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SHOREFRONT GUIDE TO LAKE STEWARDSHIP
The Lake Elsinore Shorefront Guide to Lake Stewardship is a collaborative publication of
the City of Lake Elsinore's Fire, Building, Engineering, Community Services, Code
Enforcement and Planning Departments, The Guide's intent is to identify challenges unique
to the development of Lake Edge District properties, as well as the latest "how -to"
information on various agencies and methods to resolve these issues.
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Lake Elsinore is the largest natural lake in Southern California, a true recreational paradise for boating,
wakeboarding, parasailing, fishing, water skiing, jet skiing, windsurfing, camping at local campgrounds and RV
resorts, sunbathing, picnicking or playing on the beaches.
With the adoption of the Lake Elsinore General Plan Update in December 2011, the Lake
shorefront is poised for increasing development pressure. While lakeshore development is
a prime opportunity for economic growth it can also be a threat to a limited and fragile
resource. Development must be balanced with environmental protection and sustainable
lake management. The future of Lake Elsinore depends on everyone who values its water
resource taking personal responsibility to keep the Lake healthy and productive for
continued enjoyment today, and leaving it a little better for future residents and visitors
tomorrow.
SHOREFRONT GUIDE TO LAKE STEWARDSHIP
Table of Contents
I.
Seismic/ Fault Location .................................... ..............................4
ll.
Liquefact ion..... � ................................................. ..............................6
III.
Subsidence ...................................................... ...............................
7
IV.
Groundwater Table .......................................... ...............................
8
V.
Special Flood Hazard Area ............................ ...............................
10
VI.
Flood lain Management (LEMC 15.68 ..............
12
VII.
Right -of -Way Dedications .............................. ...............................
13
VIII.
Fire Hydrants and Fire Flow.. ........................................................
15
IX.
Secondary Access (except single family residence)
X.
Automatic /Manual Gaffes (where applicable)
XI.
Fire Apparatus Turnaround- ............. ...........................................
16
XII.
Structural Engineering .................................... ...............................
17
A. Seismic Bracing
B. Compaction
C. Treated Construction Materials
D. Grounding of Structures
E. Americans with Disabilities Act Compliance (except single family
residence).
XIII. Soils Report
XIV. Utilities
XV. Parking ............................................................. .............................22
XVI. Lot Coverage
XVII. Scenic Vistas
XVIII. Habitat Protection
XIX. Pedestrian Trail System
XX. What Can I Do on Shorefront Property? ........ ............................... 23
A. The L — Lakeshore Zone
B. Overnight Camping ....................................... ............................... 24
C. Potential Development Costs ......................... ............................... 25
f, SEISMIC/ FAULT LOCATION
At its northern end, the Elsinore fault zones splays into two segments, the Chino fault and the
Whittier fault. At its southern end, the Elsinore fault is cut by the Yuha Wells fault from what
amounts to its southern continuation; the Laguna Salada fault. Several of the fault strands which
make up the Elsinore fault zone possess their own names. Northwest of Lake Elsinore are the
Glen Ivy North and Glen Ivy South faults. Heading southeast from Lake Elsinore, the two parallel
fault strands are the Wildomar fault (the more easterly) and the Willard fault.
Lakeside Residential Fault Map
FAULT ZONKS
!` INTERSTAIES HI(3►iWAYS i PARCELS COUNTY FAIL T ZUNE
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WATER 800IF.S CITY
SEISMIC FAULT LOCATION
The Uniform Code recognizes the northern portion of the Elsinore Fault as a Type B seismic
source. It is believed to be capable of generating earthquakes with moment magnitudes in the
range of 6.5 to 7.5, with a recurrence interval of approximately 250 years between major events.
Small events may occur more frequently. Thus, the City is likely to experience repeated moderate
to strong ground shaking generated by the Elsinore Fault in the foreseeable future. The City
recognizes the importance of addressing seismic hazards and taking preventative measures to
reduce their negative effects.
A. Prior to development approval, existing or new buildings may require seismic upgrading
or bracing to meet building and safety codes.
B. Alquist- Priolo and other seismic analyses may be required for new development, to
identify the potential for ground shaking, liquefaction, slope failure, seismically induced
landslides, expansion and settlement of soils, and other related geologic hazards. The
City may require site- specific remediation measures during permit review that may be
implemented to minimize impacts in these areas.
C. Habitable structures may be prohibited a minimum of 50 feet from an identified fault line.
D. Prior to development approval, a Soils Report shall be prepared by a licensed soils
engineer, with recommendations for compaction standards and the grounding of
structures.
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Liquefaction is a phenomenon in which the strength and stiffness of a soil is reduced by
earthquake shaking or other rapid loading. Liquefaction and related phenomena have been
responsible for tremendous amounts of damage in historical earthquakes around the world.
Liquefaction occurs in saturated soils, that is, soils in which the space between individual particles
is completely filled with water. This water exerts a pressure on the soil particles that influences how
tightly the particles themselves are pressed together. Prior to an earthquake, the water pressure is
relatively low. However, earthquake shaking can cause the water pressure to increase to the point
where the soil particles can readily move with respect to each other.
Earthquake shaking often triggers this increase in water pressure, but construction related activities
such as blasting can also cause an increase in water pressure. When liquifaction occurs, the
strength of the soil decreases and, the ability of a soil deposit to support foundations for buildings
and bridges is reduced.
III. SUBSIDENCE
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Subsidence is the motion of a surface (usually, the Earth's surface) as it shifts downward relative
to a datum such as sea - level. The opposite of subsidence is uplift, which results in an increase in
elevation. Ground subsidence is of concern to geologists, geotechnical engineers and surveyors.
Land subsidence is a gradual settling or sudden sinking of the Earth's surface owing to subsurface
movement of earth materials. Subsidence is a global problem and, in the United States, more than
17,000 square miles in 45 States, an area roughly the size of New Hampshire and Vermont
combined, have been directly affected by subsidence.
