
.
' ;�i .x.;� ? t •; t
�.r a � �, "Traffic " Street
�.a Flint & Spring Street
. �r ` +1G Not to Scale
( e !" a
1 fbRrRW
Of ELLS NOS A Ser
r - of - 161r AND Wr .... � ofDIL'ArRIN
city of lake elsinore
down town master plan
d
at- a- glance
Public Realm and Street Sections
See Se tion 1.3.9 for further detail
t`.t x; m
Y A F
a
_ ���•� m "West Graham" Avenue
P2` cE 2;" rt ° Graham Avenue, Main ST to Spring ST
1Allt win tmc NOM W "NW . tAtE Not to Scale
A 2 Relit* '.J > �
,,Q '. WY' _
1.. VONEMOTON
te2IES OPTIONAL 1 SH
2. SUBO111N 110' NOE NE AWNED f1Xt
TRELLY—DANNING Yi1 55 •
waterfront district
at- a- glance
key map potential new development
e r , `'" 1, See Section 1.3.3 for further detail
aw , `' "` ' ,- p,i + - 1 � ' i Commercial S Footage: 600,933
+ g +� • Public Square Footage: 76,579
. .
''- � »�' � , � ,,� Residential Units: 434
d " .
M ,, t principal uses encouraged
*j r ' ` x ► See Section 1.3.4 for further detail
r ; 1)* '' . • Retail
i �' ��+ s r � • Restaurants
• e t S' s + 11'x. 4,0,0-/- +s` tS �
y" ■ Entertainment
,A A /
' , , � � " Offices 4 ---- ,, -.: 4 ; "„ At r ■ High density residential
, ,
� 4� a . Specialty retail (pavilions)
H
' 411. S : 't p,n-ct,„i",,:.44::.%::.:----'*-*::,;cict'r' ■ Water Rl
I • `", # ,. :::#47.1 ■ R esort Ho tel
ecreationa
,, '„ W ' ` ",r . Civic Learning Centers
" 4a -0 '4% . - x 444"
+«
i� me.
parking requirements
p4, See Section 1.3.5 for further detail
'. . ,
Parking Location
• Behind building
building placement + size • Parking structure
• Consolidated Parking Lots
See Section 1.3.2 for further detail
Retail Required Parking Spaces
Sidewalk: 20' minimum ■ Commercial: 5/1000 s.f.
4 Build -to Line: 0' ■ Office: 3/1000 s.f.
• Residential: 2 per unit
Front Setback: 0'
• Hotel: 1 per room
Side Setback: 5' on Main Street • Projects with 10+ residential units:
1 guest space /every 10 units
0' all other areas .Mixed use: Sum of all use
Rear Setback: 0' requirements within mixed use
Maximum Height: 60'
FRONT Maximum FAR: 0.80:1
city of lake elsinore
downtowncode
waterfront district
at- a- glance
building placement + size
See Section 1.3.2 for further detail
Civic Learning Center
Front Setback: 25'
Side Setback: 25'
a *" Rear Setback: 25'
i
` Maximum Height: 60'
FRONT
Mixed Use - Hotel and Retail
Sidewalk: 10'
S S
tt a� Build -to line: 70' Mixed Use Hotel
15' Retail
Front Setback: varies
Side Setback: varies
Rear Setback: varies
Maximum Height: 60"
Maximum FAR: 1.0:1 Commercial
FRONT * Non - r esidentia l uses shall be between 20% &
35% of the total building square footage.
Mixed Use - Commercial
Sidewalk: 20'
a
+ Build -to Line: 20
Front Setback: varies
k r
f x c
Side Setback: 0'
s, , _ Rear Setback: 0'
Maximum Height: 60'
Maximum FAR: 1.0:1
FRONT
DRAFT
JUNE 2009
at- a- glance
building placement + size
See Section 1.3.2 for further detail
.-- r Multi- Family Residence
Sidewalk: 20'
wX. �
Build -to Line: 20'
t? g r 5' ;
Front Setback: varies
x � � `. i Side Setback: 5'
x ' ' ' ' �
}
3� & ss
Rear Setback: 0'
/ Maximum Height: 35'
FRONT
Parking Deck
Y4 q - Sidewalk: 11'
Build -to Line: 60' minimum
Front Setback: varies
Side Setback: varies
Rear Setback: varies
Maximum Height: 60'
FRONT
Resort Hotel and Retail Pavilions
x a
Front Setback: 0'
Side Setback: 0'
Rear Setback: 0'
Maximum Height: 60
Maximum FAR:
- Commercial 0.40:1
FRONT
city of lake elsinore
downtown master plan
waterfront district
at- a- glance
allowable building types
See Section 1.3.6 for further detail
4‘.41101)11t .,
10 L , ...I: fffi
■
Civic Learning Center Mixed Use - Hotel Multi Family Residence
. , -,
lisk ,,,,,,,..„. ,
F .0"'"'
ry�pgpy Im'
4.
t -• .a ff -
n
Mixed Use Office Parking Structure Mixed Use Civic
at- a- glance
allowable building types
See Section 1.3.6 for further detail
t
l „
' WW I I
•
Mixed Use - Residence Resort Hotel Retail Pavilion
•
d
Retail
city of lake elsinore
downtown master plan
waterfront district
at- a- glance
allowable building frontage types
See Section 1.3.7 for further detai
i
1 '
! r
1
7,@ `' '" `'711 . ^ h
e' L , � p
y
k
Balcony
Arcade
I
a
a. 'a' '
R
5 z � = s p ,
Building Projection Canted Facade
r
1 i
w
t
r r
P t
x
A k Zy r. r
Front Yard Gallery
DRAFT
JUNE 2009
at- a- glance
allowable building frontage types
See Section 1.3.7 for further detail
' 11
im s
ti
Louver Parking Deck
1
i f� ". as Z
Y1/211 04'44iY1 ;1;
Recessed Entry Stoop
Storefront Awning Terrace
city of lake elsinore
downtown master plan
a 4
waterfront district
at- a- glance
allowable sign types
See Section 1.3.8 for further detail
r
,
a ,
f ��
1 .. 1 b
Awning Monument i r.. ,._._: . '
. t ,.,
.„:„.
,............,
ilk ,Z
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city of lake elsinore
downtown m pl
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section 1.3.2 building placement and size
downtowncode: land use + development regulations
1.3.2 Building Placement and Size Floor Area Ratio (FAR)
This section on the At -A- Glance sheets describes Floor Area Ratio (FAR) is a measure of building
where the building can be located on the bulk on a particular parcel. The FAR is calculated
parcel and the potential size of the building. by dividing the gross floor area of all buildings on
Buildings must be located within the shaded a lot by the lot area. Parking areas, including
area on the illustration. The build to line and structured parking, and unfinished basement
rear and side setbacks define the buildable areas are not included in the FAR calculation.
area. The building size is established by the For example, a two -story building occupying
building height, floor area ratio, and density. one-half of a site would have an FAR of 1.0.
Sidewalk Residential Density
A sidewalk is a paved path for Residential density is expressed in "dwelling
pedestrians
along the side of a road. Where public right-of- units per acre ". The number of dwelling units
way does not accommodate the dimensions permitted on a site is calculated by multiplying
specified, an easement must be created. the number of acres of the site by the allowable
number of dwelling units per net acre. For
Build -To Line example, a 2 -acre site could yield a total of 80
Most zoning codes regulate front yard setbacks units if the allowable density is 40 dwelling units
for downtown buildings. The purpose of a per acre (2 acres x 40 du /acre = 80 dwelling
build -to front line is to assure that buildings are units).
located within a certain distance of, or on, the
front property line. The regulation avoids deep 1.3.3 Potential New Development
setbacks that could allow parking in front of the This section is included as general information
structure and provides an active urban street only and should not be seen as a growth limiting
scene. For this downtowncode the build to line regulation. The numbers represent a potential
is measured from back of curb. level of new commercial and residential
Setbacks development that will likely be built over the
As defined by Lake Elsinore Municipal Code next twenty to thirty years.
Chapter 17.08, setbacks are the area between
the building line and the nearest property line. 1.3.4 Principally Allowed Uses
Building Height The uses defined in this section of the At -A-
Glance sheets describe the basic and most
Building heights are measured from finish desirable uses allowed in that district. The uses
grade to the top of parapet or building ridge. shown are not the only uses allowed and the
This does not include non - habitable towers reader is referred to Section 1.4, Detailed Land
and attached accessories such as vents, air Use Matrix.
conditioners, or chimneys.
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1.3.5 Parking Consolidated Parking Lot
This section addresses two issues related to Consolidating parking into central locations
parking. The first issue is the required location reinforces a pedestrian- oriented atmosphere
for parking. The second is how many within Downtown Lake Elsinore.
p g y parking
spaces are required for the proposed use of the Parking Structure
property. Development proposals within the
Master Plan Area shall comply with the location Specific regulations for parking structures are
and number of parking spaces established for provided in Section 1.5.6.
each district and land use. Street - Loaded Garage (medium density)
Parking Location Street - loaded garages are directly accessed
A goal for Downtown Lake Elsinore is to
by the primary street.
encourage pedestrian traffic by placing Subterranean
buildings and community oriented space next Subterranean parking consists of parking below
to the public right-of-way rather than parking. ground level and completely underneath the
The parking regulations suggests the location
structure. Subterranean parking establishes
of parking that is the most appropriate to the pedestrian scale in the Downtown by
designated district. eliminating surface parking.
AIIey- Loaded Garage (Detached or Attached) Required Parking Spaces
Access through alleys reduces traffic and
The number of parking spaces required for
parking on primary streets, discourages loading
each land use is defined below. Where the
and unloading, and encourages community
interaction along building frontages. regulations establish a parking requirement
based on square footage (1 space per 500
AIIey or Side Street Access square feet), the term square feet (sf) means the
As in residential areas, alley or side street access
gross square footage of the floor area. Where
the parking requirement is established based
for commercial and mixed use development on the number of units (1 space per unit), the
alleviates circulatory and parking impacts on
primary streets. term unit means per dwelling unit.
Requirement
Behind Building Commercial: 5 spaces per 1000 sf
Office: 3 spaces per 1000 sf
Parking behind the building reinforces a Civic: To be determined per
parking analysis
pedestrian- oriented atmosphere within Hotel: 1 space per room
Downtown Lake Elsinore by emphasizing Single family detached: 2 spaces per unit
Multi- family Residential: 2 spaces per unit
commercial storefronts. Projects with 10+ units 1 guest space for every 10
units
Mixed Use Sum of commercial and
residential requirements
city of lake elsinore
downtown code
section 1.3.6 allowable building types
downtowncode: land use + development regulations
Shared parking and off -site parking will be
considered for purposes of serving minimum tr „ _
parking requirements on a case -by -case basis x4T� _._.:
(refer to Municipal Code Chapter 17.148.070
for additional information).
