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No. 2015-1340 Amendment No. 1 to Diamond Stadium Specific PlanORDINANCE NO. 2015 -1340 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING AMENDMENT NO. 1 TO THE DIAMOND SPECIFIC PLAN WHEREAS, the City of Lake Elsinore adopted Ordinance No. CC- 2010 -1278 approving Diamond Specific Plan No. 2009.01; and WHEREAS, the City of Lake Elsinore has initiated an amendment to the Diamond Specific Plan in order to encourage development of the specific plan with an economically superior conceptual land use plan; and WHEREAS, Government Code Section 65453(a) states that a specific plan shall be amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body; and WHEREAS, Resolution No. 2004 -11 of the City of Lake Elsinore, which establishes procedures and requirements for implementation of the Western Riverside County Multiple Species Habitat Conservation Plan, specifically exempts the adoption or amendment of any land use or zoning ordinance in Section IV — Exemptions; and WHEREAS, pursuant to Paragraph A of LEMC Section 17.204.130 (SPD Specific Plan District) the Planning Commission has been delegated with the responsibility of making recommendations to the City Council pertaining to the approval or denial of specific plans subject to specified modifications and conditions; and WHEREAS, on May 5, 2015 at a duly noticed public hearing the Planning Commission considered evidence presented by the Community Development Department and other interested parties and adopted Planning Commission Resolution No. 2015 -38 recommending City Council approval of Diamond Specific Plan Amendment No. 1; and WHEREAS, pursuant to Paragraph B of LEMC Section 17.204.130 (SPD Specific Plan District) the City Council has the authority to approve, approve with modifications or conditions, or deny the final specific plan; and WHEREAS, on May 26, 2015 at a duly noticed public hearing, the City Council considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY ORDAINS AS FOLLOWS: SECTION 1. The City Council has reviewed and analyzed the proposed specific plan amendment pursuant to the California Planning and Zoning Laws (Cal. Gov. Code City Council Ordinance No. 2015 -1340 Page 2 of 3 §65000 et seq.), the Lake Elsinore General Plan and the Lake Elsinore Municipal Code and finds and determines that the proposed specific plan amendment is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the Lake Elsinore Municipal Code. SECTION 2. Pursuant to Section 21080 (c) (2) of the California Environmental Quality Act (CEQA), the City Council determines that the Environmental Impact Report (EIR) certified in 2010 for the Diamond Specific Plan is adequate and prepared in accordance with the requirements of CEQA which analyzes environmental effects of the Project. Because Diamond Specific Plan Amendment No. 1 remains consistent and implements the development anticipated by the EIR, no additional environmental review is required. SECTION 3. That in accordance with the State Planning and Zoning Law, the City Council hereby makes the following findings for the approval of Diamond Specific Plan Amendment No. 1: 1. The proposed amendment will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City. a. The proposed project has been analyzed relative to its potential to have detrimental effects to ensure that the health, safety and welfare of surrounding residents will be protected. b. The existing Pete Lehr Drive, if extended to Malaga Road, is adequate to serve commercial mixed use development north of the existing Diamond Stadium without duplication of utilities. Therefore, the proposed project encourages development of the specific plan with an economically superior conceptual land use plan. 2. The proposed amendment will permit reasonable development of the area consistent with its constraints and will make the area more compatible with adjacent properties. 3. The proposed amendment would implement a land use density, intensity and usage more in character with the subject property's location, access, and constraints consistent with the adopted General Plan. a. The proposed project recognizes residential and commercial land use densities that are compatible with surrounding development. 4. The proposed specific plan amendment will not have a significant effect on the environment. City Council Ordinance No. 2015 -1340 Page 3 of 3 SECTION 4. Based upon the evidence presented, both written and testimonial and such other matters as reflected in the record, and the above findings, the City Council adopts Ordinance No. 2015 -1340 making changes to the Diamond Specific Plan, as shown in Exhibit'A.' INTRODUCED at a regular meeting of the Elsinore, California, on the 26th day of May 2015; Council meeting on the 9th day of June . ATTEST: Diana Gron, Deputy City Clerk APPROVED AS TO Attorney City Council of the City of Lake and Adopted at the regular City Exhibit "A" DIAMOND SPECIFIC PLAN AMENDMENT NO. 1 Excerpted Text Proposed for Revision In Redline Format Diamond Specific Plan Amendment No. 1 EXECUTIVE SUMMARY Five years after its original adoption, the Diamond Specific Plan has been reviewed and updated to recognize existing conditions in the area and in the marketplace, to ensure conformity with the General Plan Update adopted in December 2011, and to encourage development that fosters the "Dream Extreme" vision for the City of Lake Elsinore. Diamond Specific Plan Amendment No. 1 incorporates the following changes: • The Diamond Stadium is removed from the Mixed Use specific plan designation, and the 19.06 acre site is redesignated "Stadium Use." 6 References to the Redevelopment Agency, Redevelopment areas, and Redevelopment Plan are removed because actions by the Governor and State Legislature eliminated its function. • References to the 'Community Center Overlay" are removed to allow less limiting development and design. Table 4 -1 Permitted Uses is modified to allow more uses as permitted, and removing the requirement for a conditional use permit. • Conceptual Development exhibits are modified to remove Diamond Circle from the circulation design of the specific plan, in favor of retaining the existing Pete Lehr Drive. 10 1 INTRODUCTION 1,1 BACKGROUND AND PURPOSE Recognizing the need to update the overall City vision for continuing development, the City of Lake Elsinore initiated a General Plan Update (GPU) process in 2007. Asa part of the GPU, the City was divided into 11 "district plans" for the purpose of more detailed development direction addressing land use, - urban (resign, transportation and parks & recreation. AREA HISTORY These district plans recognize the unique at tributes The City of Lake.Elsinore's history is largely lied of each district and identify district goals and policies to the rise and fall of the lake, as over the years it has provided the backdrop for country clubs, for development. The area within which the P pleasure . piers, :yacht clubs, . resorts and boat proposed Diamond Project sits is within the Ballpark races. Due to its nation character, the lake at District. The ballpark District includes the area times went completely dry, and at other times flooded and destroyed parts of the city. surrounding the existing stadium, on the north side of Malaga Road. It also includes one parcel on the Accompanying the citys accelerating growth in the 19801 was the recognition that take Elsinore south side of Malaga directly opposite the stadium. could be greatly :improved as a tourism and (See Figure 1 -4, General Plan Ballpark District) The recreation amenity. This recognition gave area covered by the Ballpark District is also largely impetus to parallel efforts to build on the lake's potential, =These ,. efforts: included a Take within the East Lake Specific Plan fELSP) which was stahil+zalion plan and a tourism strategy study, originally adopted in 1993 The - Project area also lies briefly described as follows within adopted 2 -and The lake stabilization plan was an effort to �. stabilize tire water level of the lake, and thus the economic stability of the city. The City of Lake A-, of -the- prepay afion -oh -this document; cite -jays Elsinore, along . with several other agencies including. the Yitys Redevelopment Agency, GPllw ,stillin -progr coil:- FJowever- walkcompleted California Department of Parks and Recreation, up the (41)kl ttulaleha %; involved -r,xb r1Jve-ef4ArPby Elsinore Valley - Municipal Water District FEVMWD),, Santa Ana Watershed Project Lae --£+ty and - its, foo5ultant5,- inEled +ng-- pabl+C Authority, and the County of Riverside formed meMingi- durinhirieb- Public- feedback -wab taken, the Lake Elsinore Management Authority Additionally, City Church, GPU- Advisory - COmmitlee, BEMA). This joint powers agency developed the Lake -. Elsinore... Management Project, a planning Commission, and- City staff intrulhas been Construction project designed to allow the water incorporated -into- the - latest- draft -of- the - updated level of the lake to be managed and to provide other lake Improvements which included the General -Plan. TJao- GP {J- drat {- {yaut- jb- dV891312 -±OP construction of the levee along the east end of , evlewat- the -Irmo this specific plat waF. prepared if, thetake. not- a +ahFipa fed- ta- change.alg;aiGCaaHyrParticularly . In- - the iSlaC{lenti -Bt{el tint- t3+t4'ip(4i +hE-f)iar $nd -{he mmmueJon uiefonown+v pave.. G!>Ll's- +3ailpark- -015t{ isl, - Therefore, the approach take+ *i+�tlaia- sped;G< -glan i,- te- lookio the draft GRU ii U u e, °w l,' I for - designand - land -life, direction, while - eomplYln{fand- remaining - consistent with Ahc coloxilt- Gerni"14 Plan. -It Is- FhirlualiSHe appseach- Ahal- heh- mtsureA- E9re- D3V- wll }- btusenca+rneHtlY- r -0nsktent wick- tfle-1990 General Plan, as amended as- well- ,is-tile proposed GPD; The LISP will addresses both the General Plans throughout this document, highlighting how it has incorporated input and direction: - from - -each. Throughout - dhi� specific - Plan, references -to -the City'!