The principal causes are aquifer- system compaction, drainage of organic sols, underground mining,
hydro - compaction, natural consequence of our exploitation of underground water, and the
increasing development of land and water resources threatens to exacerbate existing land -
subsidence problems and initiate new ones. In many areas of the arid Southwest, and in more
humid areas underlain by soluble rocks such as limestone, gypsum, or salt, land subsidence is an
often overlooked environmental consequence of our land -and water- use practices.
IV. 6ROUNDWATF,R TAR1.I
The City of Lake Elsinore lies in an arid region where water is a limited resource. Fortunately, the
City contains a wealth of raw and nonpotable reclaimed water resources, such as Lake Elsinore,
the San Jacinto River, and the Temescal Wash, and water treatment plants. As such it is important
that all water resources be protected and conserved while enhancing their overall quality as the City
increasingly becomes more urbanized.
The depth to groundwater varies considerably across the City. The groundwater gradient naturally
follows this variation in depth, flowing from the northwest to the southeast underneath Lake
Elsinore.
The City generally experiences groundwater overdraft conditions. The Elsinore Valley Municipal
Water District analysis for the period 1990 to 2000 showed an average annual deficit of
approximately 1,800 acre -feet per year. Continuing overdraft may lead to ground subsidence as
soils compact over long periods of time, although no clear evidence of subsidence has currently
been identified around Lake Elsinore.
A. Prior to development approval, a Hydrology Study may be required to identify the depth of
the groundwater table on the property, its quantity and quality.
B. Development is required to provide clean water systems that reduce pollutants being
discharged into the drainage system to the maximum extent feasible and meet required
federal National Pollutant Discharge Elimination. System (NPDES) standards.
C. The City shall utilize the 1998 North American Vertical Datum to be consistent with the
national standard for mean sea level, which would increase the measurement of the mean
sea level for Lake Elsinore by approximately 2.4 feet.
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To locate groundwater accurately and to determine the depth, quantity, and quality of the water, several techniques must be used, and a target area must be
thoroughly tested and studied to identify hydrologic and geologic features important to the planning and management of the resource. The landscape may offer
clues to the hydrologist about the occurrence of shallow groundwater, Conditions forlarge quantities ofshollow groundwater are more favorable under volleys than
underhills. In some regions - -in parts of the and Southwest, for example - -the presence of "water - loving "plants, such as cottonwoods or willows, indicates
groundwater atshollow to moderate depth. Areas where woteris at the surface as springs, seeps, swamps, orlakes reflect the presence ofgroundwoter, although
notnecessarily in large quantities or of usable quality.
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V. SPECIAL FLOOD HAZARD AREA
As shown in the image above, the properties located in the light blue area are in FEMA mapped
Special Flood Hazard Area and are at greatest risk during a flood event. The properties shown in
the darker blue area are in a 500 year flood zone as mapped by FEMA, their probability of flooding
is lower.
The Federal Emergency Management Agency (FEMA) prepared a study in 1980 and revised it in
1987, identifying Lake Elsinore as a flooding source in the City. The San Jacinto River is the major
watercourse within the City, and its inflows to Lake Elsinore cause the lake to rise substantially to
an elevation of 1,267 feet, inundating inhabited portions of the Lakeshore along the southwest and
west sides of the lake.
The current FEMA 100 -year floodplain (special flood hazard area) surrounds the Lake.
FLOOD ZONE CONSTRUCTION:
1. City of Lake Elsinore Municipal Code 15.64 and 15.68 regulate construction within a special
flood hazard area.
2. Other regulations with regard to construction include the Internation Codes, American
Society of Civil Engineers, International Building Code and the National Flood Insurance
Program.
3. I- Codes /ASCE 24. The I -Codes and ASCE 24 explicitly apply to buildings and structures,
and portions of buildings and structures, that are located, in whole or in part, in flood hazard
areas. The IBC explicitly states that the provisions associated with the more restrictive flood
hazard area apply (Sec. 1612.1).
4. Structural FIII Structural fill is earthen fill that is used to support buildings. To properly
support a building, earthen fill must be free of organic material, construction debris, cobbles,
and boulders, and it must be placed in layers and compacted to provide sufficient strength
and stability to carry the weight of the building, when subject to loads,
without shifting or loss of support. In flood hazard areas, especially those with long- duration
flooding,
saturation of fill needs to be considered because saturation alters the bearing capacity of the
fill material. Also, because flow velocities may cause erosion, the side slopes of fill
101 Flood Hazard Areas
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As shown in the image above, the properties located in the light blue area are in FEMA mapped
Special Flood Hazard Area and are at greatest risk during a flood event. The properties shown in
the darker blue area are in a 500 year flood zone as mapped by FEMA, their probability of flooding
is lower.
The Federal Emergency Management Agency (FEMA) prepared a study in 1980 and revised it in
1987, identifying Lake Elsinore as a flooding source in the City. The San Jacinto River is the major
watercourse within the City, and its inflows to Lake Elsinore cause the lake to rise substantially to
an elevation of 1,267 feet, inundating inhabited portions of the Lakeshore along the southwest and
west sides of the lake.
The current FEMA 100 -year floodplain (special flood hazard area) surrounds the Lake.
FLOOD ZONE CONSTRUCTION:
1. City of Lake Elsinore Municipal Code 15.64 and 15.68 regulate construction within a special
flood hazard area.
2. Other regulations with regard to construction include the Internation Codes, American
Society of Civil Engineers, International Building Code and the National Flood Insurance
Program.
3. I- Codes /ASCE 24. The I -Codes and ASCE 24 explicitly apply to buildings and structures,
and portions of buildings and structures, that are located, in whole or in part, in flood hazard
areas. The IBC explicitly states that the provisions associated with the more restrictive flood
hazard area apply (Sec. 1612.1).
4. Structural FIII Structural fill is earthen fill that is used to support buildings. To properly
support a building, earthen fill must be free of organic material, construction debris, cobbles,
and boulders, and it must be placed in layers and compacted to provide sufficient strength
and stability to carry the weight of the building, when subject to loads,
without shifting or loss of support. In flood hazard areas, especially those with long- duration
flooding,
saturation of fill needs to be considered because saturation alters the bearing capacity of the
fill material. Also, because flow velocities may cause erosion, the side slopes of fill
placed to elevate a building may need to be flatter than typically used, and vegetative
ground cover or other erosion protection may need to be provided.