When not specifically addressed in this Boutique Hotel Civic Learning Center
downtowncode, all parking must adhere to
1,3.6 Allowable Building Types
the parking requirements in the Lake Elsinore
Municipal Code Section 17.148. This section of the At- A- Glance sheets
Standards:
represents the preferred built form of the new
proposed buildings in this district. The drawings
• Driveway access points should be located and photographs are representative and are
as far as possible from street intersections. to illustrate architectural form only. The reader
• Care should be taken to ensure that urban is cautioned that how and where the building
design concepts such as ( plazas and is located in the sketches may not represent
visual corridors are not compromised by actual conditions. If a development wants to
driveways. propose a different building type from those
shown, the Director may approve the building
• Site access and circulation should promote or refer the matter to the Commission for their
pedestrian and vehicular traffic safety and review and decision.
convenience.
Boutique Hotel
• A continuous circulation network should be
provided throughout the site to the greatest Boutique hotel is a term popularized to describe
extent possible. intimate, usually luxurious or quirky hotel
environments. Boutique hotels differentiate
• Vehicle maneuvering, stacking, and themselves from larger chain /branded
emergency access shall be provided on hotels and motels by providing personalized
site. accommodation and services / facilities.
• Pedestrian walks should be fully integrated Civic Learning Center
with the internal site vehicular circulation
system to provide safe, walkable and This building type will house educational or
landsca ed civic uses that are associated with Nature and
p pedestrian access through the waterfront such as a science or nature
parking areas to building entrances.
center, interpretive museum, research facility or
• Parking lot design and walkways should amphitheater.
minimize use of impervious surfaces Courtyard Residence
in a manner consistent with NPDES
requirements. A courtyard residential development is a
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Courtyard Residence Cultural Garden Apartment Garden Cottage
classification of housing where multiple agriculture as the Garden Cottage.
separate housing units for residential (i.e. non- Garden Cottage
commercial) inhabitants are contained within
one building around a central open space or The Garden Cottage is a mixed use building
courtyard. where multiple separate housing units for
residential (i.e. non - commercial) inhabitants
It is a valuable housing type in the Cultural District are contained within one building and also
because it can serve a variety of household
sizes and a es, rovide o allows office or neighborhood serving retail
g p pportunities for home uses on the ground floor. These small detached
ownership, and encourage creation of usable
multi family homes resemble the mansions of
open space. A particular site may contain more historic periods found elsewhere in town with
than one development. front arden setbacks offering the g g opportunity
Standards: for residents to explore and participate in urban
• Retail and service is an acceptable ground agriculture through community gardens and
floor use homegrown crops.
• Retail and service shall not exceed 15% of Standards: Garden Cottages & Apartments
the building footprint. • Retail and service is an acceptable ground
Cultural floor use
A cultural building is used primarily to house • Retail and service shall not exceed 15% of
uses that are creative or artistic in nature such the building footprint.
as a library, museum, or performing arts center. Hotel
Garden Apartment /Condominium As defined by Municipal Code Chapter 17.08,
"Hotel" means any building or portion thereof
As defined by Municipal Code Chapter 17.08, with access provided through a common
an Apartment is one or more rooms with private entrance, lobby or hallway to six or more
bath and kitchen facilities comprising an guest rooms, and which rooms are designed,
independent self - contained dwelling unit not
intended to be used or are used, rented or
owned in fee simple. The garden apartments hired out as temporary, overnight, or weekly
will have large front gardens associated with accommodations for guests.
them offering the same opportunity for urban
city of lake elsinore
downtown code
section 1.3.6 allowable building types
downtowncode: land use + development regulations
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Hotel Mixed Use - Civic Mixed Use - Commercial Mixed Use- Hotel
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Mixed Use - Office Mixed Use- Residence Multi Family Residence Office
Mixed Use - Civic as defined above which includes retail uses on
A prominent municipal or government building the ground floor.
or building complex constructed as a focal
point within a community that usually contains Mixed Use - Office
one or more floors of public use over a ground
floor consisting of predominantly retail and These building types are traditional downtown
service, mixed use commercial buildings with retail on
Standards:
the ground floor and office uses on the upper
floors .
• Retail and service shall be no less than 50%
of the building footprint. Mixed Use - Residence
These building types are traditional downtown
• Professional office is an acceptable ground mixed use buildings with commercial uses,
floor use only when its square footage is less
particularly retail, on the ground floor and
than half of the allowable retail and service upper floors devoted to residences.
square footage.
Multi Family Residence
Mixed Use - Commercial
Multi- family residence is a classification of
A Mixed Use Commercial building provides housing where multiple separate housing units
for a mix of residential and non-residential uses forresidential ((i.e. non - commercial) inhabitants
within a single development area or building
are contained within one building. The most
with an emphasis on retail, service, civic, and common forms are apartment buildings and
professional office uses. condominiums.
Mixed Use - Hotel
Office
A mixed use - hotel is a hotel whose main use is An office building type is a building, which
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Rowhouse Single- Family Cluster Townhouse Transit
contains spaces mainly designed to be used retail sales as the main use.
for offices. The primary purpose of an office
Rowhouse
building is to provide a workplace and working
environment. Rowhouses are a row of homes, of similar or
identical design, situated side by side and
Parking Deck
joined by common walls whose main entrance
A parking deck is a building devoted to the and floor is elevated above grade by means of
temporary parking of motor vehicles, including a front stoop. Rowhouses contain a basement
the actual parking spaces, aisles, access drives, level living area below the main floor that has
and related landscaped area. access internally to the main floor and also
has separate front entry outside. In addition,
Public
behind the basement level living area is an
Any building designed for public or semi - public attached parking garage accessed from
facilities, including governmental offices, police a rear alley and is internally connected to
and fire facilities, library, museums, performing both the basement level living and the main
arts center, amphitheater and nature center. floor. Differing from condominiums, rowhouse
Retail ownership does include individual ownership of
the land. There can also be common elements,
These building types are more traditional such as a central courtyard, that would have
downtown commercial buildings with retail shared ownership.
sales as the main use.
Single Family - Cluster
Retail Pavilions Single family homes are detached buildings
These building types are light, sometimes designed exclusively for occupancy by one
ornamental roofed structures, used for boutique family. This building type may also include
city of lake elsinore
downtown code
,
section 1.3.7 allowable building frontage types
downtowncode: land use + development regulations
second dwelling unit, which is attached or Transit
detached living quarter independent of the
primary residence. The second dwelling unit Any building which is used to house transit
requires one additional parking space of the services.
two required spaces for a single family home.
1.3.7 Allowable Building Frontage
A cluster residential development is a cluster Types
of four (4) to twelve (12) small detached single
family homes around a central open space. It This section represents how the front of the new
is a valuable housing type in the Historic District building should interact with the public right -
because they can serve a variety of household of -way. The building frontage is an important
sizes and ages, provide opportunities for home element in establishing and protecting a
ownership, and encourage creation of usable pedestrian environment. This regulation is
open space. A particular site may contain defined for each district depending largely
more than one development. on the type of buildings and the amount of
pedestrian traffic.
Townhouse
For Example, in residential areas, Stoops,
A townhouse is one of a series of dwelling Forecourts, and English Basements serve as
units situated side by side that share common transitional spaces from the public right -of -way
walls, whose main entrance and floor may be to private living areas. They encourage residents
at grade or elevated above grade by means to interact with neighbors and observe activity
of a front stoop. Townhouses do not contain on the street while discouraging uninvited
basement level living areas, but do have an visitors. Meanwhile, frontages such as Arcade,
attached parking garage accessed from a rear Gallery, and Storefront Awning can create cool
alley. Differing from condominiums, townhouse shaded spaces and active pedestrian - scaled
ownership does include individual ownership of walkways for retail and commercial uses.
the land. There can also be common elements,
such as a central courtyard, that would have The following images are included to assist the
shared ownership. reader in visualizing examples of the various
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Arcade Balcony Building Projection
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building frontage types. They should not be • The balcony shall be located a minimum
interpreted literally. of 12 feet above grade above a non-
commercial ground floor and 18 feet above
1. Arcade (Commercial) a commercial ground floor.
The Arcade frontage type is a covered passage
supported by columns, piers, or pillars that • A minimum height clearance of 14 feet
creates a rhythm of openings along the building above finished floor level is required.
facade'. The Arcade is contained underneath 3. Building Projections (Mixed use)
an upper floor. A building projection that allows for parts or all
Standards: of the building's facade for second story and
those above to extend into the public right -of-
■ Minimum width of 12 feet in all directions.
way.
• At least 75% of the ground floor arcade shall
open to the storefront. Standards:
• Maximum projection of 5 feet.
• Arcade openings shall correspond with
storefront openings. • Projections shall start a minimum of 12 feet
from grade above a non - commercial
2. Balcony (Residential) ground floor and 18 feet from grade above
A Balcony is platform that is recessed or a commercial ground floor.
projecting from the outside wall of a building.
Projecting balconies can cantilever or be 4. Canted Facade (Mixed use)
supported by columns or brackets to serve as A building projection that allows for parts or all
an open space for passive recreation. of the building's facade for the second and
those above to slant or be tilted at an angle
Standards: into the public right -of -way.
• Maximum projection of 6 feet from edge of
building facade.
Standards:
• Maximum projection of 20 feet.
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Canted Facade English Basement Forecourt
1 1
city of lake elsinore
downtown code
section 1.3.7 allowable building frontage types
downtowncode: land use + development regulations
• Projections can start a minimum of 12 feet prohibited.
from grade above a non - commercial
ground floor and 18 feet from grade above 7. Front Yard (Residential)
a commercial ground floor. The front yard consists of landscaping that
extends from the front line of the building to the
5. English Basement (Residential) front property line, and across the full width of
The English basement is a residential building the plot.
having the lowest floor partly below, but mostly
above, grade; the principal entrance to the Standards:
building is at the level of the floor above.. • Minimum 12 feet from building edge to
property line.
Standards:
• At least 50% of the lowest floor (English 8. Gallery (Commercial)
basement) shall be above grade. The Gallery frontage type is similar to the arcade
frontage, but, unlike an arcade, the covered
• Primary entrance shall be above grade at passage extends beyond the exterior wall of
the second floor level. a building. This type of commercial frontage
6. Forecourt (Residential) is typically employed when exposure to the
e t elements is a concern.
In a Forecourt frontage ��
g type, the majority of
the facade is aligned close to the frontage line Standards:
while a portion is setback to form a courtyard. ,Minimum width of 12 feet in all directions.
Standards: • At least 75% of the ground floor gallery shall
• Maximum depth of the courtyard is 15 open to the storefront.
feet.