- General -4nan- will -mean boNr- Cnenerai -Y1ans aMess- sped( leally- nuH >d- N+aHhe- refereroee -d5 -only feu -onih 1.1.1 Ballpark District The primary goal of the Ballpark District is "to redevelop the Ballpark District area into a vibrant tnixed� use entertainment, commercial, and residential district by capitalizing on the opportunity associated with Diamond Stadium." In order to facilitate development within the Ballpark District consistent with the General Plan update goals and objectives, a comprehensive planning process must be undertaken for this area. This will require preparation of a specific plan separate from the ELSP and a concurrent amendment to the ELSP to remove this area from the ELSP so that it can be incorporated into the new planning document for the Ballpark District area. Through its own stand -alone planning document the proposed Diamond Specific Plan (Specific Plan, Plan, Project or DSP) will provide the necessary master planning to implement the goals, objectives and vision of the Ballpark District. The Plan will do so via a comprehensive guide for quality land development with a viable program for building the AREA HISTORY (continued) At the same time, recognizing the significance of the lake amenity to tile .. city's ongoing development, the City commissioned a tourism strategy study in 1989 . to develop a plan to assess tourism in lake. Elsinore and define a tourism concept for the City . which could. form the basis of a ..subsequent comprehensive tourism plan One of the findings of this study was the recognition that the east end of the lake provided the largest opportunity for master planned. development, Including . tourism facilities, with the potential for lake orientation and major recreation facilities. Following both the take Elsinore. Management Project physical .improvements and the completion of the Tourism Strategy . report, a master planned development.. proposal was approved by the City in 1993 for the east end of the lake, as the ELSP. At the same time as the EESP was being developed, the City . had been pursuing the development of a minor league... baseball stadium, to be located within the. East Lake Specific Plan area. Fulfilling this development objective in 1993, the Diamond Stadium was built at the intersection of Malaga Road and Diamond Drive, just south of the - Lakeshore - Drive /Railroad Canyon intersection. Diamond Stadium is the home field of the popular .take Elsinore storm baseball team ,.a Class A California: League San Diego Padres affiliate. The stadlum is also a venue for concerts, trade shows, race car and motocross races and other large events. infrastructure necessary to support The Diamond Project in accordance with the provisions of the Lake Elsinore General Plan, which identifies areas suited for detailed planning to meet the existing and future needs of the City. 1.1.2 Longterm Plan In conjunction with the long -term General Plan goal and policy direction and the key objectives of the redevelopment planning for this area, this Specific Plan will serve as the City's plan for the physical development of The Diamond Project and a guide to all future development and redevelopment within the boundaries of the Specific Plan area. The 3998 2011 General Plan ,4"-2j 4geat ' �Farmattea St ikethrougn Identifies goals and pollcna that provide direction to facilitate development similar to the propose �FOnndttea, St ikelhrough m �� project, Among these are: Formatted: Si ikethrough rFOrmdttetl: Font color Rctl,, Stnkelhrouqh and Human- .ervicQf housing, easur�ng- t#ueiravailabiliiyto-al6segments of tfiepopulaUlenand mirage -of {Ole - community7 Formatted: Normal Indent Leff 0 Hanging: 0,2S ", No bullets or numbering opportunities associated with Diamond Studtum_ that create a progressive entertainment image. Ved estrian -ofien ted_d eyg. {oPm ent,, frontagees, Heigh or hoods. southbound,onramfLO I_kS, as recommended by traffic studies.. access ty Diamond Stadrum-as rgcommendad traffic studies. into rchant ;e improve m<nt al,(_35 and Diamond Drive /Railroad Canyon Road;, 11 ic fl 3.3 Lakeshore Drive d - SR Won Troll are designated Urban ArferLak A future Volumes - (11 1Y-1 11 1- 1 — — -- -- I - 11 an - increase and tire Level of Service falls below "E �-Lh8ae existing fifflurdame W busuLall be widened to six lanes, the full width of UrbInAfterials.. Policy 3.4 - __Continue 1LQpu suea citywide I at integrates re tonal trails andfliovides _1raii-systerrith connections to Diamond Stadium and the Talk �Ed crarkway- In- -purpose -- —1-11- ------ —11— - ! ulf Ltrail. Goal 4 - Promote the. stadium - "Dream Jxtrer or s actvities_ anad other, recreational opp i-&—prom—k -trithe Lake and outer park and recreation rortunifies intheBallpark,D-isirc and che lin ages amenities. Policy 41- Encourage ions betweenusablurecreational networksandfacilifies within Encourage con necit the Ballpark Dist'rict. and ,suLrgyDdin_&City_co-mlayLn Policy 4.2 - Encourage recreational uses and attractions that contribute ig-A-cofffol (R.-Matled: NO bullets or .1111)e1ing network of T edestrian tralsTorovid in access from the.Ballpark District to Diamond Sttaidiurril Li , ne, the Lake Ed re parkway and a other a n acil ..... . erbyrecreatio_ alt iffes, The proposed development would, in addition to meeting the requirements of the General Plan, help achieve the recommendations for development provided by the Western Riverside Smart Growth Opportunity Areas Map, The Smart Growth plan identifies the Ballpark District as a potential future "Town Center." Town Centers are defined as areas of mixed -use development which have a primarily subreigional draw and are accessible by public transit and highways. The minimum target densities for Town Centers are 20 units/acre (net) in residential areas and 30 employees/acre (net) in employment areas. This Plan allows for more flexibility than what is presently allowed by City zoning regulations and requires more unique developments than those anticipated under existing rules and procedures. in addition, going beyond the guidance typically found in a zoning ordinance, The Diamond Specific Plan provides applicants, City staff, the public and decision makers with information on the Project's background, overall intent, design standards and guidelines to facilitate the Project's review and implementation. It establishes appropriate land uses, urban design concepts, architectural design guidelines, and sets into place regulations to implement the vision. The Specific Plan will be adopted by ordinance and will implement zoning for the Site. As such, The Diamond Specific Plan implements the goals and policies of the General Plan through establishment of land use designations and intensities, circulation patterns, development reputations, and design guidelines that apply only to this Project area, and the definition of the required infrastructure to support the planned land uses. For Implementing projects within the Project area, the Specific Plan's policies and standards will take precedence over more general policies and standards that are applicable to the rest of the city. 1.3 PROTECT DESCRIPTION The Diamond Project is a master planned, mixed -use development that creates a unique sense of place and a regional destination venue surrounding the Diamond Stadium The Project will contain a mix of uses that reflect the objectives of the General Plan's Ballpark District, namely to provide for commercial, entertainment, and residential uses mixed in an urban setting. Supporting uses will include parking, vehicular and pedestrian circulation, and open space (consisting of walkways, plazas, trails, fountains, and other features). The Diamond Land Use Plan will accommodate these uses, as well as the Diamond Stadium in a Mixed -Use designated plan as shown on Figure 3 -1, Land Use Plan, Table 1 -1, Diamond Specific Plan Land Use Summary, provides a statistical summary breakdown of the Land Use Plan. The maximum land use program that could be implemented via the Specific Plan is listed in Table 1 -2, The Diamond Conceptual Land Use Program. The land use features in Table 1 -2 represent development caps, as discussed in Chapter 3. Although this land use program represents a potential development scenario for the project, subsequently filed development proposals may vary from this program so long as they implement the design objectives contained in the Specific Plan and stay below the caps or maximum dwelling units or square footage, or are above the open space minimums. The Specific Plan also includes comprehensive development guidelines and implementation measures to ensure the creation of a vibrant commercial center and entertainment area, a livable community with readily accessible amenities and attractive streetscapes and public places. The Diamond Project is consistent with laoth -the 1890 General Plan and theGPU. The DSP is a specific plan that facilitates development adjacent to Lake Elsinore that will provide a mixture of housing and tourist - oriented development in addition to commercial, office, and educational development. The project will also accommodate the City's planned regional trail which will encourage and increase access to the lake. The DSP is cou�Mnnt - with_ and- er#eedvely implemen s Goal - .0 ol- the 1990-cenO+Ol PlaWs Land Use Element "TO- achieve -the development of a well - balanced - and- furetinull mix - offiosldendal; commeritiai; fndustdaf,- open - space, , recreational, and intentional fundmsec!' It is 060 consistent with the following d89flGenerai- Wan -l: and- Un>�lementt7evelopmeet- eon<ePe- 4be- lakeshore -ii -£owe- planned- comprehensively- in- threo- sprti- Ifiv- plan9,- T#te- intent - of -Nrese specific— plan - designations +s - to - achiev, a- mixturm -of- housing - and- tounist /re cut- oriented development and to- iocrra,e to the recreational- aPPortanHies -in and around -the lako." ip. 111 3) In accord with this development cowept,th+FLSP was prepared+ ncluding the -Diamond Project site, and the cmfent- Gt9ow'al -f >lan Land -Use - Map {i890 Generat Plan land Use - Mail ers- amended) designalesdhe rtes Appreved Sp+ alu.arfae =$1(Aa r<- 1 <e -Flee eaNu, tuc,r apr n {+, .,tdgaFncO Etsp'hould -'=1 .I provide a-€ angoofhot" Ang kneI- somsne'-f"d ve4i,P,es, - and a ,Ifrety of (aereat eralf ses},)' (J),411-30)z-The OSP star ree Lonsistent uxlU dLe•broadstatadards- established by the Lisp. Consistent with the GPO's direction for the Ballpark District, the majority of The Diamond's uses will be combined in "mixed -use" and "commercial" designations, which will allow a creative blending of the retail, office, hotel, education, and high density residential uses throughout the plan area. The existing Diamond Stadium, designated as "Stadium Use," will form an organizing design feature and activity focal point. Non - residential Floor Area Ratios (FARS) and residential density will also be consistent with the Commercial Mixed -use and Tourist Commercial use development criteria outlined in the General Plan, designated at up to 0.80 FAR and 18 units /acre (gross), respectively. The proposed development would, In addition to meeting the requirements of the General Plan, help achieve the recommendations for development provided by the 1 -15 Interregional Partnership's Western Riverside Smart Growth Opportunity Map. The Smart Growth Opportunity Map identifies the Ballpark District as a potential future "Town Center." Town Centers are defined as areas of mixed -use development which have a primarily subregions] draw and are accessible by public transit and highways. This designation encourages the development of a mixed -use center with target minimums of 20 units /acre (net) in residential areas and 30 employees /acre (net) in employment areas. Table 1 -1 The Diamond Specific Plan Land Use 62 18 DU /AC /0.80 FAR (Open Spaces) (6.8 Stadium 1 19.06 Roads I 5:b I Not- appbeablo Tribal I 92.2 87.86 1 d8 -DU /AC /0.80 -FAR ' Density is considered Gross Density, calculated based on the number of dwelling units Ron) divided by the total land area of the Specific Plan. The Density of a particular land use category and /or development planning area may exceed the General Plan allowed density provided the overall Density for the Project Site does not exceed the General Plan density. I FAR is calculated based on the total floor area square footage (SIT of ail enclosed nonresidential structures divided by the total land area of the Specific Plan. Parking structures and other ancillary structures are. not included in the PAR calculetlon. The FAR of a particular land use category and /or development planning area may exceed the General Plan allowed and target FAR provided the overall FAR for the Project Site does not exceed the General plan FAR. a As further described in Chapter 3, the Open Space acreage listed herein will be accommodated in