5. NFIP. The NFIP regulations for development in special flood hazard areas are silent on the
use of earthen fill to elevated buildings, although the general performance expectation that
building sites will be reasonably safe from flood applies. The regulations do not specify how
fill should be placed or compacted. FEMA Technical Bulletin #10 Ensuring That Structures
Built on Fill In or New Special Flood Hazard Areas Are Reasonably Safe From Flooding,
explains what is required to ensure that buildings on fill are "reasonably safe from flooding."
6. IRC. Section R401.2 requires foundations that are capable of accommodating all loads, and
fill soils that support footings and foundations to be designed, installed, and tested in
accordance with accepted engineering practice. Section R506 requires fill material used to
support concrete slab -on- ground floors to be free of vegetation and foreign material. Fill is to
be compacted to assure uniform support of the slab and approval is required for fill depths
that exceed 24 inches for clean sand or gravel or 8 inches for earth. Given those depth
limitations, approval is likely Flood Provisions of the I- Codes: Higher Standards; More
Specific Requirements (617/2013) 5 required for most fills used to elevate homes in flood
hazard areas, and code officials can require builders to obtain a report or design from a
qualified design professional.
7. IBC. IBC Chapter 18 covers soils and foundations in general. In addition to the other
requirements of this chapter, Section 1804.4 addresses grading and fill in flood hazard
areas and states that fill shall be placed, compacted, and sloped to minimize shifting,
slumping, and erosion during the rise and fall of flood water and, if applicable, wave action.
To meet the required performance objective, a qualified design professional is usually
required to design the fill.
Properties shown in the Special Flood Hazard Area are required to file for a Conditional Letter of
Map Revision with FEMA and gain approval from FEMA of their construction plans prior to City
approval and/or permits are issued. After construction is completed, a final Letter of Map Revision
is filed with FEMA.
Letter of Map Revision — Conditional (CLOMR) /Conditional based on fill (CLOMR -F) — Submittal to
FEMA during the design phase of a project; required for project being constructed in a Special
Flood Hazard Area (SFHA), A Conditional Letter of Map Revision (CLOMR) is FEMA's comment on
a proposed project that would, upon construction, affect the hydrologic or hydraulic characteristics
of a flooding source and thus result in the modification of the existing regulatory floodway, the
effective Base Flood Elevations (BFEs), or the Special Flood Hazard Area (SFHA). The letter does
not revise an effective NFIP map, it indicates whether the project, if built as proposed, would be
recognized by FEMA. FEMA charges a fee for processing a CLOMR to recover the costs
associated with the review. Building permits cannot be issued based on a CLOMR, because a
CLOMR does not change the NFIP map.
VI. FLOOD PLAIN MANAGEMENT
15.68.010 Residential structures. No person shall construct any new residential structure within
the perimeter streets of Grand Avenue, Riverside Drive, Lakeshore Drive, Mission Trail
and Corydon Road along the shore of Lake Elsinore such that the foundation or basement shall be
below an elevation of 1,264 feet mean sea level, plus a maximum of three feet for wave run -up as
determined by the F000dplain Administrator. [Ord. 1105 § 1, 2003].
15.68.040 Fill. No person shall import fill material within the perimeter streets of Grand Avenue,
Riverside Drive, Lakeshore Drive, Mission Trail and Corydon Road in Federal Emergency
Management Agency (FEMA) designated floodplain without first complying with all applicable local,
State and Federal laws, rules and regulations and Section 404 of the Clean Water Act (Title 33,
CFR Farts 320, 323, 325 through 328 and 330). [Ord. 1105 § 1, 2003].
What does this mean? Very simply, if you must import fill dirt your lot to raise the building pad out
of the floodplain, the fill dirt must come from within this boundary area.
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VII. RIGHT-OF-WAY DEDICATIUNS
Lakeshore Drive is currently a two -lane undivided roadway, and a major north /south route along the
east side of the Lake. The City's General Plan classifies a portion of Lakeshore Drive as a Collector
(2 lanes 168' ROW) , from Main Street to Chaney. From Chaney to Manning, the GP classification
is "New Special Roadway" (2 -lane, 60' ROW specifically designed for Lakeshore Drive adjacent to
the Country Club Heights District).
Acacia is a public ROW from Spring Street to Chaney.
STREET
ROW
ROW
ROW
CHANGE
EXISTING
EXISTING
PROPOSED
WEST
EAST SIDE
SIDE
LAKESHORE DRIVE
30 FT
30 FT
68 FT
8 FT
ACACIA
20 FT
20 FT
RIGHT OF WAY DEDICATIONS
NEW SE CIr4L ROADWAY
(2 -RANI)
9"OULDEVVIlfIKE LANE
1PROPOSED FOR LAKESHORE DRIVE IN THE COUNTRY CLUB HEIGHT DISTRICT)
A Traffic Impact Analysis shall be required except for custom single family residences. The TIA
shall include the following:
1. Identification of Ingress /Egress Points
2. Circulation Pattern within the project
3. Trip Generation Data as result of the project
4. Parking 'Requirements and how they are met
5. Signalization
6. Acceleration /Deceleration Lanes
VIII. DIRE. HYDRANTS AND FIRE, FLOW
IX. SECONDARY ACCESS
X. Ati-ro vlATIC /MANUAL GATES
FIRE PLANNING LAKESHORE MINIMUM
PLOT PLAN REQUIREMENTS
GENERAL CONDITIONS
1. Minimum Hydrant Fire Flow- Minimum required fire flow shall be 1,500 GPM FOR 2 hour's
duration at 20 PSI residual operating pressure, which must be available fefore any
combustible material is placed on the job site. Average spacing between hydrants 500' and
250' maximum distance from any point on the street or road frontage to hydrant. THESE
PROVISIONS ARE THE ABSOLUTE MINIMUM STANDARDS AND MAY REQUIRE
GREATER FLOWS DEPENDENT UPON THE BUILDING CONSTRUCTION AND SIZE.