• Gallery openings shall correspond with
• Maximum courtyard elevation of 40 inches. storefront openings.
• Fences or walls at the property line are
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Front Yard Gallery Louver
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9. Louver (Commercial) • Maximum fence height is 40" to 42" high
The Louver frontage type allows for fixed or per ADA standards.
movable horizontal slats to be applied to the 11. Recessed Entry (Mixed Use)
building facade or over openings for admitting
air and light and shedding rain. A recessed entry consists of an entry area
recessed from the building frontage or front
Standards: property line which provides shelter from the
elements.
• Maximum width of 5 feet for bands in louver
system. Standards:
• Louver systems can start a minimum of 12 • Minimum depth is 6 feet
feet from grade above a non - commercial • Minimum height is 8 feet high.
ground floor and 18 feet from grade above
a commercial ground floor. 12. Stoop
10. Porch (Residential) The Stoop utilizes a small raised porch or
The Porch frontage type, which utilizes a veranda with stairs at the entrance to a
covered raised platform along the length of residence .
the front of the house. Porches are acceptable Standards:
when residential use comes down to the ground • Maximum height of a storefront stoop shall
floor, except in the Cultural District where be between 4 and 6 feet.
commercial uses can have a porch.
• Minimum of stoop width shall be 6 feet.
Standards:
13. Storefront and Awning (Commercial)
• Porches shall be at least 8 feet deep, 12 The Storefront and Awning frontage type
feet wide, and a minimum of 10 feet roof describes a commercial facade placed at or
height.
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Porch Recessed Entry Stoop
city of lake elsinore
downtown code
section 1.3.8 allowable sign types
downtowncode: land use + development regulations
near the "build -to" front line adorned with an above finished floor level is required.
awning. This type is the most historically relevant
to historic commercial development patterns in 15. Parking Garage
Downtown Lake Elsinore. The Parking Garage will be an enclosed structure
to park and protect vehicles. A parking garage
Standards: that faces the public right -of -way and street
• Maximum height of a storefront should be shall contain the following treatments:
between 12 and 16 feet but, in no case,
shall be less than 10 feet. Standards:
• A landscape edge, a minimum of 8 feet in
• Specific regulations for awnings are width, shall be established and maintained
provided in Section 1.5.7 C from the parking structure to the right-of-
14. Terrace (Residential) way line.
A terrace frontage type consists of a outdoor • 80 to 90% of all facades must be treated
living area recessed or projecting from the with a green screen, public art, louvers, or
outside building wall that can be partially architecturally treated like a building.
covered. It is located on the second floor and
above, including the roof. 1.3.8 Allowable Sign Types
Standards: Merchants in Downtown Lake Elsinore have
• Minimum depth of 8 feet. very different sign /advertising needs than
commercial enterprises in other parts of the city.
• Location shall be a minimum of 12 feet The most appropriate sign types are defined for
above grade above a non - commercial each district based on the location, allowable
ground floor and 18 feet above a uses, and building frontage types.
commercial ground floor.
Sign types, styles, colors and materials play a
• A minimum height clearance of 14 feet
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Storefront w/ Awning Terrace Parking Garage
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significant role in achieving a distinct character, of the building's location and the overall
therefore In each District the sign type chosen character of Downtown.
shall be compatible with the character of ■Signs shall be designed with the purpose
the District and the architectural style of the
building. For Example, in the Historic District on of promoting retail and street activity while
Main Street many businesses have attractive
enhancing the pedestrian experience.
signage that is appropriate for this era of 1. Awning
architecture. An awning sign is a sign on or attached to a
This section delineates design standards for shelter that is supported from the exterior wall
each sign type. The provisions of Lake Elsinore of a building. It may be retractable.
Municipal Code Title 17.96 shall apply to all Standards:
signs in the Master Plan area unless in conflict
with this section. Location
• Copy shall only be located on the fabric
General Standards valance flap of awning.
• All signs shall be architecturally integrated
with their surroundings in terms of size, • Signs are restricted to one per valance front
shape, materials, color, texture and lighting and are prohibited from sides or awning
so that they are complementary to the ends.
overall design of the buildings. Sign Height and Other Area
• Signs shall reflect the character of the • The maximum height of the awning valance
building and its use. flap shall be one (1) foot.
• Signs shall respect the immediate context • The maximum area of the sign shall be 50%
of the area of the valance front.
city of lake elsinore
downtown code
section 1.3.8 allowable sign types
downtowncode: land use + development regulations
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Monument Projecting
• Copy shall be limited to the name of the • Banner projections from the face of
business only. buildings shall be limited to 36 inches at a
sidewalk.
Additional Standards
• When initially installed, awnings shall be Additional Standards
provided with removable valances to • Banner Signs are to be vertically oriented,
accommodate future changes in copy. and compatible with the overall character
• Lettering shall not exceed 66% of valance
and color of the building.
height. • Banner signs shall be perpendicular to the
face of the facade at both the top and
• Back -lit internally illuminated awnings are
prohibited. bottom.
2. Banner • Freestanding banners are not permitted.
Copy is limited to a business name and
A banner sign is any cloth, plastic, paper or logo
similar lightweight material used for advertising
purposes mounted to a structure, pole, line, 3. Monument
vehicle, any framing or tree. It is considered a
temporary sign. Temporary signs are intended A monument sign as defined in Chapter 17.04
to be displayed or used for a short period of of the Municipal Code means a freestanding
time and are subject to the requirements of sign with a solid or decorative base.
the LEMUC section 17.196.
Standards: Standards:
Sign Height and Area Sign Height and Area
• The maximum sign area shall be no greater ■Monument signs shall be designed in an
than 32 square feet. artful manner appropriate to each district.
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Additional Standards • The bottom of any sign shall maintain at
• A monument sign shall include a supporting least an eight (8) foot pedestrian clearance
base composed of brick, concrete, metal, from the sidewalk level.
architecturally treated wood or other similar • Signs shall be hung at a 90 degree angle
materials. from the face of the host building.
4. Projecting ■ Signs shall be erected at least six (6) inches
Chapter 17.04 of the Municipal Code, defines away from the wall for greatest visibility, but
a projecting sign as a wall sign which protrudes shall not project beyond a vertical plane
horizontally more than one foot from the set three (3) feet from facade.
wall to which it is attached. Artful signs are
encouraged.
5. Tower
A tower sign is incorporated into a built structure
Standards: with more than two faces and extends above
Location the defined street wall height.
• The minimum horizontal separation Standards:
between signs on adjacent businesses shall
Location
be 25 feet to promote maximum visibility.
• No sign shall extend beyond the top of a
• On single- storied buildings, the top of sign tower
shall not be above the cornice or roof line.
Additional Standards
• On multi- storied buildings, the signage shall
•
be suspended between the bottom of the A maximum of only 2 signs per tower shall
second story windowsill and the top of the
be permitted.
doors or windows of the first story.
city of lake elsinore
downtown code
section 1.3.8 allowable sign types
downtowncode: land use + development regulations
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Wall Window
• Signs shall not project more than 3' from the attached to or erected against the wall of a
main wall of the building or from a bridge building, structure, canopy or awning.
structure.
Standards:
6. Under Canopy Location
According to Chapter 17.04 of the Municipal
Code, an under cano • Signs shall be placed in a manner consistent
py slign is any sign with proportion, scale and overall design of
hanging below a canopy, awning, or building
the host facade.
overhang.
• New signage shall respect any current
Standards: signage patterns established by neighboring
Location businesses.
• A minimum horizontal separation of 25 feet Sign Height and Area
between signs on adjacent businesses to
promote maximum visibility. • The maximum height of a wall sign shall be
no more than 25% of the height of story.
• The bottom of the sign shall maintain at least
an eight (8) foot pedestrian clearance from Additional Standards
the sidewalk level. • One (1) wall sign is allowed per business
frontage with a pedestrian entrance.
• Sign shall be hung at a 9C) angle from the
face of host building. • Wall- mounted multi- tenant signs shall
be limited to one per building and five
7. Wall tenants.
As defined by Chapter 17.04 of the Municipal
Code, a wall sign means a sign painted on,
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8. Window 1.3.9 Public Realm and Street Sections
Chapter 17.04 of the Municipal Code defines a
The Public Realm and street sections address
window sign as any sign placed on the interior
the design of key components such as streets,
of a window, or painted on a window such that sidewalks, and parks that comprise the public
it can be read from the outside of the building.
realm. The Public Realm standards provide
Standards: some guidance for private development for
Location
determining what is allowed within the public
realm.
• Signs shall be comprised primarily of
individual letters placed upon the interior General Standards:
surface of the window for viewing from • Clear zone: The minimum clear zone shall
outside. be unobstructed by any y permanent or
• All window signs above the ground floor nonpermanent element for a minimum
shall be prohibited. width of five (5) feet and a minimum height
of eight (8) feet.
Sign Height and Area
• Amenities Zone: The Amenities Zone shall
• Permanent or temporary signs shall not
cover more than 20% of the area of each include street trees, landscaping, public
signs, public art, street lighting, street
window. furniture, and other pedestrian- oriented
Additional Standards
amenities, as appropriate, provided that
the minimum sidewalk clear zone remains
• The Lake Elsinore Municipal Code Title 17 unobstructed.
governs all temporary signs.
• Outdoor seating shall not be located within
C. Sign Lighting /Illumination the clear zone.
• No internally illuminated signs shall be
• Outdoor seating shall be located a minimum
permitted in the Master Plan area. of 10 feet from each transit stop.
• Neon window signs are prohibited in all • Outdoor dining area may be separated
districts except the Garden District. from the sidewalk only with planters, shrubs,
D. Exempt Signs or fencing with a maximum height of 40
The following types of signs are exempt from to 42 inches. All fencing must meet ADA
regulatory controls in the Master Plan Area: standards.
• Store hour signs 1. Cultural Circle
• Wall- mounted menu board signs; Cultural District, connecting to Main Street at
• Credit card signs; and Heald and Sumner
• Incidental directional signs.
city of lake elsinore
downtown code
section 1.3.9 public realm & street sections
downtowncode: land use + development regulations
Standards: • Botanical /floral gardens are required within
• R.O.W. Width: 72 foot 30' setback area. Landscape installation
criteria, and on -going maintenance
• Traffic Lanes; one way travel lane responsibilities shall be determined through
• Parking Lanes: no parking a conditional use permit for each building
site with frontage on Main Street.
• Sidewalk Width: interior 20 foot
3. Gateway Street
• exterior 28 foot
Main Street, 1 -15 to Flint Street
• Clear Zone: a minimum width of five (5) feet Standards:
and a minimum height of eight (8) feet.