the Mixed -Use Lf nd Use Category and therefore will not be illustrated on the Figure 3 -1, land Use Plan. ( Formatted _ font color Red SGMethrou9h Formatted: Indent: Left 0"��__�� Table 1 -2 The Diamond land Use Program .Specific Plan Dwelling Anticipated Land Uses Units (DU)/ - a Land Use Category ; Square Footage (SF) Retail /Restaurants/ Mixed -Use' Entertainment /Hotel /Office/ 897,000 SF iiwmum,(existrIW /Trails/ 15O Rooms" Education Center/ 600 DU" Residential /lake /Plazas/ 296,000 SF Open Stadium" lexis i )) Space " Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase occur, the permitted square footage of mixeduse development (not including hotel space) would be reduced, by 100,000 SF to 797,000 SF. c Permits a variety of regional serving coundaircrat uses including retail, office, medical, entertainment, educational, hotel with conference rooms and comparable uses, residential units may be incorporated In mixed-use structures or as free - standing units, provided that the total vehicle trips attributable to the exclusive development of commercial uses in the area are not exceeded. then, aA ... onsf to oraccaas Nrnwnm -T hmg- 2'I.UdUSeSfaYls{IOaISUmmary: e The SF of the approximately 150-room hotel is not included in the total Mixed -Use SF. The SF of the residential portion of the Mixed Use designation is not included in the total Mixed -Use SF. Allowed residential development is based on density. Density is considered Gross Density, calculated based on the number of DU divided by the total land area of Be Specific Plan, The Density of a particular development /planning area may exceed the General Plan allowed and target density provided the overall Density for the Project Site does not exceed the General Plan density. �Fprmatted ]usUlled , . -� (FOrmattetl Font color Red Stnkelhrough� Formatted fort color Red Strikethough l runritt ed Fond color Be d Slnkelbrough �FOmsattea JUsti0tti .. ...� Ponnatte@ Sldkelhi'oigh The Diamond Specific Plan consists of the following major components: i A commercial core that emphasizes entertainment and sports pursuant to the Ballpark District goals; Y A mixed -use plan that activates the area around the Diamond Stadium; 'v Higher education opportunities mixed with commercial, office, Diamond Stadium, open space /trails and residential uses that will serve virtually every need — recreating, learning, shopping, living and relaxing; ➢ A focal point plaza strategically located adjacent to Lake Elsinore, the Diamond Stadium and the core of The Diamond Project area to link the natural features of the Site and surrounding area with the built environment; Y A maximum of 600 residential dwelling units of varying product types, including stand -alone townhomes and units horizontally and vertically integrated with commercial spaces; Y Alternative urban living environments generally not available in the city, with unique housing types, designs and sizes in a pedestrian friendly setting; and Pedestrian corridors that connect the planned regional trail system north of The Diamond Site to the trails south of the Site, Through these components, the development of The Diamond as a mixed-use master planned community will result in substantial benefits to those working and living in the City of Lake Elsinore, including, but not limited to: Y Implementing the City's vision for a mixed -use development in this area of Lake Elsinore; Y Creating a unique, "people place" plaza and other pedestrian features that incorporate vertical and horizontal mixed -uses in a pleasant setting with quality restaurants, entertainment and recreational opportunities, stores, shops, office and residential uses; Y Providing for a range of residential product types that are integrated within an active urban village setting; Y Creating a focal point within a key area of Lake Elsinore that is unique to the region, competitive with other major activity centers in surrounding cities, and located adjacent to a major transportation corridor and interchange, as well as important natural elements; ➢ Generating significant new property tax revenue within -- the Lane- –L'Wm ro Redevelopment– I)Mject Areas -11 and 111) henefting— ._.._theh - -Laka� Elsinore Redevelopment - Agency; Y Contributing to the balance of jobs and housing by providing for a mix of residential, commercial, office, education and entertainment uses within the overall Specific Plan Project area; ➢ Creating new employment and educational opportunities through the development of office, commercial and educational uses, as well as retail commercial uses along the 1 -15 freeway Corridor; and, Y Installing significant public facility and infrastructure improvements, including streets, storm drains, sewers, curb, gutter and sidewalks and other utilities that benefit the Project area and the adjacent developing areas. 1.31 Infrastructure Primary Project access will be from Diamond Drive, Malaga Road, and Lakeshore Drive. These roads connect to the 1 -15 via the Railroad Canyon Road /Diamond Drive interchange. Lakeshore Drive connects to Main Street in downtown Lake Elsinore less than two miles to the west. The roads accessing The Diamond Site all have been constructed; however, ultimate road widths have not been completed pursuant to the General Plan Circulation Element. Sewer and water facilities currently exist along Diamond Drive, and are sized to serve both the Diamond Stadium and the planned community of Summerly south of Malaga Road. These facilities will be analyzed as part of the Project Environmental Impact Report (EIR) to determine if up- grades are needed to accommodate the proposed project. 1.3.2 Phasing The Project will be developed over approximately five phases. Depending on economic conditions, these phases may be implemented over 7- 107 -20 years. The Project will be designed to facilitate easy phasing of development, and no phase will be constructed without the requisite infrastructure in place to serve that phase of development. 13.3 Project Vision and Objectives 1.3.3.1 Vision The Diamond Specific Plan is intended to fulfill the City's vision of a dynamic, intense, mixed -use, entertainment centered development in the Ballpark District, consistent with the vision described in the 31990 General Plan's Land Use Element, which encourages the development of the area into a vibrant "Dream Extreme" mixed -use, entertBtn nont, commercial, and residential district by capitalizing upon the opportunities associated with the Diamond Stadium (6P -5). regional and fecal- wmtneroalactivities; and a- variety of- recreational -(ses in t1w project -.iraa (p,411-30), 1.6 ORGANIZATION OF THE SPECIFIC PLAN This Specific Plan is organized into eight chapters: • Chapter 1, Introduction, provides the project's background and location; a project description, including a summary of infrastructure requirements and project phasing; a list of the various actions and approvals potentially required to implement the project; and a discussion of the legal authority to create a Specific Plan and this Plan's compliance with CEQA. • Chapter 2, Planning Context, looks at the project's site and surrounding uses, regional context, existing conditions, and related planning designations and documents. • Chapter 3, Development Plan, provides a detailed project description, including development objectives; a land use plan; a circulation plan; and information on open space /recreation, infrastructure, public services, and phasing. • Chapter 4, Development Standards, is a discussion of the project's proposed land use categories, permitted uses, and various development standards. • Chapter 5, Design Guidelines, looks at the project's site planning and design concept and provides guidelines for a range of development issues. • Chapter 6, Implementation, discusses processes involved with the implementation of the Plan, potential future modifications to the Plan, and project financing and maintenance. • Chapter 7, Consistency with the General Plan, and Zoning Ordinance; and- Redevelepment -Rtan, examines this Plan's consistency with the major documents controlling development in this area. • Chapter 8, Definitions and Acronyms, provides a list of definitions and descriptions for terms used in this document. 2MU ---- -- PLANNING CONTEXT 2.1 AREA USES AND REGIONAL CONTEXT 2,1.1 Site Uses The Project Site of approximately 874 acres is comprised of multiple parcels' that are both developed and undeveloped, disturbed areas. Existing streets within the Project area include Diamond Drive and Malaga Road; Pete Lehr Drive, which provides access to the stadium off of Diamond Drive along the north side of the stadium; and Campbell Street, which provides a connection to Mission Trail and terminates on the west side of Diamond Drive. Pete Lehr Drive has a cul -de -sac at the end of the street, with- a- dr +veway, corrneeton to -an rrter+laJ road cat4ed- Diamond Gir -cle but is proposed to be extended to connect with Malaga Road, which provides access to the stadium's parking lots aod- conPects-w # h- Malaga-Road. Existing infrastructure within the Project Site includes water, wastewater, and storm drainage lines, which were built to serve both the stadium area and the planned community of Summery to the south. These facilities are generally aligned along Diamond Drive, Malaga Road, and Mission Trail. The undeveloped portions of the Site are fallow fields with the exception of the area on the south side of Malaga Road, which is used as paved overflow parking during events at the stadium. 2.1.2 Regional Context The Diamond is intended to serve both local and regional functions. The Overall District Goal in the City's GPU Ballpark District Plan calls for the area to develop into a "vibrant 'Dream Extreme' mixed -use entertainment, commercial, and residential district by capitalizing upon the opportunity associated with Diamond Stadium." In addition, Policy BP 2.2 instructs the City to "encourage commercial and entertainment uses in mixed use areas along street frontages," Similarly, the current General Plan directs the East Lake Specific Plan area (of which The Diamond is a part) to develop with "a range of housing types, tourist - oriented uses, regional and local commercial activities, and a variety of recreational uses" (pg. III -30). This Plan seeks to achieve the City's goals for the area by creating a unique, intense, entertainment - centered district that complements the recreational uses of Lake Elsinore, open space activities surrounding the city, and the historic downtown. ' APNs: 363 - 150 - 006;363 -161- 012, - 029, -030,- 031,- 032,- 033,- 034,- 035, - 037;365- 280 - 022;371- 030- 035;373- 210 -014, -016, -019, -020, -021, -023, -026, -027, -030, -037, -038, -039, -040, -041, -042, and -043 It is not intended, nor is it expected, that The Diamond will compete directly with Lake Elsinore's downtown business district. The Diamond will provide a unique set of uses and experiences. With Diamond Stadium as a focus, users of the site will have access to facilities that are unavailable downtown. The proposed development will attract visitors from across the region; 1U some of these visitors will spend additional time in Lake Elsinore, including the historic downtown. Downtown Lake Elsinore offers several features that set it apart from The Diamond: historic architecture, civic uses, cultural facilities, and existing integration with residential neighborhoods. These factors make the downtown district a distinct destination. 