2. Hydrant System - A combination of on -site and off -site super fire hydrant (s) (6" x 4" x 2'/z
x 2'/ ") will be located not less than 25 feet or more than 250 feet from any portion of the
building as measured along approved vehicular travel ways. The required fire flow shall be
available from any adjacent hydrant(s) in the system.
3. Minimum Access Standards- The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways shall
conform to the City of Lake Elsinore approved roadway standards but in no case shall the
minimum fire department vehicular access be less the following provisions:
1. Twenty -four feet (24') clear width. Where parking is to be provided, each parking
side shall be provided with eight (8') additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than 500
feet. [Ord. 529 §12 (F), 1973].
3. The required all weather vehicular access shall be able to support no less than
75,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning radius shall be 26' inside and 38' outside for all access roads.
4. Secondary Access- In the interest of Public Safety, this project shall provide an Alternate or
Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
5. Automatic /Manual Gates — Gate entrances shall be at least two feet wider than the width of
the traffic lane(s) serving that gate and no less than 20 feet wide. Any gate providing access
from a road to a driveway shall be located at least 35 feet from the roadway and shall open
to allow vehicle to stop without obstructing traffic on the road. Where a one -way road with a
single traffic lane provides access to a gate entrance, a 40 foot turning radius shall be used.
Gate access shall be equipped with a rapid entry system. Plans shall be submitted to the
Fire Department for approval prior to installation. Automatic /manual gate pins shall be rated
with shear pin force, not to exceed 30 foot pounds. Automatic gates shall be equipped with
emergency backup power. Gates activated by the rapid entry system shall remain open until
closed by the rapid entry system. Contact the Fire Planning office for current plan check
fees.
X1. FIRE APPARATUS TURNAROUND
Riverside County Fire Department
Office of the Fire Marshal
Lake Elsinore
RESIDENTIAL FIRE APPARATUS TURNAROUND STANDARD
20'
20'
10'
20'
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20'
CUL -DE -SAC
INTERMEDIATE TURN - AROUND
26' INSIDE TURNING RADIUS
38' OUTSIDF TURNING RADIUS
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XIC. STRUCTURAL I.NGINE ;RING
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Prior to the issuance of any building permit:
1. Land use approval must be obtained from the Planning Department.
2. All other approvals from all City departments must be presented in writing to the
Building Department.
3. All fees must be paid.
4. All projects must meet current Building Code requirements.
Structural Engineering is required on plans for all structures.
1. Seismic bracing is required.
2. Utilities — gas, propane tanks, electrical, sewer and water — shall be shown on
plans.
3. Grounding of structures shall be shown on plans.
4. Three sets of plans are required for Plancheck, which shall be wet stamped and
signed by a design professional.
A Compaction Report prepared by a licensed Soils Engineer is required.
Construction materials shall be treated to withstand flooding.
Flood Damage - Resistant Materials
a. NFIP. The NFIP regulations require that new construction and Substantial
Improvements are constructed with materials that are resistant to flood damage, but
do not define what that means. FEIVIA guidance on materials is in Technical Bulletin
#2 Flood Damage- Resistant Materials Requirements. This guidance describes five
classes of materials ranging from those that are highly resistant to flooding, to those
that have no resistance. A lengthy table lists materials by generic names and notes
whether the materials are acceptable or unacceptable for use below the BFE.
b. IRC. Section R322.1.8 includes specifications for wood, allowing use of woods that
are preservative- treated in accordance with a specific standard, or use of "decay -
resistant heartwood of redwood, black locust or cedars.° This section also requires
materials and installation methods used for flooring and interior and exterior walls to
conform to the provisions of FEMA Technical Bulletin #2.
c. IBC/ASCE 24. IBC Section 1612, by reference to ASCE 24, requires flood damage-
resistant materials to be used below specified minimum elevations. ASCE 24 Section
5 has specifications for metal connectors and fasteners, structural steel, concrete,
masonry, wood and timber, and finishes. IBC Section 801.5 (interior finishes) calls
for flood damage- resistant materials, and Section 1403 (exterior walls) specifies the
same preservative treatment or decay - resistant woods that are listed in the IRC.
2, Flood Openings
a. NFIP. The NFIP specifies that fully enclosed areas below the lowest floor of elevated
buildings are "designed to automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exist of floodwaters."
b. Two design options are identified: either the designs must be certified by a registered
professional engineer or architect, or the openings are to meet or exceed minimum
criteria, including that a minimum of two openings have a total net area of not less
than one squire inch for every square foot of enclosed area subject to flooding.
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c. IRC. Section 8322.2.2 explicitly specifies that the minimum of two openings shall be
on different sides of each enclosed area (which helps minimize the likelihood that
floating debris Flood Provisions of the I- Codes: Higher Standards; More Specific
Requirements (61712013) 6 will block the openings and impair intended
performance). In addition, the IRC provides that "openings shall be not less than 3
inches in any direction in the plane of the wall."
d. IBC/ASCE 24. IBC Section 1612, by reference to ASCE 24, requires a minimum of
two openings on different sides of each enclosed area and specifies that the
minimum dimension of openings must not be less than 3 inches in any direction in
the plane of the wail. ASCE 24 uses the term °nonengineered openings" for those
that provide a total net area of at least 1 square inch for each square foot of enclosed
area and "engineered openings" for those that are certified by a design professional.
3. Walls Designed to Break Away and Equipment
a. NFIP. The NFIP specifies the performance for non - supporting breakaway walls, if
walls are used to that may be used to enclose areas below elevated buildings. Such
walls are required in Zone V, and may be allowed in Zone A. The intent is that such
walls "collapse under wind and water loads without causing collapse, displacement,
or other structural damage to the elevated portion of the building or supporting
foundation system." Post -flood investigations have determined that walls do not
breakaway as designed if electrical, mechanical, and plumbing system components
and equipment are mounted on or penetrate through breakaway walls. Although the
NFIP does not explicitly state that breakaway walls should be free of such elements,
it is implied in the performance statement.
b. IRC. Section R322.3.4 explicitly requires that "electrical, mechanical, and plumbing
system components are not to be mounted on or penetrate through walls that are
designed to break away under flood loads."
c. IBC/ASCE 24. IBC Section 1612, by reference to ASCE 24, explicitly requires that
"utilities and attendant equipment shall not be mounted on, pass through, or be
located along breakaway walls."