• R.O.W. Width: 75 foot
2. Garden Street
• Traffic Lanes; 4 travel lanes; two way
Main Street - Flint to Sumner
Standards:
• Parking Lanes: no parking
• R.O.W. Width: 70 foot • Sidewalk Width: 7.5 foot
• Traffic Lanes; 2 travel lanes; two way • Clear Zone:a minimum width of five (5) feet
and a minimum height of eight (8) feet.
• Parking Lanes: parallel - both sides
4. East Graham Avenue
• Sidewalk Width: 5 foot
Main Street to Chestnut
• Clear Zone:a minimum width of five (5) feet Standards:
and a minimum height of eight (8) feet.
• R.O.W. Width: 50 foot
• Bioretention zone: 15 feet wide required
on northbound (west) side; 10 feet wide on ■Traffic Lanes; 2 travel lanes; two way
southbound (east) side. • Parking Lanes: parallel - both sides
$ 77 g
� �� w Gateway Street
�, ,.. Main Street) -15 to Flint Street
» z Not toScale
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• Sidewalk Width: 6 foot • Traffic Lanes; 2 travel lanes; two way
• Clear Zone:a minimum width of five (5) feet • Parking Lanes: parallel - both sides
and a minimum height of eight (8) feet.
• Sidewalk Width: 5 foot
5. West Graham Avenue
• Clear Zone: a minimum width of five (5) feet
Graham Avenue, Main Street to Spring Street and a minimum height of eight (8) feet.
Standards:
• Bioretention Zone: 10 to 15 feet wide
• R.O.W. Width: 80 foot (varies), includes street trees
• Traffic Lanes; 4 travel lanes; two way 7. Historic Main Street
• Parking Lanes: no parking Heald to Prospect
• Sidewalk Width: 8 foot Standards:
• Clear Zone: a minimum width of five (5) feet • R.O.W. Width: 70 foot
and a minimum height of eight (8) feet. • Traffic Lanes; 2 travel lanes; two way
• Bioretention Zone: 8 feet wide required on • Parking Lanes: 8" parallel - both sides
both sides of street.
• Sidewalk Width: 15 foot
6. Green Streets
• Clear Zone: a minimum width of seven (7)
Sumner, Heald, Peck, Sulphur, Limited, Prospect, feet and a minimum height of eight (8)
Flint, and Pottery feet.
Standards:
• R.O.W. Width: 50 to 80 foot, varies by
street
r ' ¢a<
� •- > � £ f Hi storic Main Street
'� , � z ° , Heald, to Prospect
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city of lake elsinore
downtown code
section 1.3.9 public realm & street sections
downtowncode: and use + development regulations
8. Lakeshore Drive • Parking Lanes: no parking
Waterfront District . Sidewalk Width: 6 foot
Standards: • Clear Zone: a minimum width of five (5) feet
• R.O.W. Width: 76 foot and a minimum height of eight (8) feet.
• Traffic Lanes; 2 travel lanes; two way 11. Waterfront District Streets
• Parking Lanes: 8' parallel - both sides Heald to Prospect
• Sidewalk Width: 8 foot Standards:
• Clear Zone: a minimum width of five (5) feet
• R.O.W. Width: 80 foot
and a minimum height of eight (8) feet. • Traffic Lanes; 2 travel lanes; two way
• Bioretention Zone: 8 feet wide, includes • Parking Lanes: 8' parallel - both sides
street trees
• Sidewalk Width: 20 foot
9. Side Streets
• Clear Zone: a minimum width of seven (7)
Prospect, Olive and Lakeshore Drive feet and a minimum height of eight (8)
Standards: feet.
• R.O.W. Width: 45 to 60 foot, varies 12. Alleys
• Traffic Lanes; 4 travel lanes; two way Alleys are required in areas as identified in the
Lake Elsinore Master Plan
• Parking Lanes: parallel - right side
• Sidewalk Width: 5 foot on left side Standards:
• R.O.W. Width: 20 foot minimum
8 to 23 foot- varies on
• Dead -end alleys shall not be permitted
right side
• Clear Zone: a minimum width of five (5) feet
and a minimum height of eight (8) feet.
• Bioretention Zone: 8 feet wide
10. Traffic Streets
Flint and Spring
Standards:
• R.O.W. Width: 70 foot
• Traffic Lanes; 4 travel lanes; two way
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section 1.4 detailed land use matrix JUNE 2009
downtowncode
1.4 Detailed Land Use Matrix
The following land use matrix specifies permitted
uses and conditionally perrnitted uses, and
prohibited uses for each of the five Master Plan
districts and the land uses within each district.
Principally permitted uses indicate that the use
is allowed in the specified zone. Conditionally
permitted require the granting of a Conditional
Use Permit as provided in Chapter 17.168 of
the Municipal Code. Prohibited uses are not
allowed in the specified district. The Director
may determine that uses that are not specifically
listed in the land use matrix are of the same
general character of uses listed in the matrix.
Existing buildings, structures, and uses permitted
within the Master Plan area as of the effective
date of this document shall continue to be
permitted and exempt from the requirements
of this chapter. The expansion of, addition to,
or modification of an existing building, structure,
or use may be permitted subject to staff
development plan review and approval of the
Director to ensure that the proposed expansion
is consistent with the policies and standards of
this chapter and the Municipal Code.
city of lake elsinore
downtown code
I .
section 1.4 detailed land use matrix
downtowncode: land use + development regulations
Garden District Historic District
0 0 -a.'
Z_ a o
>.• u � 5 a 4 „ c o � a a „v, u c c
o 0 c = a) ci a) c c al ? p a) '^ O o
a )E v v £w v .c EW cE cur �.'
O. t
D o • � x o x a7 ( j, rn W o x al o > O ? :-
U' U m� 0 * oe = oc U� U' U r o c
Open Space Uses
Resource Protection and Restoration P P P P P P P P P
Resource Related Recreation - P P - - - - - -
(non- commercial)
Civic Uses
Arboretums and horticultural gardens - CUP CUP - - - - - P
Art Galleries - P P P - - P - P
Community and Social Service Facilities P - - P - - P P P
Community Assembly per Municipal P P P P P P P P P
Code Chapters 117.200 (Temporary Uses)
and 5.108 (Special Events)*
Convention and conference centers CUP - - - - - - - -
Libraries and Museums - - - - - - - - P
Observatories - - - - - - - - P
Private marine, estuarial, wildlife and - - - - - - - - -
wilderness preserves
Public Agency Offices and Facilities PI - - - - - CUP - P
Civic Theaters - (Public or Non - Profit) - - - - - - CUP CUP CUP
Theaters - Commercial (including - - - - - - CUP - -
cinema).
Residential Uses
Caretaker /Employee Quarters P P P P - P P - -
Multi-Family Dwellings - Condominiums - P P P P P - - -
and Apartments (including mixed -use
placement).
Single Family Dwellings - Clustered. 2 - - - P P - - - -
Commercial Uses
Retail
Apparel stores - P P P - P P - -
Bicycle shops - P P P - P P - -
Florist P P P P - P P - -
General merchandise stores - P P P - P P - -
Gift, novelty, and souvenir shops P P P P _ P P - -
Hobby supply stores - P P P - P P - -
Ice Cream Shops P P P P - P P -
Jewelry stores P P P P - P P - -
Media shops; including bookstores, P P P P - P P - -
newstands, and video outlets
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Cultured District Waterfront District
"6 _ o 0 0 ar
a �o 'iN ca 71 2', •iw o
..E = o C N o 'f � N� N
N "a 0 . CD £ 'a c N v a E 'a C
N x d v O x O v W x O x Q
oe ** *� Ui oo l� U •- 0
Open Space Uses
Resource Protection and Restoration P P P P P P P
Resource Related Recreation - - - - P P P
(non- commercial)
Civic Uses
Arboretums and horticultural gardens - - - CUP - - P
Art Galleries P - P P P P -
Community and Social Service Facilities - - - - - - -
Community Assembly per Municipal P P P P P P P
Code Chapter 117.200 (Temporary
Uses).*
Convention and conference centers - - CUP CUP - CUP -
Libraries and Museums - - P P - - -
Observatories - - P P - - -
Private marine,estuarial, wildlife and - - CUP CUP - CUP -
wilderness preserves
Public Agency Offices and Facilities - - - - - P -
Civic Theaters - (Public or Non - Profit) - - P CUP - CUP -
Theaters - Commercial (including - - CUP CUP - CUP -
cinema).
Residential Uses
Caretaker /Employee Quarters P P - P P P -
Multi - Family Dwellings - Condominiums P P P - P P -
and Apartments (including mixed -use
placement).
Single Family Dwellings - Clustered. 2 CUP P - - CUP - -
Commercial Uses
Retail
Apparel stores - - P - - P -
Bicycle shops - - P CUP - P -
Florist P - P P P P -
General merchandise stores - - P - - P -
Gift, novelty, and souvenir shops P - P P P P -
Hobby supply stores - - P - - P -
Ice Cream Shops P - P P P P -
Jewelery stores P - P P P P -
Media shops: including P - P P P P -
bookstores,newstands, and video outlets
city of lake elsinore
downtown code
section 1.4 detailed land use matrix
downtowncode: land use + development regulations
Garden District Historic District
IT) a .._ 0 0
T •5 o al •- a) c o a Z a, •u Ti
o G) C= N= i`c N C 0' p v '^ o a
3 E N - O E -o N O N E o E N u
°'E .
.°- °' E o • oa c
. E c E c d
o 0 y o'. N v rnv o x o o S' o ,'
U' U � 2 U.* ` L W = ce U.* 00 m a a
commercial uses /retail contd.
Music stores; including sales of instruments, - P P P - P P - -
records, and tapes.
Personal service establishments: including P P P P - P P - -
barber shops, beauty supplies, dry
cleaning, and tailors.
Personal Services: Body Art - - - - - CUP - - -
Pet shops; retail sales and grooming only. - - - P - P P - -
No boarding of animals.
Pet Supply Stores (no live pets). - P P P - P P - -
Specialty service establishments; such as - P P P - P P - -
small appliance repair, watch and jewelry
repair, and shoe repair.
Specialty food stores less than 4,000 sq. ft.; P P CUP P - P P - -
including markets, bakeries, health food
establishments, and candy stores.
Toy shops. P P P P - P P - -
Commercial Uses Services
Business support /mailing /secretarial P - - - - - - - -
services
Personal services P P P P - - P - -
(barber shops, beauty shops, manicure,
and related service)
Dry cleaning, retail. - CUP CUP P - - P - -
Laundry (self service, coin). - P CUP P - - P - -
Dance, gymnastics and martial arts studio. P P4 CUP - - CUP7 P - -
Automobile rental agencies, office only. - P P P - - P - -
Bait Shops. - - - - - - CUP - CUP
Bicycle rental shops. P P P P - - P - -
Ticket agencies. - P P P - - P - -
Travel agencies and bureaus. - P P P - - P - -
Health and exercise clubs. - CUP CUP CUP - - CUP - -
Commercial - other
Hotels. P - - - - - - - -
Bed & Breakfast establishments; boutique - CUP CUP CUP - - - - -
lodging (12 rooms or less).