2.1.3 Surrounding Uses Surrounding uses are described as follows and are listed in Table 2 -1, Surrounding Land Uses and shown in Figure 1 -3, The Diamond Site Aerial: v Existing commercial development lies directly across Lakeshore Drive to the north and at both sides of Diamond Drive on the south side of the intersection with Lakeshore /Mission Trail. Y Both vacant land and existing commercial development lie to the east, with the commercial development fronting Mission Trail and backing up to the Project area. Y The master planned community of Summerly, currently under construction south of the Project Site. Within this area, a golf course has already been built and is currently operational. Y The San Jacinto River outlet channel to the lake abuts the Site on the west. This area along with the lake channel which connects the lake to the river outlet provides the primary drainage course into the lake. Depending on annual rainfall, the river outlet channel is often dry and filled with low- growing vegetation. Further west of the channel are single - family homes and an apartment community. Table 2 -1 Surrounding Land Uses 2.1.4 2.1.4 Surrounding Land Use Fabric As described above, existing and planned land uses in the area surrounding The Diamond include four general categories: commercial, residential, recreational and open space. Immediately adjacent to The Diamond Site are retail and service commercial uses, which predominate along Lakeshore Drive /Mission Trail and Diamond Drive and primarily shape the existing fabric and views of the area. The commercial uses are primarily located in "strip" retail centers or on stand -alone parcels with little interconnection between the sites. The residential uses, both existing and planned, are west and south of the Site. To the south is the approved single - family community of Summerly. Construction has begun on the roads, infrastructure, models and neighborhood lots; however, home construction has been put on hold as a result of the current economic conditions. Recreational uses, including an existing golf course (The Links at Summerly) and planned parks are to the south. Figure 2 -1 Existing Commercial Center - Railroad Canyon Plaza " - >�SSih$Win Use ssg tlski 4x `i��h�tion 4��h�jtgi��si$�alion .......a.,,._ h A «, Neighborhood General Commerc-ial7 Tourist Commercial, Lakeshore Drive and - Commercial (CI), North Pe;31ie- /- last+tt+iional; General Commercial, retail - commercial General Commercial Floodway Floodway (C2), Floodway Vacant property graded Approved - Specific -Plan Specific Plan Area South for residential Specific Plan (SP) ([ast bake -SR} (East Lake SP) development Diamond Drive, Mission Neighborhood Approved- Spedfic -Rlara Commercial C1 ( ) Trail, vacant property, , East (least- Lake- SR},Gener -al Commercial Mixed Use medical offices and General Commercial Gom+aerc -ial retail - commercial (C2) Lake Elsinore and Approved- Specific -Plan Specific Plan Area West vacant property (EastLakebP);- Pabile{ Specific Plan (SP) (East Lake SP) N3sti5uti way 2.1.4 2.1.4 Surrounding Land Use Fabric As described above, existing and planned land uses in the area surrounding The Diamond include four general categories: commercial, residential, recreational and open space. Immediately adjacent to The Diamond Site are retail and service commercial uses, which predominate along Lakeshore Drive /Mission Trail and Diamond Drive and primarily shape the existing fabric and views of the area. The commercial uses are primarily located in "strip" retail centers or on stand -alone parcels with little interconnection between the sites. The residential uses, both existing and planned, are west and south of the Site. To the south is the approved single - family community of Summerly. Construction has begun on the roads, infrastructure, models and neighborhood lots; however, home construction has been put on hold as a result of the current economic conditions. Recreational uses, including an existing golf course (The Links at Summerly) and planned parks are to the south. Figure 2 -1 Existing Commercial Center - Railroad Canyon Plaza 2.3 RELATED PLANNING DESIGNATIONS AND DOCUMENTS 2.3.1 Existing General Plan Designations The entire Project Site is designated "Specific Plan Area" on the General Plan Update;-Ballpark District Land Use Plan map. The area in the Ballpark District is also described as being designated Commercial Mixed -use and-Tourist-Commercial, which allows up to 0.80 FAR and 18 units /acre. The General Plan designations for surrounding properties are shown in Table 2 -1 above and consist of Specific Plan Area and Commercial designations. c �erc a ° an Land Usc -Map s desigaa # {on fe #kee s to s "Apps -eved -Specific -PFan' the- P- reoc-t Site -is- located- w #hin -tha- East- lake3peci#ie Wa +�- area, 2.3.2 Existing Zoning Designations The majority of The Diamond Site is currently zoned "Specific Plan District" (SPD). The SPD zoning is applied to areas that are governed by a Specific Plan. Prior to the adoption of The Diamond Specific Plan, the majority of the Site was located within the ELSE. The ELSP designated the Site with the following land uses: ➢ General Commercial (GC) Special Alternative Use Area (SAU) Y Open Space (OS) The balance of the Site (approximately 11 acres along Lakeshore Drive) was not located in the ELSP and was zoned Neighborhood Commercial (C1). The Site was removed from the ELSP via a specific plan amendment (ELSP SPA -9). With the adoption of The Diamond Specific Plan, it becomes the governing specific plan for the Site. 2.3.3 Relationship to Other Plans Design and implementation of the Diamond Specific Plan is influenced by the following three City planning documents: 2.3.3.1 City of Lalce Elsinore General Plan State law requires that The Diamond Specific Plan be consistent with and demonstrate implementation of the City's General Plan. The Diamond Specific Plan is consistent with and furthers a number of goals and objectives identified in the City's draft- (2009) General Plan- Update, The Diamond Specific Plan is consistent with and aids in the implementation of the Lake Elsinore General Plan. As a regulatory document, this Specific Plan helps realize General Plan goals and policies by providing site - specific land use standards, design guidelines, infrastructure plans, and financing tools. The Plan bridges the gap between the more conceptual ideas presented in the General Plan and the need for specific proposals in future development plans. As described in Chapter 1, the Project Site is located in the GPU Ballpark District. The Ballpark District section of the GPU describes the broad land use categories in the area and provides goals and policies that are intended to supplement and refine the goals and policies of the GP9. A detailed analysis of this Plan's consistency with the City' -s GPVs and the Ballpark District's goals and policies is found in Chapter 7 of this document. Ar of the prefu aC ota of this dest� ae t the C i s GPkU- was- st+ll-kI- pregress- Therefore, This specific plan has been prepared to comply with both -the e-x4st4ng General Plan and- tfip--GPU The overall direction of both-- versi-ns-of the General Plan is similar in the area covered by The Diamond Specific Plan. The approach taken in this specific plan is to look to the draft GPU for design and land use direction, —while, er>ni{�Lying -and rern mining ooras+s#ont- wiih -N�e- current- General Waa. 2.3.3.2 East Lake Specific Plan The East Lake Specific Plan, adopted in 1993, and amended eight times since its adoption, provides specific land use development direction for the Project area, generally calling for commercial development on the surrounding parcels. The ELSP, as amended also provides direction on overall infrastructure and circulation layouts in the area. The infrastructure and main circulation routes identified in the ELSP have been constructed adjacent to the Site. 2.3: 3- Re4eveial)meni- -Ptnaa The The- po{pose of- redevelopment- is- to- revital gel gh #edemas and eneserage develop rent Parts of tMe S+te are-located wi ##i+�- Redevelopn�en�Areas -I I- and -d11: State 4aw- r-egaires4hM -a- redevelopment- plan- be- cor+slsteat -with -a c tyys general alan ttitere#er filar i -0- the- req+�irenae +it- fern- project 's -c- ens +sceney with -a- City -'3- general - plan; - The- D+amond- Specif�P4an -�x+st also demonst ate cons sSe ac w ," t Clft sRode elopmc at�4ane{3 arnond- Specific Pla is consistent withaar furthers a umber -of Beals a d ebject+ves iderat f ed n the L .ty s Redevelepme +k War,.- Table 7- 2� G- onsfiaerac} wr+ fl a�tdopter /- f3erdevn(oprnentRlett � proaidts- ananalys +s of#�is�pecif+c- t34an -s- consistency w+ th- tbe- curren"edevelopnient- Rlaas- for- Prejec- t- Areas4N and4lh 2.3.3.4 Western Rivetside County MSHCP The MSHCP is a multi - jurisdictional habitat management and planning program that seeks to preserve the biological and ecological diversity of western Riverside County by identifying and preserving key habitats and habitat linkages. The MSHCP includes 16 Area Plans; the Specific Plan lies within the Lake Elsinore Area Plan. The Site is located within the MSHCP Fee Area, and most on -site development will thus be subject to a mitigation fee. Portions of the Specific Plan Site lie within two MSHCP Criteria Cells: Cells 4743 and 4846. The MSHCP provides general guidelines on conservation goals for development occurring within these areas. The Site is also within the Criteria Species Survey Area, the Burrowing Owl Survey Area, and Narrow Endemic Plant Species (NEPS) Survey Area 2 of the MSHCP. The western portion of the Site is within the Proposed Extension of Existing Core 3 of the MSHCP. In addition, a small area of the northwestern corner of the Site, which currently exists as a commercial development, is within Proposed linkage 8 of the MSHCP. Proposed Linkage 8 follows the San Jacinto River, which abuts the Site on the west. The Site supports a total of approximately 2.8 acres of areas, which may be considered Riparian /Riverine habitat under the MSHCP definition. DEVELOPMENT PLAN 3.1 PURPOSE The Development Plan chapter establishes the land use framework for development within The Diamond Site, including the overall land use concept for The Diamond. General descriptions of the land use types, intensities, and distribution of uses are also provided, which forms the foundation for the more detailed land use regulations and development standards and design guidelines found in Chapter 4, Development Standards and Chapter 5, Design Guidelines, as well as other elements of the Specific Plan. 3.2 DEVELOPMENT PLAN SUMMARY This Specific Plan recognizes that the development of The Diamond will play a vital role in the growth and development of this area of the City. This Plan will solidify and enhance the positive image of quality development plans created by the other master planned communities and adjacent to the Site, including the [LSP through the implementation of the following features: — tlair}ue- design- feaN�- es- tk�at- i�slade- a- mai+t -p daza- a+�d- pedest ria+v -p r�„n,a; r e-a djacea�- to -L-ak e FIs care wlta�v E�# he�a ata A taa Mounter as to the seath LSeuEla 1 he plaza ntentaE ve y plaraaed- tc��e- adjac- et�t- #o- L- alre- E- Isiae+e -a+}d- the -c,as, ..amtt�ercial-a+ea� +u#ic- h- will -inc- lode -a cinema; shopsr- eating- establishments,.of €ice s- and - residences,- Y Design guidelines and development standards which create an active village atmosphere that incorporates an interior connected pedestrian environment with quality site amenities, design elements, combined with architecturally - enhanced landscape treatments and other amenities. The design guidelines established for the DSP ensure compatibility of uses and consistency with surrounding development; and A mixed -use development in combination with quality site amenities and features that- creates a--- unique- village- environment -for those — that live wank learn and shop within -a he43 annd: Together, these features form the Diamond "f Project, a master planned, mixed -use development containing a maximum of ( a 897,000 SF of mixed -use commercial, office, r �� 7. and education uses; 150 hotel rooms; 600 dwelling units; the existing Diamond baseball stadium; and 6.8 acres of plazas and or open space. Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase occur, the permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF. The mixed -use commercial and office development is envisioned to serve a larger region and will include a mixture of restaurants, entertainment, retail, and office uses in an integrated design that will incorporate strong pedestrian linkages between uses and to the adjoining baseball stadium. A hotel will be located within the mixed -use area, and an educational complex is also planned within the Project. The residential portion of the development will incorporate a mix of product types and densities and will be located close to commercial services to reduce dependency on vehicle travel. Private common areas and open space will be interwoven in the development providing plazas, promenades, and passive areas that capitalize on the views of the Santa Ana Mountains to the west /southwest. As part of the development, infrastructure improvements will be made that include road widening and all necessary sewer, water and drainage facilities. Implementation of roadway widening and necessary sewer, water and storm water collection systems will occur concurrently with phased development and are planned to accommodate the build -out requirements on The Diamond Project, ensuring that the City's standards for orderly growth are implemented. 3.3 LAND USE PLAN The Diamond Specific Plan area will contain a high- quality and aesthetically pleasing mixed -use development comprising commercial, entertainment, hotel, educational, residential, and open space and 3 -2 playa -uses. The land use plan has been designed to create a complementary mix of uses that will appeal to a broad spectrum of the local population. The Plan area of approximately 87-.-2-acres is designated with one a mixed -use land use category, described below in Section 3.3.2. and one stadium land use. Th s a �d usecaY2gory -is alloeated s;x''nningA eas; desr- ,r -ibed- below- inSeetion�.3 -The land use plan for The Diamond Specific Plan is illustrated in Figure 3 -1, Land Use Plan and the sx - -Rda fi ing- Areas -are- shown -in- Figure -3 -4. Table 3 -2, Land Use Statistical Summary (below in Section 33.2), provides a break -down of acreage and development intensity for the land use plan. Anticipated development intensity for- each- of-xhe Wanning- Areas, based on preliminary land use programming, is provided in Table 3 -3, Planning Area Statistical Summary. The land use areas and acreages, as depicted in Figure 3 -1 and Table 3 -2, are sufficient for Specific Plan purposes. Adjustments in land use acreages and boundaries may occur as final road alignments, grading plans, final maps or other technical refinements are made. The final area configurations and acreages for each land use will be determined at the site plan design review and /or tentative tract map stage and shall not require a Specific Plan Amendment. 3.3.1 Plan Flexibility Flexibility is an important component of the land use concept. Given the projected ±748 20 year timeframe for Project build -out and the potential for changing market conditions and evolving lifestyle preferences throughout that period, the Plan needs to incorporate flexibility of uses and in the final mix and intensity of development withio4he- Pfa- rioiagAreas. Such flexibility allows final decisions on uses and development intensity to be made as conditions change over time without having to go through a Specific Plan Amendment process. This flexibility approach is in the public's best interests in terms of the range of uses, housing opportunities and commercial opportunities achieved in the Plan. As described further below, the mixed -use plan concept provides flexibility not only by providing for a range of possible uses, but also by allowing flexibility in how uses are mixed. Uses can be mixed either vertically or horizontally. Vertical mixed -use places different uses over one another; for example, residential or office uses over ground -floor commercial retail. Horizontal mixed -use locates different uses adjacent to each other; for example, residential near an office building. In order to create a stronger urban form, vertical mixing of uses is preferred, part c laxly - to -tTe Gerrmt qty ctnter Over- lay -aroma which is described further in later sections. In order to achieve this flexibility, the land use approach utilizes the following flexibility tools. 1. Land Use Designations: The Diamond land use plan is made up of oae two land use categories: @ "Stadium Use" applicable to PAA and reflective of the existing Diamond Stadium use and a comprehensive "Mixed -Use" land use category applicable to the balance of the Diamond land use E plan, providing fora mix of commercial, office, hotel, entertainment, educational, open space and o residential uses. Permitted uses in t4* the Mixed Use category are purposely broad to allow for v a range of complementary uses. M ,<r a, si. .0 s.: v I 0 0 O 0 N O O a n J J V U C ro ro ro m a• . O W 0 N �6 of �O �- N 1 M fC t 00 U a r� �W/ ® N !6 < L, d ) ro : X A; a V) p a (D U) � Z 11 II ii u w uj girl I 0 0 O 0 N O O a n 2. Definition of Intensity of Development: In order to facilitate a mix of housing types and opportunities, density averaging within the Plan is permitted so long as the General Plan permitted maximum density of the Project Site, as an average and the maximum number of dwelling units permitted in the Plan (see Development Caps, below) are not exceeded. Under this approach, a variety of dwelling types are permitted anywhere within a Planning Area, pursuant to the criteria outlined above. The density of an individual development may exceed the General Plan allowed density provided the overall density of the Project Site, as an average, does not exceed the General Plan density. Individual residential project development density is considered "gross density," calculated based on the number of units in the development divided by the total land area of the development. Similar to residential density, non - residential development intensity (calculated as floor area ratio, or FAR) averaging is permitted within the Plan so long as the General Plan maximum mixed - use, non - residential FAR of the Project Site, as an average, is not exceeded and the maximum non- residential floor area in the Plan (see Development Caps, below) is not exceeded. Under this approach, a variety of non - residential building floor area ratios are permitted anywhere within a Planning Area, pursuant to the criteria outlined above. The FAR of an individual development may exceed the General Plan allowed FAR provided the overall FAR of the Project Site, as an average, does not exceed the General Plan FAR. FAR is calculated based on the total floor area square footage of a development divided by the total land area of the development, and is applied to non - residential, enclosed buildings only (i.e., parking structures are not counted into the FAR). 3. Development Caps: The amount of development, or land use yield, which is allowed under the Plan, is based on the development vision and design objectives of the Plan. Based on this vision, plan -wide development "caps" or yield caps have been established for the Plan, to be implemented through the Mixed -Use land use designation and - The - Planning- Area -land -use adoration The yield caps are listed below in Table 3 -1. These yield caps are for new development and exclude the existing Diamond Stadium development. The existing stadium floor area as shown in the conceptual land use program (Table 1 -2) is in addition to the floorarea caps shown in Table 3 -1. vi 0 v N N iu n.. ca C� Q! "o G G 4= SS O W 1�f Table 3 -1 The Diamond Development Caps Land Use Development Estimates' Stadium (existing) 50,000 SF Commercial /Retail, Office, Entertainment & Education 897,000 SF Hotel 150 Rooms Residential 600 Units Open Space 6,8 Acres 4. Densitv/Intensity Tronsfers: The Diamond land use plan is divided into Planning Areas with a projected floor area and /or unit yield allocated to each area based on preliminary land use programming. In order to encourage innovative design solutions and to respond to market conditions over time, the transfer of development intensity w ' (units and /or floor area) from one Planning Area to other Planning Areas may be approved as part of a subsequent development entitlement process (e.g. subdivision mapping or Design Review) or via the Minor Modification process. (See Chapter 6, Implementation) To ensure that the overall Plan design objectives are maintained, development intensity transfers between Planning Areas are limited to a maximum 25 percent increase in floor area or units. Any such increase in development intensity will require an equally corresponding decrease in the same type of land use in other parts of the Plan. When transfers are proposed, density analyses are required to ensure compliance. The Plan's overall development holding capacity for each use type (as shown in i able 3 -1) will not be exceeded. 1 Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase occur, the permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF. c a c v E 0 0 v v 0 di vi m r:. u 3 -5 Table 3 -2 The Diamond Land Use Statistical Summary 3.3.2 Land Uses The land use plan is comprised of eae -c-om rebensive two land use categories: "Stadium Use" and "Mixed - Use" which are which is described as follows: Stadium Use: The Stadium -Use land use category is intended to preserve and enhance the public investment in the Diamond Stadium by ensuring continued long -tern viability of the Stadium facilities within the Plan, and allo9wing complementary sports, recreation and entertainment uses that support the sustained operation of the Diamond Stadium. Complementary uses may include parking, restaurant /eating places and retail uses such as gift, novelty, souvenir and sports - related shops as determined by the Director of Community Development as ancillary to and supportive of the Diamond Stadium. Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase occur, the permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF. N a Maximum yields are based on preliminary land use programming and subject to the Plan Flexibility provisions io outlined in Section 3,31. c: " Floor area is shown in square feet as denoted by the "SF" designation. 1D n- 5 Open Space acreage listed herein will be accommodated in the Mixed -Use Land Use Category and therefore will not be illustrated on Figure 3 -1, Land Use Plan. c�- This total does not include residential floor area, the hotel floor area or the existing floor area within Diamond .