4. Foundation Wall Height Limitations in Zone A
The IRC is a prescriptive code, which means that unless specified, a registered design
professional is not required to design dwellings. IRC Section R322.2.3 imposes some
limitations on foundation wall heights, unless the walls are designed in accordance with
Section R404, Foundation and Retaining Walls. The limitations apply to 6 -inch and fl-
inch plain masonry walls and 8 -inch reinforced masonry walls. These limitations were
determined by a series of computations of flood loads that considered a range of depths
(4, 6, 8, and 9 feet) and a range of velocities (3, 6, and 9 feet per second). If walls higher
than these height limitations specified are required, then a design professional is
required to develop the foundation design.
5. Minimum Elevation Requirements
The NFIP regulations specify minimum building elevation requirements based on flood
zone;
a. In SFHAs designated Zone A, including Zone A areas with waves less than 3 ft high
that are immediately inland of Zone V, the lowest floor shall be at or above the BFE
(and the reference point is the top of the floor).
b. In SFHAs designated Zone V, the bottom of the lowest horizontal structural member
of the lowest floor (excluding pilings and columns) shall be at or above the BFE.
IRC Section R322.2.1 specifies elevation requirements in flood hazard areas that are not
subject to high - velocity wave action (i.e., in Zone A). In all such areas, buildings shall have
the lowest floors elevated to or above the DFE, except in areas designated as Coastal A
Zones. In Coastal A Zone areas, the lowest floor shall be elevated to or above the BFE + 1 ft
or the DFE, whichever is higher. 8322.2 states that if flood hazard areas have been
18
delineated as subject to wave heights between 1.5 ft and 3 ft, the areas shall be designated
as Coastal A Zones. Flood maps prepared by FEMA after December 2009 show the inland
extent of the 1.5 ft wave, the LIMWA.
IRC Section 8322.3.2 specifies elevation requirements in coastal high - hazard areas (i.e.,
Zone V). In all such areas, the required minimum elevation is determined based on whether
the lowest horizontal structural member is oriented parallel to or perpendicular to the
direction of wave Flood Provisions of the I- Codes: Higher Standards; More Specific
Requirements (61712013) 9 approach (consistent with the manner in which elevations are
specified in ASCE 24). During conditions of flooding, some waves are expected to rise
higher than the BFE specified on the FIRM, in which case the impact of even the crests of
those higher waves can impart considerable load on lowest horizontal structural members. If
the lowest horizontal structure members are oriented to allow those waves to pass through
without impacting the members, the structure does not experience the same wave loads as
it would if the members are impacted. Therefore, if a home is oriented such that the lowest
structural members are likely to be impacted, the IRC and ASCE 24 require higher elevation.
The IRC requires:
a. If the lowest horizontal structural member is oriented parallel to the direction of wave
approach, the "lowest portion of all structural members supporting the lowest floor,
with the exception of mat or raft foundations, piling, pile caps, columns, grade beams
and bracing" shall be located at or above the DFE.
b. If the lowest horizontal structural member is oriented perpendicular to the direction of
wave approach, the "lowest portion of all structural members supporting the lowest
floor, with the exception of mat or raft foundations, piling, pile caps, columns, grade
beams and bracing" shall be located at or above the BFE plus 1 ft or the DFE,
whichever is higher.
6. Scope of the IBC
The scope of the IBC includes the "construction, alteration, movement, enlargement,
replacement, repair, equipment, use and occupancy, location, maintenance, removal and
demolition of every building or structure or any appurtenances connected or attached to
such buildings or structure," except detached one- and two- family dwellings and townhouses
not more than three stories above grade plane in height with a separate means of egress
and their accessory structures, which must meet the provisions of the IRC.
For floodplain management purposes, it is important to understand that the IBC specifies
Use and Occupancy Classifications, and each building is to be classified in one or more of
the Use Groups defined in the code. This is especially important because of the NFIP (and
code /ASCE 24) limitations on dry flood proofing, a protection technique that is permitted
only for nonresidential buildings in A Zones. Two Use Groups include buildings that are
residential in nature, where people are cared for or live on a permanent or transient basis:
Institutional Group I and Residential Group R.
7. ASCE 7: Flood Loads
The NFIP regulations establish a performance statement for buildings, requiring that
buildings in SFHAs be "designed (or modified) and adequately anchored to prevent flotation,
collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic
loads, including the effects of buoyancy."
ASCE 7 Minimum Design Loads for Buildings and Other Structures is referenced by the (-
Codes. Loads defined as "forces or other actions that result from the weight of all building
materials, occupants and their possessions, environmental effects, differential movement,
and restrained dimensional changes." ASCE 7 provides minimum load and combination load
requirements for dead loads, live loads, flood loads, wind loads, seismic loads, snow loads,
rain loads, and ice loads. Loads and appropriate load combinations are developed to be
used together and are set forth for strength design and allowable stress design.
19
The basic requirement of a building code is that buildings and structures must be designed
and constructed to support the factored loads in load combinations without exceeding the
appropriate strength limit states for the materials used in the construction. In short, buildings
must be designed to resist anticipated loads, where the anticipated loads are prescribed
based on local conditions.
For flood loads, ASCE 7 includes a performance statement that is equivalent to performance
statement in the NFIP regulations: "Structural systems of buildings or other structures shall
be designed, constructed, connected, and anchored to resist floatation, collapse, and
permanent lateral displacement due to action of flood loads associated with the design flood
and other loads in accordance with load combinations [specified in ASCE 7]. "Flood
Provisions of the I- Codes: Higher Standards; More Specific Requirements (61712013) 11
Flood loads include hydrostatic loads, hydrodynamic loads, wave loads (with specifics for
breaking wave loads on vertical pilings and columns, on vertical walls, on non - vertical walls,
and from obliquely incident waves), and impact loads (from debris and ice). ASCE 7 requires
the effects of erosion and scour to be included in load calculations (basically by assuming
loss of soil, which increases depth of water, thus increasing flood loads).