Offices, professional. P P P P - - P P P
Insurance brokers & services, investment P - - P - - P P P
brokers, real estate brokers and offices
and title and escrow companies.
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Cultural District Waterfront District
0 0 o ar
O ar O .0 W C c O a., E y o
`cam w`c v= 0 . 5 �� ` a
ar - 6 oar E - o E aa) w - o E - a c
-° ar aD E a -a ° E ° w
m ` 2 *o U* 2. l u o
commercial uses /retail contd.
Music stores; including sales of instruments, - - P - - P -
records, and tapes.
Personal service establishments: including P - P P P P -
barber shops, beauty shops, dry cleaning,
and tailors.
Personal Services: Body Art - - - - - - -
Pet shops; retail sales and grooming only. - - P - - P
No boarding of animals.
Pet Supply Stores (no live pets). - - P - - P -
Specialty service establishments; such as - - P - - P -
small appliance repair, watch and jewelry
repair, and shoe repair.
Specialty food stores less than 4,000 sq. fl.; P - P P P P -
including markets, bakeries, health food
establishments, and candy stores.
Toy shops. P - P P P P -
Commercial Uses Services
Business support /mailing /secretarial - - - - - - -
services
Personal services P - P P P P -
(barber shops, beauty shops, massage,
manicure, and related service)
Dry cleaning, retail. - - P - - P -
Laundry (self service, coin). - - P - - P -
Dance, gymnastics and martial arts studio. - - P5 P3 - P4 -
Automobile rental agencies, office only. - - P - - P -
Bait Shops. - - - CUP - - -
Bicycle rental shops. P - P P P P -
Ticket agencies. - - P - - P -
Travel agencies and bureaus. - - P - - P -
Health and exercise clubs. - - CUP - - CUP -
Commercial - ocher
Hotels. - - - P - P -
Bed & Breakfast establishments; boutique CUP - CUP - P P -
lodging (12 rooms or less).
Offices, professional. - - - - - - -
nsurance brokers & services, investment - - - - - - -
brokers, real estate brokers and offices
and title and escrow companies.
city of lake elsinore
downtown code
section 1.4 detailed land use matrix
downtowncode: land use + development regulations
Garden District Historic District
o _ a Z' Z 7:1 0
A o N V H c o c V ar . V cc c
a 4.1 " c = N= Q `c N c N p y H O o
3 E .6 -o E o a, oar E o E 6 ar E 'o ar Ear v a . :o E ar c E c '7' O o •� x o x ar N a) N o x ar o ` O Q vi
U' 0 o 0 * ce x ce U 00 m a n. c
commercial other contd.
Banks and financial services. P - - P - - P P P
Stationary stores. P - - P - - P P P
Photography studios. - P P P - - P - -
Prescription pharmacies. P - - P - - P P P
Quick copy and printing establishments. P - - P - - P P P
Specialty entertainment. - - - - - CUP CUP - -
Eating and Drinking Establishments
Fast Food without Drive through, sandwich - P11 CUP P - CUP12 P - -
shops
Restaurants P P13 CUP P - - P - -
(no beer, wine ,or liquor sales).
Restaurants CUP CUP14 CUP CUP - - CUP - -
(with outdoor seating).
Restaurants CUP CUP15 CUP CUP - - CUP - -
(serving beer, wine, or liquor).
Nightclubs /drinking establishments. - - - CUP - - CUP - -
Light Industrial Uses
Incubator businesses which do not create CUP - - - - - CUP - -
any noise, vibration, electromagnetic,
radiation or other adverse impacts to other
properties in the vicinity. May include
limited industrial incubaaor businesses.
Bakery (in conjunction with retail sales or - CUP CUP - - CUP CUP - -
restaurant).
Manufacturing - light, only in conjunction - - - - - CUP CUP - -
with a retail outlet for goods manufactured
on -site.
Transportaion and communication Uses
Antennas and communication facilities * * * * * * * * *
- per Municipal Code Chapter 17.208*
Heliport CUP - - - - - - - -
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Cultural District Waterfront District
Z.— o a _ 1 o ar
O v a .3 H CD c a a U N a
C N C N= p C= N= H
v a o� a ov ar� o� a
ix c L L U .: Li .. U 2 O
commercial other contd.
Banks and financial services. - - - - - -
Stationary stores. - - - - - - -
Photography studios. - - P - - P -
Prescription pharmacies. - - - - - - -
Quick copy and printing establishments. - - - - - - -
Specialty entertainment. - - - CUP - CUP -
Eating and Drinking Establishments
Fast Food without Drive through, sandwich CUP10 - P CUP8 CUP9 P -
shops
Restaurants P - P P P P -
(no beer, wine ,or liquor sales).
Restaurants CUP - CUP CUP CUP CUP -
(with outdoor seating).
Restaurants CUP - CUP CUP CUP CUP -
(serving beer, wine, or liquor).
Nightclubs /drinking establishments. - - CUP CUP - CUP -
Light Industrial Uses
Incubator businesses which do not create - - - - - - -
any noise, vibration, electromagnetic,
radiation or other adverse impacts to other
properties in the vicinity. May include
limited industrial incubtaor businesses.
Bakery (in conjunction with retail sales or - - - - - - -
restaurant).
Manufacturing - light, only in conjunction - - - - - - -
with a retail outlet for goods manufactured
on -site.
Transportaion and Communication Uses
Antennas and communication facilities * * * « * * *
- per Municipal Code Chapter 17.208*
Heliport - - - - - - -
city of lake elsinore
downtown code
section 1.5 standards for specific uses
downtowncode: land use + development regulations
1.5 Standards for Specific through 1.5.10 provide additional standards
USES that apply to more specific areas and uses
within the downtown.
1.5.1 Applicability to Lake Elsinore A. Setbacks and Building Separation
Municipal Code
1. Setbacks for all structures are shown
Downtown Lake Elsinore has unique regulatory under building placement and size in
needs stemming from the historic nature of Section 1.3.1, on the at- a- glance pages
many structures in the downtown area. Also for each district.
due to the need for higher density, creating
a close relationship between residential 2. Where no minimum setback area is
and commercial uses, the importance of required adjacent to the interior lot line,
activity within the public right -of -way, and the if a setback is included in the design, a
promotion of pedestrian traffic. minimum 10 foot setback is required.
There are certain uses that because of their 3. A variable height setback is required
complexity deserve special limitations, design when a multi family or mixed use
standards and operating requirements. The development abuts a Single-family
following provisions and ordinances address Residential zone. Upper floors should be
these concerns by describing applicable stepped back per rear yard limitations:
limitations, design standards, and operating establishing a height at six feet above
requirements for the land uses within the Master finished grade of the adjacent
residential property line, a twenty (20)
degree incline plane is projected that
, establishes the height limitation of the
mixed use development.
B. Screening
,:. 1. Rooftops should be designed in a
` way that acknowledges their visibility
from other buildings and the street.
Equipment shall be screened on all
Plan Area. four sides from both the street and
neighboring buildings using parapets or
1.5.2 General Standards similar architectural features and from
the top where visible from an adjacent
This section provides general standards that are building of greater height.
applicable to new development projects in the 2. Service and loading zones, where visible
Lake Elsinore Master Plan Area. Sections 1.5.3
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from public streets and /or neighboring continuity and character.
buildings and properties, shall be
screened by the use of decorative 5. Landscaping shall be compatible with
walls and /or dense Landscaping that the district theme and the architectural
will serve as both a visual and a noise style of the building or buildings onsite.
barrier.
In addition, hardscape amenities shall
be designed to be consistent with the
C. Landscaping District theme.
Landscaping shall be provided according to 6. Landscaping shall be included as part
LEMC section 17.1 12.060 and Section 17.44.060. of the design for fences and walls.
All plans submitted to the City will be considered Plantings should be used to soften
on a case -by -case basis, based on variables and screen large masses of blank wall
such as location, site design, and compatibility surface area and to defer graffiti.
with adjacent development. 7. An anti -graffiti g paint coating shall
. Landscape design must incorporate be applied to all exposed solid wall
energy and water conservation surfaces.
concepts, including xeriscape. 8. Larger, more mature plant materials
2. Landscaping shall be drought - tolerant shall be used in areas of particular
and comply with the Lake Elsinore importance such as entries, courtyards
Water Efficiency Ordinance (Except for and recreational areas to achieve an
seasonal floral and ornamental plants immediate effect.
and agricultural /horticultural garden 9. Trees shall be lanted in
p parking lots
zones)
at a minimum of one tree per ten
3. Landscaping shall be used to provide spaces or to provide a 50% shade
an attractive setting for development, canopy coverage within a minimum
soften hard building contours, shade of 5 years after planting. All trees within
walkways and other large expanses of the parking area shall be a minimum
pavement, buffer and merge various of 15- gallon size at planting. However,
uses, mitigate building height; and larger trees (e.g., 24-, 36-, and 48 inch
screen unsightly uses. box) may be required by the Planning
Commission.
4. Landscaping plans shall compliment
the landscape and hardscape 10. The developer and subsequent owners
elements between the proposed shall be responsible for maintaining the
project, surrounding streetscapes, landscaping as shown on the approved
and adjacent publicly maintained plan. Maintenance shall include
landscaping to ensure community regular irrigation, weeding, fertilizing
city of lake elsinore
downtown code
section 1.5.2 general standards
downtowncode: land use + development regulations
and pruning and replacement of dead integrated into the overall building and
materials in accordance with the LEMC landscape design.
17.112.
4. Enclosures shall be constructed of
11. Mature significant palm trees shall be durable materials, and the color,
preserved per LEMC Section 5.116 texture and architectural detailing shall
12. Mature street trees may be replaced be consistent with the overall site and
with new mature box trees that match building design.
or exceed the size and species of the 5. Roofs of enclosures should be designed
replaced mature tree with the approval to compliment the project buildings'
of the Planning Department. roof style and colors.