` Stadium (50,000 SF *_l, which are in addition to the Mixed -Use total shown. ' 0 Maximum floor area represents new development, and as indicated in Note 3 above, does not include the existing S9 c� floor area within the Diamond stadium. SC. 3 -6 Matilnum YiellZ3 Floor Area° Land Use '. Acra3 ', . Hotel Rooms Units Mixed -Use 81:5 62 897,000 SFI Open Spaces 6.8 150 Rooms 600 Stadium 19.06 Roads Ne4 p4ieabl& Not- applicable- Totol Acres; 87.,E 86' - — — — Maximum FloorArea 897,000 5E Maximum Hotet Rooms 15o Rooms Maximum Residential -Units 600 3.3.2 Land Uses The land use plan is comprised of eae -c-om rebensive two land use categories: "Stadium Use" and "Mixed - Use" which are which is described as follows: Stadium Use: The Stadium -Use land use category is intended to preserve and enhance the public investment in the Diamond Stadium by ensuring continued long -tern viability of the Stadium facilities within the Plan, and allo9wing complementary sports, recreation and entertainment uses that support the sustained operation of the Diamond Stadium. Complementary uses may include parking, restaurant /eating places and retail uses such as gift, novelty, souvenir and sports - related shops as determined by the Director of Community Development as ancillary to and supportive of the Diamond Stadium. Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase occur, the permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF. N a Maximum yields are based on preliminary land use programming and subject to the Plan Flexibility provisions io outlined in Section 3,31. c: " Floor area is shown in square feet as denoted by the "SF" designation. 1D n- 5 Open Space acreage listed herein will be accommodated in the Mixed -Use Land Use Category and therefore will not be illustrated on Figure 3 -1, Land Use Plan. c�- This total does not include residential floor area, the hotel floor area or the existing floor area within Diamond .` Stadium (50,000 SF *_l, which are in addition to the Mixed -Use total shown. ' 0 Maximum floor area represents new development, and as indicated in Note 3 above, does not include the existing S9 c� floor area within the Diamond stadium. SC. 3 -6 Mixed -Use: The Mixed -Use land use category is intended for innovative mixes of uses, integrated both horizontally and vertically, and incorporating pedestrian linkages, plazas, open space, and promenades. It provides for a mixture of retail, services, office, education, entertainment, visitor - serving retail, hotel and similar and compatible commercial uses, and residential uses. The residential component of the Mixed -Use land use category provides for development of a variety of attached, detached and clustered single - family homes, and multi - family residential units. Typical products include garden court homes, townhomes, apartments and condominiums. In order to respond to changes in the market, the Mixed -Use land use concept is purposely less regimented in terms of specific uses required or their distribution. The Plan promotes a range of complementary uses in a mixed -use setting, and supports creative development concepts, which together will result in an economically and socially vibrant area. Substantial flexibility in uses will be allowed as long as other key goals related to the physical layout of the Plan, such as giving full consideration to The Diamond's non - vehicular and public transit users and creating an urban form are achieved. In addition, a mix of uses is favorable over large areas devoted to a single use or function if feasible. The Mixed -Use maximum development intensity of commercial (non- residential) development projects shall not exceed an FAR of 0.80. Residential uses are allowed in a subordinate capacity, with plan -wide average densities between 7 and 18 units per acre. These maximums are subject to development intensity and density averaging as outlined in Section 3.3.1. Where appropriate, the provisions of the City of Lake Elsinore's Density Bonuses Ordinance (LEMC Chapter 1758) may apply. In compliance with the recommendations of the Western Riverside Smart Growth Opportunity Area Map, The Diamond will target minimum densities of 20 units /acre (net) on residential sites and 30 employees /acre (net) on employment sites. c a c v Q 0 v v 0 <r; fll S]. i_ CJ 3 -7 3.3.3 Land Use Allocation Land use allocation within The Diamond is based on six development areas or "Planning Areas," which have been designated to provide further definition of the Land Use Plan (Figure 3 -1) and implement the Project objectives listed in Chapter 1. Furthermore, the Planning Areas were created to reflect logical clusters of development. Collectively, the six Planning Areas integrate the Project development through complementary architectural and landscape architectural design, an interconnected pedestrian circulation network, and complementary land uses in a compact development which will enhance sustainability. Open space and plaza uses will be developed to varying degrees in all of the planning areas. Actual residential design, site planning of commercial and mixed -use areas, and design of pedestrian linkages and gathering places will not be determined until the site plan Design Review and /or subdivision stage and may result in slight differences from the actual yield allocated to a particular Planning Area as presented below or changes to the Planning Area boundaries shown in Figure 3 -4, The Diamond Conceptual Planning Areas. Additionally, the conceptual land uses described below may also change as detailed site planning occurs. The use allocations (i.e., non - residential SF and number of dwelling units) described below are shown in Table 3 -3, Planning Area Statistical summary. Lakeshore Planning Area, PA -1 Abutting the eastern edge of PA -1 is an existing one -story animal hospital. Although this is a small facility, there may be some noise concerns related to locating residential uses adjacent to the animal hospital. In 0 ry N �Y Y: f0 n_ ,u U� f] V) f.: U F' ru C] c. 3" 8 V V U U V lJ V iii a LL O O V 0 c O 42 ro ro ro ro ro ro ro o � V1 M W 6Y8 M :/h h N �i' �- W uj tit Ix N t /W ✓� �i b N O Z v01 u. _ Z � ro ro mM ro F4 �1 J Q cN In G G d' a LL O O V 0 c O 42 C � J Q N a LL O O V 0 c O 42 / \ \ \�� E2 \ \ \\\ ®tk \ } \> CL ~ / }; \L . Therefore, any residential uses on PA -1 should incorporate appropriate buffering and /or sound attenuation in the building designs to limit potential incompatibilities. 6ommereiol -Cor &Planning Area, PA -2 PA -2 is the largest Planning Area with approximately -54 27.5 acres. It is located in the central portion of the Site between PA -1 to the north and the Diamond stadium to the south. This Planning Area fronts Diamond Drive on the east and abuts the San Jacinto River outlet channel and Lake Elsinore on the west. PA -2 is envisioned to accommodate a-c-en -a!-co eoof commercial, educational, and urban - oriented residential uses,— incladng the foaamaaty Center- overlay- -area. The commercial area will focus on entertainment, retail and restaurant venues in a pedestrian- oriented environment with linkages to the residential and educational uses, as well as the stadium. Given the linkages to the stadium, the design and commercial uses will take cues from the stadium in terms of being sports- oriented. TYi{s- Planniag -Area c a{so- inr4udes most o#- the p{at�ed- new - road E{i+oug� the S +te: =fhe -new road wi{ rand tie- existing a D+ at3aond- C- ircle- acid- �n�te+ad- }t#rmnt- its eur�eat- ter�iaar� ai- }�E�te- LaM+- Drive�orikrte- Diamond- Dr -iv, ;��h� <= oc, t -wi }{ align wit{ G tx pbe{6Dr ve Diarnend Girt{e -ui }{ k e- pedestria } o en#ed by ineo taoraL+ng expanded o v 7 N ei ci- �c ii 3 -9 sidewalks and - linkages- - -to -- walkways - -- and - -a pedestrian- piemenade,- but- -also- provides for - eS #irient- vehic -ela+-- movemeta- to- ser-vt -the plan ned- uses - grad- eMsting- Dla+cnd3tad ion,. Diamond- Gircle -may- also - integrate - limited en- Uroet - Parking within- tlw - Community- Center Overlay- area. - The - promenade-and - walkways -will +neorporat�- a+3djer- Provide- 4inkages -to- Playas; fountains, - - -- forma# - - - -la }dssa{a tag arias - -and a+c- bitectural - - -- features --- -tt>°- -- en6tance - -tWe ryedestr+ar �-s hopprng - -- and —�, ,�,zo n;,.. ^�" experience -: To- enhance- tM�pedesIrian- orientation- of- Diame+ ad- Gircle;- d, ive- tlawtrgl�- res#ausants- wlllaaat be permitted wi8hin -Yhe -hem � u a tyEer terOverlay area Asdessr bed #urther -dn Seetlon�:5; i nd ages vv 11 be provided from -this Rlanaing Area via tlae onste walkways -te the promenade and- matn-plara- panned in RA 3ras well -asthe - future -late €Is r ore - Regional -T a l ie bca- located on -tT e wes s de o # -tlm bite and th s-R4ananing -Area. Access to PA -2 will be via the new- +3iamond trek road Pete Lehr Drive, -as- well -as- two- or- momaccess po nt3 o#f o D an�ond -D ive -AS an extens on sf ca+»pl�eU Dave D+amoad- Circlewii# - form a- new- €our -way intefSec#ion�uitta 33iamend- Drive- and - will- Idkely- require signall�atien- when - build -ouTOf tkae -P rojec -t-oc- curs: The-Diamond - Circle accesswil neorporaLePrcjectotmu�iatsna +xdet#eedea #€cationfeaEuch as- landscaping ligt king and- signage 9ther accessoint3 o a Diamond Dr ve -wibi also- #nclude -s n lay feaWres aui at a sr ilk r sea e than the D +amend C sle e t y features, Waterfront Planning Area, PA -3 Although PA -3 is the smallest Planning Areas of The Diamond, it is unique in that it provides the only lake edge property. PA -3 is located on the west side of the Diamond stadium adjacent to the lake and the open space area to the west that is a part of the Summerly and GLSP areas. Given this Planning Area's unique setting and potential opportunities for creating a special environment for The Diamond, uses are encouraged in this area that will create a synergy with the other commercial, office, and entertainment - related businesses planned on the site. These uses could be a boutique hotel with a strong orientation to the lake and access to a pedestrian promenade along the lake edge and a boat dock. The hotel would include a restaurant, conference rooms and adjoining commercial uses to encourage not only hotel patrons, but also other visitors to enjoy the lake as an aesthetic and z� +v i `ts 'S fu vi `c i= CJ <'J 1. 