8. ASCE 24: Flood Resistant Design and Construction
ASCE 24 Flood Resistant Design and Construction was first published in 1998 and
republished in 2009 (a revision is expected late 2013). IBC Section 1612.4 references ASCE
24 for all of the specific design and construction requirements that apply to buildings and
structures in flood hazard areas. The IRC requires homes in floodways to be designed in
accordance with ASCE 24 and allows use of ASCE 24 for homes in Zone V.
Building codes reference many standards. Standards are developed by qualified
organizations according to prescribed procedures. The American Society Civil Engineers
appoints a balanced committee that includes regulators, design professionals,
manufacturers, and builders. The process requires the committee to evaluate and vote on
proposed changes. For ASCE 24, the result is a consensus document that represents what
the committee agrees is necessary and appropriate for buildings and structures to resist
flood loads and minimize flood damage. In the past, the committee determined that
exceeding a number of the minimum requirements of the NFIP was necessary to achieve
the desired performance.
9. ASCE 24: Pile Foundations
a. NFIP. The NFIP regulations require buildings in coastal high hazard areas (Zone V) to
have pile or column foundations and require registered design professionals to develop
or review the structural design, specifications and plans for construction. The design and
methods of construction used must be certified as being in accordance with accepted
standards of practice for meeting the provisions of the regulations. ASCE 24 sets forth
accepted standards of practice.
b. IBC/ASCE 24. ASCE 24 has extensive and detailed specifications for pile foundations.
Geotechnical considerations must account for instability and decreased structural
capacity associated with erosion, scour, and shoreline movement, which must be
considered when designers specify foundation depths. Specifications are provided for
different types of piles (wood, steel H, concrete - filled steel pipe, pre - stressed concrete,
precast concrete, cast -in -place concrete) and aspects of foundation design, including
lateral resistance, capacity of supporting soils, minimum penetration, pile spacing, pile
caps, grade beams, pile splicing, and connections. Footings, mats, rafts, grade beams,
and slabs -on -grade are permitted at or below grade. Bracing specifications include
limitations based on orientation relative to the primary direction of wave forces.
Building Code Resources:
Building Code Resources: Flood Resistant Provisions of the 2009 I- Codes, Flood Resistant
Provisions of the 2012 I- Codes, Highlights of ASCE 24, and Provisions of the 2009 I -Codes and
ASCE 24 Compared to the NFIP: hftp: l /www.fema.gov /building - science /building- code- resources.
)0
FEMA Technical Bulletins:
http: / /www.fema.gov/ plan/ prevent /floodplain /techbul.shtm,
FEMA P -758. Substantial Improvement/Substantial Damage Desk Reference. Order hardcopy from
the FEMA Warehouse (800- 480 -2520) or download:
http: / /www.fema.gov/ library /viewRecord.do ?id =4160,
Brief Notes on Other Requirements of ASCE 24
Decks, concrete pads, and patios (V Zone and Coastal A Zone). ASCE 24 includes
specifications for decks, concrete pads, and patios that are beneath or adjacent to structures in
coastal high- hazard areas and Coastal A Zones, including specific requirements that reinforcing not
be used and limiting pad thickness [Sec. 4.8]. IRC requires slabs, pools, pool decks, and walkways
to be structurally independent of buildings, unless building foundation are designed to resist the
additional flood load [IRC 322.3.3].
Platforms for utility equipment. ASCE 24 requires that exterior elevated platforms be supported
on piles or columns, or cantilevered from or knee - braced to the structure. If piles or columns are
used, they are required to be adequately embedded to account for erosion and local scour [Sec.
7.1].Flood Provisions of the I- Codes: Higher Standards; More Specific Requirements (61712013) 17
Electric components required to meet life safety requirements. ASCE 24 has specifications for
exposed conduits and cables, electric meters, disconnect switches and circuit breakers, and other
electric elements below the minimum elevations, including a statement that electric elements
required to meet life safety provisions may be permitted within certain limitations [Sec. 7.21.
Duct systems. ASCE 24, IMC, and IRC each specifically require ductwork/duct systems to be
above the required elevations [Sec. 7.4; M602.4, M603.13; IRC 322.1.6; IRC 1601.4.9].
Underground plumbing system elements. ASCE 24 specifies that if installed under - ground,
piping and plumbing systems shall be buried to a depth sufficient to prevent movement, separation,
or loss due to flooding and erosion [Sec. 7.3.1].
Tanks. ASCE 24 requires tanks to be elevated or installed to resist flood loads, and have fill
openings and vents elevated. Designs are required account for 1.5 times the potential buoyant and
other flood forces acting on an empty tank during design flood conditions [Sec. 7.4.1].
Pools. ASCE 24 requires all pools to be designed to withstand all flood - related loads and load
combinations. Pools in coastal high hazard areas and Coastal A Zones are required to be elevated,
designed to breakaway, or to remain in the ground without obstructing flow [Sec. 9.5].
Brief Notes on IBC Appendix G
IBC Appendix G is an optional appendix. It is intended to fulfill the floodplain management and
administrative requirements of the NFIP that are not included in the body of code. Communities that
adopt the code and this appendix without modification meet the minimum requirements of the NFIP,
provided all development is regulated, including buildings exempt from the code. Appendix G
includes administrative requirements of NFIP and requirements concerning modifications to
watercourses, permits for flood hazard area development other than buildings, conditions for the
issuance of variances from floodplain management requirements and site improvements,
subdivision planning and installation of manufactured homes, recreational vehicles, tanks,
temporary structures and, temporary storage, and Utility and Miscellaneous Group U structures.
Some states do not adopt Appendix G, some states adopt it as a mandatory appendix, and some
states allow local jurisdictions to adopt it.
Provisions of Appendix G that exceed or that are more specific than the NFIP minimum
requirements include the following:
Subdivisions. IBC Appendix G requires residential building lots to be provided with buildable area
outside of the floodway [IBC G301.2(3)].
Recreational vehicles. IBC Appendix G prohibits placement of recreational vehicles in flood
hazard areas subject to high - velocity wave action (Zone V) and in floodways [G601.1].