Garden District 6. Where trash compactors are used,
they shall be screened from public
1. Horticultural and /or botanical /floral view within a trash enclosure or within a
gardens are required within the street building volume.
setbacks along Main Street and the
local streets within the Garden District. 7. A concrete pad shall be incorporated
A conditional use permit is required for inside trash enclosures to prevent
gardens located within the setback damage to ground surfaces from filled
area in order to ensure ongoing containers. The pad shall extend 10-
maintenance and coordinated feet in front of gates.
appearance. 8. Backflow prevention devices shall be
D. Service Areas, Refuse Areas and fully screened from public view through
Backflow Preventers the use of landscaping, berms, low walls
or other screening techniques. They
1. Trash and refuse collection, and should be located inside the building
recycling areas shall be provided where possible.
according to LEMC Section 17.112.120
(non - residential projects) and Section E. Lighting
17.44.120 (residential projects). 1. Lightning for all mixed use developments
2. Service areas, garbage receptacles, shall comply with LEMC Section
utility meters and mechanical and 17.112.040.
electrical equipment shall be located 2. Exterior lighting in excess of 60 watts
in unobtrusive locations, screened from shall be shielded so that light will not
public view and located for convenient
spill out onto surrounding properties or
access by service vehicles. project above the horizontal plane.
3. Screening of these areas shall be 3. Lighting shall not blink, flash, oscillate
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or be of unusually high intensity of
brightness.
4. Lighting for commercial uses shall be 11
appropriately shielded to not negatively 4
impact the on -site residential units.
5. All lighting shall be integrated with `' I1 ,, r
landscaping wherever possible.
F. Parking
1. At -grade parking lots shall not be
located between any building or along
the street frontage.
2. Vehicular access to corner lot the determination by the Planning
developments shall be from an alley or Commission that a parking demand
from a side street. analysis prepared by a competent
traffic and transportation engineer
3. Access to parking on interior lots shall demonstrates that the required number
have only one vehicular access, which of spaces exceeds actual expected
shall not be from the street if a lot abuts demand.
an alley. A second vehicular access
may be allowed if it is a shared access 7. Parking lot landscaping
with an adjacent development, or if
a. Any area of a surface parking
the lot frontage is at least 150 feet. lot that abuts a public street shall
4. Residential parking in mixed use be set back from the sidewalk a
developments shall be separate from minimum of twenty (20) feet and
commercial parking and accessed screened by landscaping and /or
through a secure gated entrance. a decorative masonry wall with a
minimum height of three (3) feet
5. Shared (joint use) of parking lots/ above the finished grade at the rear
structures is encouraged in commercial of the setback area. Landscaping
and mixed -use districts, subject to a shall include trees and landscape
shared parking agreement among shrubs to achieve sixty
proposed users of the facility. The ( 60
)percens
ground coverage within two years
agreement is subject to review and of planting.
approval by the Director.
b. Parking lot landscaping shall be
6. A reduction in the number of residential provided according to standards
parking spaces may be approved upon
city of lake elsinore
downtown code
section 1.5.3 mixed use projects
downtowncode: land use + development regulations
contained in LEMC Section Chapter 12 of the Municipal
17.148.100. Trees planted in Code, and are subject to the
parking lots shall provide a 50% standards therein.
shade canopy coverage within a
minimum of 10 years after planting. 1.5.3 Mixed - Use Projects
G. Restaurants There are five types of mixed use designations
within the Lake Elsinore Master Plan area, Civic
1. Eating and Drinking Establishments
Mixed Use, Commercial Mixed Use, Hotel Mixed
with Alcohol Sales. The following
Use, Residential Mixed Use and Office Mixed
development standards and proximity
Use. General requirements apply to all mixed
distance separation requirements
use projects. Specific requirements for any
shall apply to all eating and drinking individual t
establishments with alcohol sales Ype of mixed use projects will be
identified as such.
(referred to here as "establishments ")
located within a mixed -use A mixed -use project shall comply with the
development: following requirements.
a. Approval of a site - specific A. Design Objectives
conditional use permit is required for
each such establlishment located 1. Storefronts shall provide a 75% clear
within a mixed -use development. window along street frontages to
H. Utilities maintain a pedestrian orientation at
the street level.
1. All areas within the downtown 2. Projects shall provide for internal
code are designated an compatibility between the different
Underground Utility District per uses within the project.
3. Design should minimize the effects
of any exterior noise, odors, glare,
vehicular and pedestrian traffic, trash,
1 ` trash collection, routine deliveries, late
i`. night activity and other potentially
1 significant impacts.
r j J Residential
tt+
Garden District:
1. Residential developments shall be
designed such that ground floor units
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may be converted to retail commercial
storefronts. , y a` •
2. Residences should be designed to
establish a clear, functional design ,
/ �
relationship with the street front.��
i
B. Applicability and Location
at ��s
,
1. Mixed -use projects may be integrated
vertically or horizontally and may cover
a small or large land area. Vertical
mixed -use projects are encouraged
and shall incorporate different land uses planned for the second story
uses within the same building (e.g., and higher shall have retail, civic,
residential and /or office above retail commercial or office uses on the
uses). Horizontal mixed -use projects ground floor.
shall incorporate different land uses d. All non - residential ground floor uses
within adjacent buildings on the same shall be compatible with residential
site and where they consist of high uses above.
density residential in close proximity
to multi -story commercial, they are e. Lobby areas serving upper story
encouraged. residential uses may also be located
on the ground floor, provided that
2. These projects are permitted in all of such lobby areas occupy less than
the Master Plan Districts. fifty (50) percent of the available
C. General Requirements floor space.
1. Mix of Uses f. Residents shall have a separate
and secure street access to the
a. All mixed -use development shall residential units.
include at least two different land
use types, which may include civic, g. A conditional use permit shall be
commercial, residential, office, required for commercial uses that
and /or employment uses. operate after midnight.
b. Horizontal mixed -use buildings shall h. No use, activity or process shall
include a minimum of two individual produce continual vibrations or
retail frontages per block face. noxious odors that are perceptible
without instruments at the property
c. Mixed -use buildings with residential lines of the site or within the interior
city of lake elsinore
downtown code
section 1.5.3 mixed use projects
downtowncode: land use + development regulations
of residential units on the site. face windows of other units within
the development or windows of
2. All mixed -use development shall be residential units on lots that abut the
under unified control at the time of mixed use development in order to
application and shall be planned maximize privacy.
and scheduled to be developed as a
whole. d. The street corners of corner sites
shall be developed with buildings.
3. The location of the proposed mixed- Buildings should address corners
use project shall be consistent with architecturally and should relate
land uses in the General Plan Land Use to building adjacencies to
designations. prevent disruption or major gaps
4. Any mixed -use development to be and separations in building mass
constructed in phases shall include the consistent building wall). Public
full details relating thereto, including Plazas or open space areas are
a time schedule for the phase allowed as discussed in the Lake
completion. For horizontal mixed -use Elsinore Master Plan Document.
projects, no portion of the commercial e. A corner building should either be
component shall be occupied prior to sited on the corner property lines or
the completion of at least 50% of the set back from the corner to provide
residential component. For all mixed a public open space that provides
use projects, required open space shall direct internal access.
be completed according to a phasing
plan approved with the mixed -use f. Attractively landscaped areas
development. may also be permitted where
siting of a building or public open
5. Site Design
space at a corner is not feasible,
a. To the greatest extent practical, but such spaces must be usable or
buildings and uses shall be designed programmable.
to promote walkability. g. Buildings located on corners
b. All mixed -use development shall shall have special architectural
include at least two different land features, such as a tower element
use types, which may include civic, or a sign, which help to anchor the
commercial, residential, office, intersection.
and /or employment uses. h. A modest articulation of the building
c. Windows of residential units in mixed mass should be provided at corner
use developments shall not directly sites.
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i. Additional corner treatments may
include a rounded or angled facet
on the corner, location of the I L ...__
building entrance at the corner , ■ � ,
and /or an embedded corner f w
tower.
K
j. A variable height setback is
required when a mixed use
development abuts a single - family
residential zone. Upper floors should
be stepped back per rear yard
cultural and historical themes.
limitations: establishing a height at
six feet above finished grade of the c. Where practical, outdoor areas
adjacent residential property line, should be visible from public streets
a twenty (20) degree incline plane and accessible from adjacent
is projected that establishes the buildings as well as the street.
height limitation of the mixed use
development. 7. Noise Abatement
6. Plazas and Open Space - Publicly- a. Loudspeakers, gongs, buzzers,
accessible plazas and open spaces bells, or other noise attention or
are highly encouraged in mixed -use
attracting devices that exceed 45
developments. When incorporated, the decibels at any one time beyond
following standards shall be applied: the boundaries of the property
or within office or residential uses
a. Plazas and open space shall be on the floors above shall not be
landscaped and incorporate high permitted.
quality paving materials such as
stone, decorative concrete, brick b. All windows in residential units in a
or tile.
mixed use development shall be
double - paned.
b. Plazas and open space shall include
a variety of pedestrian amenities c. Mechanical equipment shall be set
examples of which include outdoor back a minimum of four feet from
furniture, trash receptacles, public any residential property and shall
art, water features, specimen be insulated to prevent any noise
plantings, decorative lighting, music disturbance. All equipment shall
system etc. These improvements
be screened.
should be designed to reflect local d. Residential
portions of the project
city of lake elsinore
downtown code
section 1.5.4 residential projects
downtowncode: land use + development regulations
shall be designed to limit the interior residential projects. Specific requirements for
noise caused by the commercial any individual type of residential projects will be
and parking portions. Proper design identified as such.
may include, but shall not be limited
to, building orientation, double or A residential project shall comply with the
extra - strength windows, wall and following requirements.
ceiling insulation, and orientation A. Density
and insulation of vents.
1. In a medium density project, the
8. Walls and Fencing permitted density shall be 7 to 18 units
a. A six -foot high masonry wall shall per acre.
be constructed along the property 2. In a high density project, the permitted
line of any lot where construction density shall be 19 to 24 units per acre.
of any mixed use development is
adjacent to property zoned and 3. In a residential mixed use project, the
used for residential purposes. permitted density shall be 19 to 24 units
per acre.
b. Walls shall have a decorative
texture that match the walls of the 4. In a commercial mixed use project, the
development. permitted density shall be 7 to 18 units
per acre.
c. All walls shall be painted with an anti -
graffiti coating. B. Required Open Space
9. Parking. The parking requirements 1. Each development shall have 150 sq.
established in Section 1.3.5 shall apply ft. of usable open space per studio
to all mixed -use development except unit and 200 sq. ft. for larger dwelling
as provided herein. units which may be provided by private
areas, common areas, ora combination
a. Access to parking floors with
of both.
residential units shall be secure and
through a locking gate or entry 2. Projects shall include a minimum area 5
way, feet by 10 feet of private open space in
the form of patios and balconies.