10 recreational amenity. The synergy created by theses uses would enhance the economic vitality of the area and help establish the Diamond as a unique destination and a regional draw. This Planning Area will front t-h Pete Lehr Drive, which connects to both Diamond Drive and Malaga Road. Malaga Road is considered a secondary access for The Diamond Project. PA -3 is envisioned to accommodate a hotel use, some commercial uses and additional parking. Parking may be surface level or in a structure. The main plaza, pedestrian promenade and a n connection to the City's regional trail will also be integrated into this Planning Area. The main plaza will be located in the northern portion of PA -3 the end of the lake to take advantage of the unfettered 3'u➢+aa &x °,a views of the Santa Ana Mountains to the =� k s Y A r west/ southwest. Formal and informal ., Rpm seating and dining areas will be provided in the plaza, which will encourage visitors and residents of The Diamond to mill around and enjoy the setting. Given the plaza's location next to the lake the plaza would be an ideal location for summer concerts, farmers markets or other community events. A view of a conceptual plaza design for The Diamond from a dining establishment with outdoor seating is shown in Figure 3 -2. Figure 3 -3 provides plaza imagery and an artist's interpretation of the conceptual plaza area with buildings surrounding the plaza to create an intimate, outdoor room environment. The City's regional trail will link to the plaza from the north and follow along the outside of the plaza then continue west along the lake and southwest to the open space area offsite. Linkages from this plaza will also be provided to the onsite walkways and promenade. Subject to engineering and safety considerations, a pedestrian promenade along the lake edge may also parallel the trail. Stadium Planning Area, PA -4 m a Y C E Q N N (h O. IU L 3 11 Stadium facilities within the Plan and allowing complementary sports, recreation and entertainment uses that support the sustained operation of the Diamond Stadium. If new coma ae�c sl -g adJo -o#f ce aik# gs Stadium sports, recreation and entertainment supportive or ancillary uses are constructed in existing parking areas, an appropriate amount of parking will be provided within PA -4 or on adjacent parcels in structured or surface -level parking areas. Access to PA -4 is currently provided via two driveways — one provides direct access to a parking lot from Malaga Road. The other driveway, west of the first driveway is the existing Diamond Circle road Pete Lehr Drive, which provides connections to the stadium parking lots. Malaga North Planning Area, PA -5 The triangular shaped PA -5 is across Diamond Drive from the core area of The Diamond on the northeasterly corner of Diamond Drive and Malaga Road and comprises approximately 11.7 acres. PA -5 benefits from frontage along Diamond Drive, Campbell Street and Malaga Road is envisioned to accommodate a neighborhood commercial type of development with retail and services uses and /or office uses, along with an integrated residential component. The east side of PA -5 abuts the rear loading area of the lake Elsinore Town Center; therefore, careful site planning will be necessary to appropriately buffer and /or incorporate sound attenuation features into residential uses or locate commercial or office uses against the eastern boundary. Access to PA -4 will be via driveways on Malaga Road and Diamond Drive. Project identification opportunities exist at any of these driveways and at the southeast corner of Diamond Drive and Campbell Street. Malaga South Planning Area, PA -6 South of the Diamond stadium and Malaga Road is PA -6, which is currently an approximately 11.63 -acre overflow parking lot for the stadium. PA -6 is envisioned to accommodate a mix of commercial and residential uses, with a heavier emphasis on residential uses due to the proximity of planned residences to the south of the Planning Area in the Summerly development. Two access points from Malaga Road are anticipated. Table 3 -3 Planning Area Statistical Summary sPlahning ` ::area :, acres (ar9it YleidB Floor,Atea,s ` Hotei;Ro>a(ris: Units= ," - PA -1 7.1 82,000 SF 50 PA -2 27.5 590,000 SF 275 5 Target yields are based on preliminary land use programming and subject to the Plan Flexibility provisions outlined in Section 3.3.1. 'Floor area is shown in square feet as denoted by the "SF" designation. 0 r`a �u n. u v ca -o r: 0 E i v r 3 -' 3.4 CIRCULATION Consistent with one of the Plan's goals of maintaining flexibility, the circulation concept for The Diamond focuses on the linkages of the Site to the existing road network surrounding the Site and establishing the framework within which future development plans will be required to conform. Aside- #em- -iawfand C- ircle -�aad; the- +aater+tad- st+eect- sys#etla- design- �uuiA- nat -be- for- med- ant+I -tJ1e- Design- Reuiew- stage trohen bu+ Iding# ootpr- i+�ts;��d- taarkir3g- a;°a�an- ;,:armed:- += low+ever�- th.�,.," .simno €#7famoridL+fc- le- fro+�>- Malaga Itaad t -0- +3+arrond- Dr -ive aad tie plaaned leeatees e# arfess peir+ts ozh�'t a e 11 strafe l -on -the CrEUlataaa Plan- (- tiigare 3�j, -The Circulation Plan has been formed within the context of the area's vehicular and non - vehicular transportation network and is based on the following objectives: 1.. Reinforce and serve the regional commercial and residential land use concept as defined by the General Plan. 2. Provide convenient and direct access to the Site from perimeter roadways, and internal connections between the various Planning Areas of the Specific Plan. 3. Encourage a variety of transportation options by providing interconnections of land uses that are considerate of pedestrians, bicyclists, public transit riders and motorists. c m a c v E 1D Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase ocair, the o permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF-. The reduction in mixed -use development would occur in PA -2. p " Floor area for retail uses within hotel, and does not include the floor area for rooms. " Existing floor area of the Diamond stadium is in addition to the floor area shown and the maximum floor area for <u new development. r U 3 -1.3 Target Yie1d� Fl 'or;Area 9 Planning, ' Area Acres` Motai g4ome ��Uriiis4 150 Rooms10 & PA -3 4,6 30,000 SF" PA-4 19.06 35,000 SF't - -- PA S 11.7 110,000 SF 50 PA -6 11.63 50,000 SF 225 Roads 5.8 Total Acres! 87.39, _ Not applicable Not applicable Maximum EloorArea ; 80'660 SF Maximum Motel 150Itgoms. Rooms _ Maximum Residential60 p Units 3.4 CIRCULATION Consistent with one of the Plan's goals of maintaining flexibility, the circulation concept for The Diamond focuses on the linkages of the Site to the existing road network surrounding the Site and establishing the framework within which future development plans will be required to conform. Aside- #em- -iawfand C- ircle -�aad; the- +aater+tad- st+eect- sys#etla- design- �uuiA- nat -be- for- med- ant+I -tJ1e- Design- Reuiew- stage trohen bu+ Iding# ootpr- i+�ts;��d- taarkir3g- a;°a�an- ;,:armed:- += low+ever�- th.�,.," .simno €#7famoridL+fc- le- fro+�>- Malaga Itaad t -0- +3+arrond- Dr -ive aad tie plaaned leeatees e# arfess peir+ts ozh�'t a e 11 strafe l -on -the CrEUlataaa Plan- (- tiigare 3�j, -The Circulation Plan has been formed within the context of the area's vehicular and non - vehicular transportation network and is based on the following objectives: 1.. Reinforce and serve the regional commercial and residential land use concept as defined by the General Plan. 2. Provide convenient and direct access to the Site from perimeter roadways, and internal connections between the various Planning Areas of the Specific Plan. 3. Encourage a variety of transportation options by providing interconnections of land uses that are considerate of pedestrians, bicyclists, public transit riders and motorists. c m a c v E 1D Based on market conditions, the number of hotel rooms may be increased to 300. Should this increase ocair, the o permitted square footage of mixed -use development (not including hotel space) would be reduced by 100,000 SF to 797,000 SF-. The reduction in mixed -use development would occur in PA -2. p " Floor area for retail uses within hotel, and does not include the floor area for rooms. " Existing floor area of the Diamond stadium is in addition to the floor area shown and the maximum floor area for <u new development. r U 3 -1.3 4. Implement sound transportation engineering principles through consolidating and aligning access points to limit traffic flow interruptions on the surrounding roadways 5. Establish visual cues and rational connections across Diamond Drive and Malaga Road between the distinct parcels of The Diamond. 6. Provide a safe and aesthetically pleasing environment for all means of travel onsite while achieving the above objectives. The Circulation Plan shows the existing vehicular transportation system network into which The Diamond is being integrated. This network includes the abutting and nearby roadways providing direct or indirect access to Site, as well as existing public transit stops. Additionally, the Circulation Plan illustrates the conceptual Project entry locations. As described below, The Diamond can be accessed at a number of locations each of which will be attractively landscaped and designed for vehicles and pedestrians. The conceptual access points from the surrounding roadwaysi- the- pr-opesecf- extension- af- Diamerrd- Circle -road and potential public transit stop locations are also illustrated on the Circulation Plan. In concert with these improvements, the existing transportation system will provide convenient, efficient, and safe access to uses within The Diamond, as well as to off -site destinations. In the future, Diamond Drive and Malaga Road will be subject to the Master Plan for City Street Trees. As of the preparation of this specific plan, the Master Plan has not been completed. A traffic management plan will be prepared to establish guidelines for dealing with high- traffic days related to Diamond Stadium activity. This plan will be developed in conjunction with Phase 2 development. Cross- sections for each roadway are depicted on Figures 3 -7 through 3 -10. The non - vehicular circulation system is also described below. 3.4.1 Surrounding Street Facilities The following existing street facilities provide direct access to the Project area and also provide access to other areas of the city and to regional transportation facilities. Diamond Drive: Designated a four -lane Major Highway in the GPU with a 100 -foot ultimate right -of -way (ROW), Diamond Drive provides the primary access to the Project. The existing General Plan's designation v is Urban Arterial (six lanes, 120 -foot ROW) and Major Highway from Campbell Street north and south, m respectively. Because the roadway standards in the GPU are based on more recent citywide traffic analyses, this specific plan applies the standards of the GPU. This design is also supported by the results of The Diamond Specific Plan Traffic Impact Analysis (April 2009) completed by Urban Crossroads, Inc. u Diamond Drive generally follows the easterly side of the Project area, connecting between Lakeshore Drive on the north and Malaga Road on the south. Diamond Drive also provides regional access to the I- a 15 via the Railroad Canyon interchange just to the north of the Lakeshore Drive intersection. Diamond Drive is currently four lanes with a painted median. Improvements to Diamond Drive include dedicating n S 3 -14 \ \ \ \ Q) \ \ \ \ \\ \ \\ \ _ z J \ >1 ® > ( \ a —� �E ƒ . , 4 \: , § \ _ - - \, ){\(({ \\ \Z\ 20 feet of ROW on each side of the road adjacent to the development to accommodate five -foot sidewalks, five -foot landscaped parkways, bike lane, and a raised median. The Diamond Drive cross section is illustrated in Figure 3 -7. Additionally w#en Dia woad C rile is ex #ended -to- Diamond- Drive -to aaigaa witf Campi� ell -D {ive a -f ©ur way - signal +zed ntersecton -w 4# be- erected -: Other improvements may include creating left -turn pockets for the Project's secondary access points on Diamond Drive. Lakeshore Drive: Designated a six -lane Urban Arterial in the General Plan with a 120 -foot ROW, Lakeshore Drive provides access to the Project along its northerly boundary. Lakeshore Drive also provides access westerly to the downtown area. East of the Diamond Drive