Tanks. IBC Appendix G requires tanks to be anchored to prevent flotation, collapse, or lateral
movement (underground and above- ground) or elevated; requires tank inlets and vents to be at or
Flood level.
XV. PARKING
XV'l. LOT COVERAGE
XVi I. SONIC VISTAS
XVI I L 11ABITAT PROTECTION
XJX. PEDL- s'rRIAN TRAIL SYSTEM
A. Development proposals shall meet the standards of the Lake Elsinore Municipal Code,
Chapter 17.148 Parking Requirements.
1. Single family detached residences shall provide two spaces in a garage, plus two open
visitor spaces, which may be tandem and located in the driveway.
2. Clustered visitor spaces proposed off -site may be considered by the Community
Development Department.
B. Development proposals shall meet the development standards of the L — Lakeshore Zone of
the LEMC, including setbacks, and maximum lot coverage.
C. Scenic vistas shall be provided between homes, for the enjoyment of pedestrians as well as
local residences, Dwelling units within subdivisions may be clustered to provide larger open
space & scenic vistas.
D. Habitat Protection shall be reviewed and approved prior to grading.
E. Development proposals shall not impede nor prohibit the construction of a pedestrian trail
system along the Lake.
.I
XXI. WHAT CAN I Do ON SHORELINE: PROPERTY?
What Permits are Required?
Shoreline Property is defined as the land between the water's edge and Lakeshore Drive. There
are Regulatory Agencies who have jurisdictions at different elevations along the shoreline.
Permitted uses, and uses permitted by Conditional Use Permit shall be consistent with the L —
Lakeshore Zone.
Section 17.20.040 Permitted uses
Uses permitted in the Lakeshore District shall be as follows:
A. Custom, occupied single - family residences in accordance with Section 17.20.088.
B. Existing occupied single - family residences and existing operating businesses consistent
with this Chapter, as of the date of adoption of the L- Zone.
C. Hiking and bicycle trails /tracks.
D. Jet ski and boat rentals.
E. Residential private boat docks for private pleasure craft, subject to the issuance of a City
permit.
F. Publicly owned park, in conformance with the Lake Elsinore General Plan.
G. Restaurants.
17.20.050 Conditional uses
The following uses are allowed in the Lakeshore District provided a conditional use permit has been
granted by the Planning Commission after notice and public hearing are properly conducted. Any
use approved as a CUP shall conform to the General Plan and requirements for scenic corridors.
A. Athletic fields
B. Campgrounds and picnic grounds.
C. Recreational vehicleftrailer parks.
D. Hotels, bed and breakfast establishments, inns, rental cottages, and lodging facilities.
E. Other retail uses that are limited, small scale, and that serve recreational uses, as
deemed similar to the above - mentioned uses by the Director of Community
Development.
F. Playgrounds
G. Tennis courts
H. Structures exceeding the maximum height permitted by LEMC 17.20.080.
17.20.060 Prohibited uses
Any use not specifically listed as allowed, by ownership right as a permitted /conditional use or
special permit, are prohibited. The following uses are specifically prohibited:
A. Off -site advertising structures
B. Stand - alone, for -fee parking lots which are not an accessory use.
C. Storage of any kind unless connected with existing occupied residential dwellings and
consistent with all applicable City codes.
D. Unauthorized vending /peddling and selling.
WI IAi° C AN I DO ON SI10RFLINE I) ROPER-F"Y"?
Development shall obtain City approval in accordance with the LEMC. Conditional Use Permits
run with the land unless revoked. Entitlements must be constructed in a timely manner or shall
expire.Contact the Planning Department for assistance.
Overnight Camping is permitted with the approval of a Temporary Use Permit, in accordance
with Section 17.200.070 of the Lake Elsinore Municipal Code:
17.200.070 Overnight Camping
Overnight camping may only be permitted by specific approval of the Community
Development Director and shall comply with the following guidelines:
A. Overnight camping may be permitted for persons administering or personnel
serving as security for an extended or seasonal temporary use.
B. Overnight camping shall be limited to only fully self - contained vehicles which
have toilet facilities.
C. Overnight camping shall not be allowed at any location more frequently than four
times a year.
D. Any overnight camping shall obtain approvals from the County Health
department and comply with all recommendations and conditions.
E. Any overnight camping shall obtain a permit from the City and pay required
permit fees. Except for security personnel as provided in subsection (A) of this
section, any overnight camping shall be subject to obtaining a temporary trailer
park permit an dcompliance with all applicable provisions of California
Administrative Code, Title 25 [Ord. 1026 §17.98.070, 1997. Code 1987
§ 17.98.070].
Additionally:
1. Contact EVMWD for any activity within the water.
2. Contact Army Corp of Engineers (ACOE) /Regional Water Quality Control
Board (WQCB) /CA Dept of Fish and Wildlife to obtain 404 Permit 1401 Permit /
1600 Permit,
for any activity below the OHWM (Ordinary High Water Mark), currently at 1255'
MSL (NGVD 29) surrounding the main body of the lake.
WHAC CAN 1 DO ON 51101 HNE; I'RO111:I0'Y'?
POTENTIAL DEVELOPMENT COSTS:
Applicable Process Fees — The following are processes handled by the Engineering
Division. One or more of the processes may be required to develop a Lakeside Residential
zoned property.
Grading — Plan check and Permit: Stockpile, fine grade & drainage, clear and grub, mass
grade, rough grade, precise grade.
Encroachment — Permit: for any work that includes access to City property or streets
Improvements: Street, storm drain, utility.
Haul — permit
Parcel Merger — process used to merge two to four adjacent parcels under the same
ownership into one legal parcel.
Parcel Map — process used to reconfigure multiple lots or one large lot into 5 or fewer legal
lots. Process begins with the Planning Division and a tentative map.
Final Map — process used to reconfigure multiple or one large lot into 6 or more legal lots.
Process begins with the Planning Division and a tentative map.
Vacation — Acacia Street runs parellel to Lakeshore Dr. bisecting most parcels in APN 374
and a few in APN 375. If the elimination (vacation) of Acacia St can be accomplished
without removing access to a parcel, the City will consider it.