1.5.4 Residential Projects 3. All common open space and
recreation areas shall be conveniently
There are two types of residential designations located and readily accessible from all
within the Lake Elsinore Master Plan area, residential units. Each area shall have
Medium Density Residential and High Density a minimum dimension of 10 ft. x 8 ft and
Residential. General requirement apply to all
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may contain active or passive facilities, the street level.
and may incorporate any areas of the
site except where adjacent to public B Public Access
rights -of -way, private streets and alleys, 1. Commercial uses that have
but shall not include or incorporate any street frontage shall be
driveways or parking areas, trash pickup accessible to the public through
or storage areas or utility areas. the street front entrance during
4. All required common open space and all hours the business is open
recreation areas shall be developed 2. Corner lots: Retail and office
and professionally maintained in uses within buildings facing two
accordance with approved landscape or more streets shall have at
and irrigation plans least one customer entrance
5. Courtyards internal to a project, or facing the primary street
enclosed on at least three (3) sides, and one customer entrance
shall have a minimurn width of forty facing the second street or an
(40) feet, and shall be landscaped entrance on the corner itself.
with a ratio of hardscape to planting
not exceeding one (1) square foot of 1.5.6 Outdoor Retail Sales
landscape to one (1) square foot of
hardscape. Pools and spas shall be Outdoor sale of merchandise is permitted on
excluded from this ratio. sidewalks in the Master Plan area as subject to
the following regulations:
6. Public open space requirements
must adhere to the state Quimby Act 1. Merchandise and related equipment shall
requirements. not impede, endanger or interfere with
pedestrian traffic. Refer to clear zone
1.5.5 Commercial Projects designations on the At- A- Glance sheets.
Commercial standards apply to all commercial 2. No equipment used for display shall be
projects General requirements apply to all attached to the sidewalk or other public
commercial projects within the Lake Elsinore area.
Master Plan Area including the Commercial 3. Outdoor merchandise areas will be
Mixed Use and Residential Mixed Use areas. permitted only adjacent to the business or
A. Site Design.
building frontage. Outdoor merchandise
shall not be permitted next to the street
1. Provide storefronts with 75% window curb.
opening along street frontages to
maintain a pedestrian orientation at 4. Merchandise and related equipment shall
city of lake elsinore
downtown code
section 1.5.7 parking structures
downtowncode: land use + development regulations
not block regulatory signs, crosswalks, or
intersections.
4
5. All displays of merchandise must meet a
minimum height of 40 to 42 inches tall per
ADA standards.
6. All merchandise and related equipment
shall be stable and should not include 1
sharp edges, protrusions, or other features
that may be hazardous to the public.
7. All merchandise and the related equipment
must be secured to prevent them from
being dislodged by wind and other weather
or related elements.
8. The owner or operator of the business the Master Plan area.
displaying the outdoor merchandise shall be 1. Parking decks should be flat where
responsible for the maintenance, upkeep, feasible. At a minimum, a majority of
and security of display equipment. both the ground floor and top parking
9. The owner or operator of the business decks shall be required to be flat, as
displaying the outdoor merchandise shall opposed to continuously ramping.
be responsible for keeping the merchandise
area clean of any garbage, trash, paper, 2. External elevator towers and stair wells
shall be open to public view or enclosed
cups, cans or litter associated with the with transparent glazing.
operation.
3. Public restrooms shall be located on the
10. All merchandise and related equipment ground floor of the parking structure.
shall be moved inside the building wherein
the retail business is located during hours 4. Lighting shall meet the requirements of
the retail business is not in operation. the Uniform Building Code.
11. In no instance shall any articles be left upon 5. Parking structures with building facades
the sidewalk after closing. facing or visible from the
g public right -
1.5.7 Parking Structures of -way (ROW) shall use one (1) or a
combination of the following design
A. Parking Structure Design. The following features:
parking structure design standards shall
apply to all parking structures located in a. The facade shall be compatible
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with the architectural features of the Uniform Building Code.
other buildings in the district.
3. In addition to the above, views into the
b. Design features that would mask upper floors of parking structures shall
the building as a parking structure, be minimized through one or more of
such as green screens or public art. the following methods:
6. Proposed design features shall be a. The use of planters integrated into
approved by the Director. the upper floors of parking structure
facade design;
B. Minimizing Views Into the Parking Structure
Interior. Facades of parking structures shall b. The use of decorative, artistic
be designed without continuous horizontal trellis work and /or screening as
parking floor openings. architectural elements on the
parking structure upper floor
1. For portions of parking structures without facades; and /or
a pedestrian level retail /commercial
use, an ten (10) foot wide facade c. Upper parking floors designed as a
landscape strip is required. The strip pattern of window -like openings on
should consist of: the parking structure facade.
a. A mix of evergreen shrub groupings
spaced no more than four (4) feet 1.5.8 Bicycles
apart that do not exceed a height A. Bikeways
of six (6) feet at maturity; and
Designated bikeways within the Master Plan
b. Ground cover. area include:
2. Any portion of a parking structure 1. Lakeshore Drive: Multi- purpose
ground floorwith exposed parking areas Class II (restricted right -of -way)
adjacent to a public street shall minimize
views into the parking structure interior 2. Pottery Street: Class II
through one or more of the following 3. Main Street: Class III (designated
methods which are in addition to the
above facade landscaping strip: markings)
signs or permanent
markings)
a. Decorative trellis work and /or All bikeways shall be constructed to current
screening as architectural elements City standards.
on the parking structure facade,
without compromising the open B. Bicycle Parking
parking structure requirements of Bicycle parking spaces shall
1. city of lake elsinore
downtown code
section 1.5.9 architectural design
downtowncode: land use + development regulations
, �, 4. Facades without openings or changes
IP "i in wall planes shall be avoided.
5. Articulation shall add three dimensional
` interest to the facade and not rely on
a "false" detailing.
li t
4 u3 ° ' a ""' 6. Detailing of the building facades shall
F be integral to the architectural design
Z ' ..' !i ^* `""' and a permanent feature of the
I . surface.
6 1 " 7. Building facades shall have elements
that relate to the scale of a person.
8. Entrances to residential, office or
other upper story uses shall be clearly
be equal to 5% of required distinguishable in form and location
auto parking, with a minimum from retail entrances.
4 bicycle parking spaces per
commercial or residential mixed A. Commercial
use development. 1. Ground floor street frontage shall have
2. Motor vehicle entrances shall display articulated facades, which may include
adequate signs to indicate the such measures as indentation in plane,
availability and location of the bicycle change of materials in a complimentary
parking facilities. manner, and sensitive composition and
juxtaposition of openings
1.5.9 Architectural Design 2. A building shall have no more than
A. Mixed use twenty feet of continuous linear street -
level frontage that is without windows or
1. The area where the first floor meets entrances or other architectural detail.
the second floor shall clearly define a
change in materials, colors, and style 3. A minimum of fifty percent of the
between the first and second floors. ground floor facade facing an arterial
street to a height of eight feet shall be
2. All visible frontages shall be detailed visually transparent into the building or
with architectural elements. provide a minimum depth of three feet
3. Primary building entries shall be
for window merchandise display. (No
accented with strong architectural merchandise storage shall be allowed
definition. in the storefront windows which blocks
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the view of the interior of the building.
B. Roof articulation
1. Flat roofs are preferred and shall be * j> x.``R
screened with parapets on all sides of
the building. If no roof top equipment'.,
exists or is proposed the parapet shall
be a minimum of two feet in height. �: 4
2. Where architecturally appropriate,
ppropriate,
sloped roofs shall
p provide articulation
and variations to divide the massiveness
of the roof. Sloped roofs shall include project shall be set aside and used for
eaves, which are a minimum of 18 acquisition and /or installation of art at, or
inches in width. near, the construction project. If the City
Council deems the project inappropriate
3. All rooflines in excess of 40 feet in length for the installation or display of public art,
must be broken up through the use of the sum shall be appropriated to the public
gables, dormers, plantons, cutouts or art fund.
other appropriate means.
C. Awnings B. The City Council shall approve the
acquisition and /or installation of public art
1. Awnings may encroach into public as required by this section.
rights -of -way above sidewalks, private
streets and alleys C. All art acquired pursuant to this section shall
be acquired in the name of the city and
2. Awnings, Arcades, and Galleries may title shall vest in the city.
encroach the sidewalk to within 2 feet
of the curb but must clear the sidewalk
1.5.11 Additional Provisions
vertically by at least 8 feet.
3. Projections beyond the front or exterior A. Retail Establishment Size - "Anti -Big Box
side lot line of a corner lot shall require Provision"
the approval of the City Engineer. No single retail commercial establishment shall
exceed a gross floor area of 10,000 square
1.5.10 Public Art feet on Main Street without a conditional
use permit. Entertainment or restaurant /bar/
A. One (1) percent of the original estimated cocktail lounge uses are not included in this
construction cost of a city public works provision.
project or private commercial /mixed use
city of lake elsinore
downtown code
section 1.6 definitions
downtowncode: land use + development regulations
B. Storefront Vacancy
All storefront windows and glass doors on $
commercial properties must be covered with
plain brown or white craft paper or higher
quality window covering material during periods
of vacancy, new construction„ reconfiguration,
refurbishing, or remodeling. Such materials
shall be properly maintained for the duration of -
these periods.
1.6 Downtown
Implementation
1.6.1. MASTER PLAN LAND USES
ultimately prevent the vision from becoming a
The overall success of the Downtown Master reality.
Plan Area is contingent on an economic base
that establishes a significant on -site population To address the challenges of achieving
within walking distance of the downtown consolidation of small lots into adequate
commercial, civic and cultural venues. In building sites and optimum land use intensity,
order to achieve this, it is vital that residential regulations, policies and incentives are needed.
properties be developed at or near their highest The Master Plan and corresponding Form Based
allowable densities to support the desired level Code establishes minimum lot sizes for new
of retail commercial, office, entertainment and developments and the criteria for projects to
recreation development. Thus, implementation qualify for Redevelopment Agency financial
of the vision established for the downtown assistance.