Seismic Study -- Performed by a licensed geologist and submitted to the City; review
completed by third party at Riverside County.
Regulatory Agency Permits
Applicable Development Impact Fees:
Transportation Uniform Mitigation Fee (TUMF): fee levied on new structures and some
new additions /redevelopment projects. City collects on behalf of Western Riverside Council
of Governments (WRCOG). Monies collected are used to fund regionally significant
improvements in Western Riverside County.
Traffic Infrastructure Fee (TIF) (LEMC 16.74.440): Fee established to mitigate the
additional traffic burdens created by new development to the City's arterial and collector
street system, a development impact fee identified as the traffic infrastructure fee will be
imposed on all new development in the City to finance the costs of traffic infrastructure.
City uses funds collected to construct improvements identified in the TIF Nexus Study
Master Plan of Drainage Fee: fee levied on new construction. City uses funds collected
to construct storm drain improvements identified on the master plan of drainage. Drainage
areas included in the zone are Lake Management NW No. 20 ($5,120 /gross acre) Town
No. 7 ($5,860/gross acre) and Town No. 4 ($5,970 /gross acre)
I "I'Y [7!'
LA �LStNC?I75'JLd
Plannina Division APPROXIMATE FEES FOR A SINGLE FAMILY RESIDENCE WITH GARAGE
Minor Design Review
$
1,250
MSHCP Local Development Mitigation Fee (density less than 8 du/ac)
$
1,938
TOM I
$
3,188.
Enaineerina Division
* The In -Lieu Fee for public improvements is only applicable within certain areas of the City.
Each project will be conditioned to either construct public improvements or pay the in -lieu fee.
Actual In -Lieu Fees shall be based on the Developer Engineers' Cost Estimate and approved by the City Engineeer.
Buildina Division /Developer Fees
'
a:nu ,
SFFi in
M1iG ,s
anU '.
SFR in
SFp (� *} .
-JOU1
5,0.00 SA.
Lot J
0,000 s.f.
Lot
x
7,200 s.f.
Lot
Minor Design Review
w} 600
s.f,
w} 600
s.f.
$ 800
$ 800
$ 800
Traffic Impact Fee
169
$
$ 1,369
$ 1,.369
$ 1,369
TUMF
743
$
$ 9,812
$ 9,812
$ 9,812
Master Plan of Drainage.
1,035
$ 500
$ 600
$ 680
Grading Plan Check
45
$
$ 500
$ 500
$ 500
Grading Permit
198
$
$ 600
$ 600
$ 600
Subtotal -- All Development Required
To Pay
$ 13,347
$
113
If Constructin Improvements
225
$
780
$
- Street Improvement Plan Check
$ 650
=13,347$
$
- Encroachment Permit
$ 850
1,195
$
+of d: {I:: clanslkructing 'ill�tprovements).
Electrical Permit
Plumbing Permit
14,8x7
66
70
* If Paying In -Lieu Fees
$
$
130
165
$
$
137
175
$
$
- Administrative Fee
$
$
175
195
$ 100
$ 100
$ 100
- Linear Foot Fee ($
200.00 per
$ 10,000
$ 12,000
$ 13,000
- Driveway Approach
$
70
$ 1,000
$ 1,000
$ 1,000
Etta I paying in -lieu
fees). .. 28,1 $ ,24
* The In -Lieu Fee for public improvements is only applicable within certain areas of the City.
Each project will be conditioned to either construct public improvements or pay the in -lieu fee.
Actual In -Lieu Fees shall be based on the Developer Engineers' Cost Estimate and approved by the City Engineeer.
Buildina Division /Developer Fees
'
a:nu ,
SFFi in
M1iG ,s
anU '.
SFR in
SFp (� *} .
10000 s.f.
w! 400
s,f:.
,..
w} 400
s.f.
,
w1400
s.f.
w} 6.00
s.f.
w} 600
s.f,
w} 600
s.f.
Structural Plan Check
$
85
$
169
$
585
$
656
$
743
$
840
$
896
$
1,035
Planning Review Fee
$
23
$
45
$
156
$
175
$
198
$
224
$
239
$
276
Buildin Permit Fee
$
113
$
225
$
780
$
874
$
990
$
1,120
$
1,195
$
1,380
Electrical Permit
Plumbing Permit
$
$
66
70
$
$
67
90
$
$
130
165
$
$
137
175
$
$
150
190
$
$
175
195
$
$
180
195
$
$
195
200
Mechanical Permit
$
-
$
-
$
70
$
75
$
80
$
80
$
80
$
80
Seismic Fee
City Hall/Public Works
$
$
-
809
$
$
-
809
$
$
8
809
$
$
8
809
$
$
12
809
$
$
15
809
$
$
16
809
$
$
19
809
Community Center
$
545
$
545
$
545
$
545
$
545
$
545
$
545
$
545
Marina Facility
$
779
$
779
$
779
$
779
$
779
$
779
$
779
$
779
Animal Shelter
$
348
$
348
$
348
$
348
$
348
$
348
$
348
$
348
Libra Fee
$
150
$
150
$
150
$
150
$
150
$
150
$
150
$
150
Fire Facility Fee
$
751
$
751
$
751
$
751
$
751
$
751
$
751
$
751
Park -in -lieu fee
Affordable Houlsing
$
$
1,600
1,240
$
$
1,600
21880
$
$
1,600
2,000
$
$
1,600
2,400
$
$
1,600
3,000
$
$
1,600
3,600
$
$
1,600
4,000
$
$
1,600
5,000
TOTAk
$
6,579
:$
8,468.1.$.
8,876
$
9,482:
$ 10,345
11,231
1 $ 11,783
1 $ 13,167
( *) 620 s.f. Manufactured Home and 200 s.f. carport in a Mobile Home t:ommumty Disinci
( * *) 1,440 s.f. Manufactured Home and a 400 s.f. garage in a Residential District
( * * *) All Residential Development shall pay $3.31 per square foot of habitable space as determined by the Building
Department. A copy of your application with the proper square footage is required before going to the school district
at: Lake Elsinore Unified School District, 545 Chaney Street, Lake Elsinore, CA 92530, (951) 674 -7731, ext. 294.