through the Master Plan will require project
development sites that are sulbstantially larger . Minimum Building Site
than the individual lot sizes in the area. Where Properties with less than the minimum building
this existing pattern of lots represents multiple site area are permitted to maintain existing
ownerships in a given block or development uses and structures, but must be combined with
area, a means of consolidating multiple lots other adjoining properties in order to develop
into single project sites will be needed. New in accordance with the higher land use
development building sites must be of sufficient designations in the General Plan and Downtown
scale to achieve the objectives of the plan. If Master Plan. Non - conforming properties would
new developments are constructed on the have the following options:
small lots that are typical in the area, it will lead
to under - development of the land that will ■Continue to use the property as it is
(developed with its existing use)
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■ Purchase an adjoining lot(s) and consolidate
through a lot line adjustment or lot merger
• Sell the property to a master developer, the
Redevelopment Agency or other private
party or investor who is acquiring multiple �. )I
properties
• Partner with adjacent property owners in a
joint- ownership project
Developments that trigger a requirement for T 1
minimum building site size are those resulting 'w .., + "
in an increase in parking demand per the -
City's parking requirements or an increase
in density or FAR that results in a "substantial
physical improvement" to an existing building
or property. All pre- existing uses will be allowed criteria has been established for projects to
to operate in their current capacity /intensity qualify for Redevelopment Agency financial
and allowances are made for small additions assistance. Eligibility for such incentives (which
to buildings, accessory structures, landscaping, are discretionary with the RDA) requires site
repair and maintenance, etc. consolidation, maximum allowable residential
density and maximum allowable commercial
The Master Plan establishes a minimum building FAR. Additional density or FAR bonuses may
site of a half acre for any new development, be allocated based on compliance with the
and establishes a one acre minimum for any Downtown Master Plan and upon demonstration
project that receives financial assistance from of high - quality architectural design (see Table
the Redevelopment Agency. Thus, new projects A below). Thus, projects that promote the spirit
undertaken on parcels less than one acre would and intent of the Master Plan for economic
not qualify for incentives or financial assistance base and quality development will benefit
through the Redevelopment Agency. This from a public /private partnership. Appropriate
creates an incentive for new developments to incentives could include the following:
be of sufficient scale to satisfy the objectives
of the Downtown Master Plan and makes the • Waived or reduced permit processing and/
most effective use of RDA resources. or building permit plan check fees
• Expedited discretionary case processing
1.6.2 Optimum Land Use Intensity and /or building permit plan check
In order to encourage new development to • Infrastructure and /or public improvements
achieve the optimum residential densities (streets, sidewalks, water /sewer
and commercial square footage, additional
city of lake elsinore
downtown code
section 1.6 definitions
downtowncode: land use + development regulations
connections, landscaping,, etc.) • A minimum building site of at least one (1)
• Provision of required parking in public
acre;
structures -AND-
• PILOT (Payment -in- lieu -of- taxes) to limit or
defer property taxes One or more of the following:
• Property tax rebate • Residential Mixed Use Land Use Designation:
Qualify for the density bonus pursuant to
• Defer impact fees the Residential Mixed Use Ordinance.
• Land cost subsidies
• Commercial Mixed Use Land Use
• Land acquisition assistance Designation: Provide 90% of the maximum
dwelling unit density and FAR (with up to 20%
1.6.3 DEVELOPMENT REQUIREMENTS: non - residential FAR bonus for projects which
demonstrate exceptional architecture).
The following policies are intended to provide
baseline parameters for new development • Gateway Commercial Land Use
projects. They do not imply guaranteed Designation: Provide 90% of the maximum
financial assistance toward any given project collective FAR and between (4) and six (6)
- only that it meets the minimum requirements stories in height (with up to 20% FAR bonus
to be eligible for consideration. The ultimate for projects which demonstrate exceptional
provision of incentives or assistance for any
architecture).
project would be at the full discretion of the • Downtown Recreational Land Use
City and Redevelopment Agency on a case- Designation: Provide 90% of the maximum
by -case basis. collective FAR.
Development Requirement 1.1 Figure A: Density and FAR Bonuses
"Any new development that increases the
existing density, floor area ration or required
parking shall require a minimurn building site of
at least one -half (1/2) acre."
Development Requirement 1.2
"To be eligible for consideration of financial
assistance from the Redevelopment Agency
(RDA), all new developments shall meet or
exceed the following criteria:
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1.7 Definitions available for placing a building on a lot.
Build -to line: A given distance from a property
1.7.1 Applicability and Relationship to line where the facade of the building within
Zoning Code that property must be located.
For the purposes of the Downtown Lake Elsinore Column: A vertical support, usually cylindrical,
Master Plan, definitions in the Lake Elsinore consisting of a base, shaft and capital, either
Municipal Code Chapters 17.04, 19.08, and monolithic or built -up, of drums the full diameter
19.95 shall apply along with additional definitions of the shaft.
described in Master Plan Section 1.6.2.
Q
Commission: The term "Commission" means
1.7.2 Additional Definitions the City of Lake Elsinore Planning Commission.
Arcade (architectural): A covered passageway Cornice: The horizontal projection at the top
attached to a facade that is covered by upper of a wall; the top course or molding of a wall
floors. when it serves as a crowning member.
Arboretum: an area planted with many types Courtyard: A yard wholly or partly surrounded
of plants and trees for study, display, and by walls or buildings.
preservation. Density: The number of dwelling units divided
Awning: A fixed cover, typically comprised of by the gross area.
cloth over a metal frame, that is placed over Director: The term "Director" means the Director
windows or building openings as protection of Community Development or an appointed
from the sun and rain. representative.
Awning sign: A sign painted on, printed on, Facade: The exterior face of a building, which is
or attached flat against the surface of an the architectural front, sometimes distinguished
awning. from other faces by elaboration of architectural
Boutique retail: An establishment under 5,000 or ornamental detail.
square feet providing customized services or a Fenestration: The arrangement and design of
specialized selection of merchandise. windows in a building.
Building height: The vertical distance measured Floor area ratio (FAR): The ratio of the gross
from finish grade to the top of parapet or floor area of the building to the gross land area
building ridge. This does not include non-
of the site. The gross floor area does not include
habitable towers and attached accessories structured parking.
such as vents, air conditioners, or chimneys.
Focal point: A building, object or natural
Building placement: The maximum envelope
city of lake elsinore
downtown code
f
section 1.6 definitions
downtowncode: land use + development regulations
element in a street scene that stands out
and serves as a point of focus, catching, and
holding the viewer's attention.
d ig
Frontage: The linear edge of a property
adjacent to the property line abutting a street
i t
or public right -of -way. ? l , ,
Horticultural gardens: Horticultural gardens are
botanical gardens and natural areas containing
living collections of plants often intended at
least partly for scientific study.
Infill: A newly constructed building within an
existing development area.
Internally illuminated sign: A sign whose light Merchandise: Goods and items for sale,
source is located in the interior of the sign so including plants, flowers, clothing, jewelry, art
that rays shine through the face of the sign. work, household or office supplies, books, and
Landscaping: An area devoted to or developed other goods or wares, but excluding food or
and maintained with native or exotic planting, beverages of any kind.
lawn, ground cover, gardens, trees, shrubs, Mixed use: Development contained within
and other plant materials, decorative outdoor a single parcel (horizontally or vertically) or
landscape elements, pools, fountains, water adjacent parcels that contains different uses
feature, paved or decorated surfaces of rock, that are complementary to each other and
stone, brick, block, or similar material (excluding provide activity throughout the day.
driveways, parking, loading, or storage areas),
and sculpture elements. Plants on rooftops, Neon sign: A glass tube lighting in which a
porches or in boxes attached to buildings are combination of gas and phosphors are used to
not considered landscaping. create colored light.
Mass: A description of three- dimensional Office, professional: An office for professional
forms, the simplest of which are cubes, boxes business and administrative uses.
(or "rectangular solids "), cylinders, pyramids
and cones. Buildings are rarely one of these `Open space, common" means any parcel
simple forms, but generally are composites or area of land or water set aside, dedicated,
of varying types of assets. This composition is
designated or reserved for use and enjoyment
generally described as the "massing" of forms of all owners and occupants of a project.
in a building. Usable common open space shall constitute
area(s) readily accessible, practical, and
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generally acceptable for active and /or passive not disrupt visibility.
recreation uses, in no case shall common
open space include required setback areas or Pedestrian scale the size and proportion of
contain structures other than those intended a physical element that closely relates to the
human body e.g., a 16 -foot lamp post versus
for landscape or recreational 'ourposes.
a 30 -foot lamp post, a facade with vertically
"Open space, private" means a fenced or oriented framed windows versus a facade with
otherwise screened area designated for a a continuous and unarticulated window wall.
specific tenant or resident and which is devoid
of structures and improvements other than patio Permanent sign: A sign constructed of durable
covers or those structures or improvements materials and intended to exist for the duration
intended for landscape or recreational of time that the use or occupant is located on
purposes. the premises.
Pier: A stout column or pillar.
"Open space, public" means open space p
maintained for the use and enjoyment of the Porch: A covered entrance or semi - enclosed
general public space projecting from the facade of a building;
Parking, off- street: Marked or unmarked parking may be open sided or screened.
located within a parcel and outside a private Project: Any proposal for new or changed
or public right -of -way. use, or for new construction, alteration, or
Parking, on- street: Marked or unmarked enlargement of any structure that is subject to
parking located within a private or public right- the provisions of these regulations.
of -way and outside of a parcel. Proportion: The ratio of dimension between
Parking, shared: Parking that is utilized by two elements. Proportion can describe height to
or more uses taking into account the variable height ratios, width-to-width ratios, and width -
peak demand times of each use; the uses can
to- height ratios, as well as ratios of massing.
be located on more than one parcel. Landscaping can be used to establish a
consistent rhythm along a streetscape, which
Parking structure: A parking garage located will disguise the lack of proportion in building
above ground or underground consisting of size and placement.
one or more levels.
Public right -of -way: A strip of land that has
Paseo's: A paseo is a straight passageway been established by reservation, dedication,
between buildings used to create pedestrian prescription, condemnation, or other means
connectivity. Paseos should be wide enough and that is occupied by a road, walkway,
to feel comfortable for pedestrian users railroad, utility distribution or transmission facility,
Commercial activities, such as outdoor dining or other similar use.
and seating may be encouraged, but should
city of lake elsinore
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section 1.6 definitions
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Recess: A hollow place, as in a wall.
Resource Protection and Restoration: Resource
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protection and restoration protects and restores 4 a 0 '` , J ;
plant and animal habitats and areas of high
biological productivity and diversity.
Resource Related Recreation: Activities
relating to Natural Resources.. May fall under
the guidelines of the Department of Fish and
Game.
Retail pavilion: An establishment engaged
in the provision of goods and /or services for
consumers that are primarily utilizing pedestrian
rather than automotive transportation. Typical Specialty Entertainment:
uses include apparel shops, toys, beauty Storefront: The traditional "main street" facade
supplies, and specialty gift and collectible bounded by a structural pier on either side, the
shops. sidewalk on the bottom and the lower edge of
Scale: The measurement of the relationship of the upper facade on top, typically dominated
one object to another object. Often, the scale by retail display windows. A storefront should
of a building can be described in terms of its have a minimum depth of 25 feet and minimum
relationship to a human being. All components width of 25 feet.
of a building also have a relationship to each Trellis: A lattice or structure on which vines are
other and to the building as a whole, which is often trained.
the "scale" of the components. Generally, the
scale of the building components also relates
to the scale of the entire building.
Screening: A method of visually shielding or
obscuring a structure, or portion of, by a fence,
wall, berm, or similar structure.
Single Family Cluster developrnent: A cluster
of four (4) to twelve (12) small detached single
family homes around a central open space.
Site: A lot, or group of contiguous lots, that fall
under the same land use regulations.
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