intersection, Lakeshore Drive becomes Mission Trail, which generally parallels the I -1S. Along The Diamond's frontage, Lakeshore Drive is currently four lanes with a painted median; just west of the Site, the roadway narrows to two lanes with a painted median. Due to existing development east and west of the Site, improvements to Lakeshore Drive to accommodate the additional lanes would be difficult; therefore, no improvements to Lakeshore Drive within the public ROW are proposed, with the exception of any improvements that are necessary to modify the existing access points or create new access to the Site. No dedication of ROW is required along Lakeshore Drive. The Lakeshore Drive cross section is illustrated in Figure 3 -8. Malaga Road: Designated a Major Highway in the General Plan with a 100 -foot ROW, Malaga Road provides access to the Project along its southerly boundary. The General Plan Roadway Classification Map does not illustrate Malaga Road continuing west of the Site. Currently, the improved Malaga Road terminates at the Site's westerly boundary, where it turns into a dirt road known as Sylvester Street. The Summerly development proposes to extend Malaga Road west of the Site to connect with a planned public park. To the east of The Diamond, Malaga Road connects to Mission Trail. Along the Site boundary and east of Diamond Drive, Malaga Road has been improved to its ultimate ROW with four lanes with sidewalks, landscaped parkways, and a median. No additional dedication of ROW is required along this street. The Malaga Road cross section is illustrated in Figure 3 -9. Traffic controls on the Project Site will consist of a combination of traffic signals, all -way stop signs, and cross - street stop signs. The types of controls to be implemented are described in The Diamond Specific Plan Traffic Impact Analysis (April 2009). The installation of traffic signals may not be required in the early phases of development. As the area builds -out, signals will be installed where appropriate based on the phasing described in the TIA. As the area develops, preparation of a traffic management plan may be necessary to safely and efficiently regulate traffic on days when the stadium is heavily used. Such a plan should be prepared in conjunction c with the City of Lake Elsinore and Caltrans. The stadium currently operates without a traffic management a plan. Once development occurs onsite, traffic regulation will be necessary. E 14.2 Project Entries o v Two types of entry points will be provided onto The Diamond Site: Primary Entries and Secondary Entries. o Primary Entries will be major entries that may provide signage, including the city logo and name; m monumentation; unique landscaping; enhanced paving; or other special features that create a distinctive };- rS 3 -:1.! entry point to the Project. Primary Entries will not necessarily serve a higher level of traffic, but will be located at places that will be most visible to visitors. The level of entry monumentation and landscaping may be modified during or subsequent to the Design Review process as final development plans are produced. Similarly, the number and location of Primary and Secondary Entries is subject to change based on building locations and designs and the anticipated traffic flows and levels. The following Primary Entries are proposed: Table 3 -4 Conceptual Primary Entry Locations PlannitigArea, Roadway PA -1 Lakeshore Drive PA -2 Diamond Drive 4 a Wend Cale Pete Lehr Drive PA -3 Diarnona Eircae Pete Lehr Drive PA -4 Dia AARI.a.,,�,d- C•...i,. Pete Lehr Drive PA -5 Diamond Drive PA -6 Malaga Road Secondary Entries are located in areas that are less visible and therefore do not present the same opportunity to establish the Project's identity. Nevertheless, signage and landscaping will be used to demarcate the entries, but at a reduced scale from the Primary Entry enhancements. The following Secondary Entries are proposed: Table 3 -5 Conceptual Secondary Entry Locations :PianriingAiea Roadway _ Diamond Drive PA -2 Malaga Road PA -4 Malaga Road Malaga Road PA -5 - - - - - ----- Diamond Drive PA -6 Malaga Road 3.4.3 Internal Vehicular Circulation Set within this existing perimeter street framework, the Project's internal circulation system consists of Diame4id- Circle Pete Lehr Drive and internal drives that connect various parking areas to the Project access points mentioned above. Currently Pete Lehr Drive, an existing cul -de -sac along the northerly side of the Diamond stadium, provides access to the stadium parking area. Afthough- th +s- stree=t -may rerraadn- in-the fiat paaase o development; it will- u- It +rnately be emoved--a d-- replaced -lay an e to +asi ® +rof - Diamond ui r� rJ n: u 4- t� v, v E r3 a, s'. 3 -16 Circ {e;- wok- h the- Di<�mend- Drive /- Ca{aapbell Sta2et- in£eisestion - -{ iatnoad -C- it -c-le- will - maintain - its- apprarimate- al+gaatr�e itt- so+�t }i- of -Pe4e -Lehr Drive -aid its connection to- Malaga- Drive -on -the west side of -the stadium la s new st met It will provide the principal internal vehicular access within the Project area and will be comprised of a- €>et- cuiai- to- our- b- widtka and -a-7 -R 68 -foot ROW as- illtas# rated n Vgiiae 38. At this width, parallel on- street parking is permitted and a 12- 1 oot- {aalnted -a- turning lane- ur- -as-an additional inbound -or- outbound ;a+ae- dur}Ng- special - events -he {d a�D}amond�tadium. Within -the 78 -foot ROW, Diamond- Gi-rdewi melude two -adcGi onaL aneaat the Diamond Circle /Dimond Dri ve- -inter sect ion- #-o- ac-c-ommodate-- pea>ti-veh }cle tt+ps when --the - siadjuim -is-- In --- usev Through -Ahe C;orrimu+ajYy�.^ ^•�r�n„ �- lay- area;..tlae- roadway -wiJ} daaatgt�ke_a- spec- ial- sYteet�seG ;onz. "r>n;arroays -Ys two- travel- lanes; - allows -h u+Idjrrg -- facades -aid f er patios- to- be- immedlatelyad {aeent to tW and per4ts- para4lel- park +ng -on -both sides - subject -to -City T-ransportatjon -EP4 veer- r*wiew- and - approval &t-ing o+ bsequent to..._tl e- ..-- Design -- Review -- stage. Additionally, The pavement section will narrow and potentially incorporate enhanced paving, staining or painting at pedestrian crossings. These features have a functional purpose of acting as traffic calming measures to slow traffic and enhance pedestrian safety and an aesthetic purpose of creating a downtown feel. Stemming from the Project access points are internal drives that will serve as drive aisles with parking spaces on one or both sides of the drives or drive aisles with no parking. The internal drives in any of these scenarios will provide interconnections between and within the various land uses and Planning Areas. The internal drives will also incorporate traffic calming measures at key pedestrian crossings. During or subsequent to the Design Review process, variations of the cross sections may be created to reflect other development scenarios or more detailed development design and traffic circulation information. Diamond-Circle-and The future internal drives will be privately owned and maintained. `a 3.6 COMMUNITY STRUCTURE v E Community structure features are those Project features that create unifying design elements within the o Plan. These are composed of landscape elements and architectural elements, which when taken together v create the Plan's design theme or visual so that future Site users /visitors may perceive a unifying theme °. for the entire Plan. a; 2, N' LC l „) 3 1/ Mll 11 . ....... .. a Z (L cd c E 0 O w m uj 'E E Mll 11 . ....... .. The two types of design elements that provide the visual character for the Plan structure are: Y Landscape Elements, consisting of landscape features, plant materials, and handscape details. v Architectural Features, consisting of buildings, theme structures, and architectural details such as signage, lighting, fencing and walls. 3.6.1 Landscape Elements Landscape elements consist of key streetscape treatments, entry statements, edge and buffer treatments, and park /recreation facilities. Conceptual landscape features are described as follows: Streetscane Treatments: Streetscape treatments will be implemented on Diarwond- Girele Pete Lehr Drive and along the Lakeshore Drive, Diamond Drive and Malaga Road perimeter frontages of the Project. Additionally, streetscape treatments will occur at the back of the sidewalk along the perimeter streets. Each street will integrate accent trees based on the Project's plant and tree palette described in Chapter 5. Entry Treatments: Two types of entry treatments will be incorporated into the vehicular access points into the Project of varying composition and complexity. These are described as follows: Y Primary Entry Treatments will occur at the primary entry locations described in Section 3.4.2. Each of these primary entry points will have themed landscaping and entry walls with opportunities for communitywide and individual tenant signage. Theme trees and shrubs will frame these entries, and identification monument signage will also be incorporated within this area. Additionally, primary entries will contain some variation of the City's logo, as shown in Figure 3 -15 and described in the City of Lake Elsinore City Identity Standards Guide. Conceptual primary entry treatments are illustrated in Figure 3 -15. Y Secondary Entry Treatments will occur at each of the other vehicular access points into each of the Planning Areas. They will also incorporate themed landscaping and trees framing the entries, n however, these secondary entries will not be as lushly landscaped as the primary entries. Signage will mostly focus on The Diamond branding, but may also include individual tenant signage. o Conceptual secondary entry treatments are illustrated in Figure 3 -16. t LL U U fU {2 vJ U O N (:1 tiJ cz 3 -18 Plazas, Promenades, & Walkways: As described more fully in Section 3.4.4 above, these features will perform separate but integrated functions of linkage and focal points for gathering and socialization. They are in fact part of the hardscape non - vehicular circulation elements that are integrated with landscape design features, and as such become part of the landscape elements of the Project. 3.6.2 Architectural Elements Architectural elements consist of the various types of structures that will be built within the Project. These structures will occur within both the public realm (basically the streetscape area) and the private realm (improvements within parcels), with public realm improvements complementing the streetscape landscape elements. Architectural elements within both of these areas lend to the overall design character of the Project. Types of structures within the public and private realms are described as follows: Public Realm Architectural Elements: Public realm architectural elements consist of theme structures within and adjacent to the streetscape improvements and along perimeter edges such as at entry monumentation, walls, signage, and street lighting. The following are the design concepts for each of these elements: Y Entry Monumentation and Signage: The concept for entry monumentation is to incorporate a wall with identification signage within the entry treatment landscape area, as a backdrop to the planting concept. This monumentation would occur at primary and secondary entry points. Y Lighting: Perimeter public streets will incorporate the City's standard street lighting. Diamond Circle- Pete Lehr Drive will incorporate a themed street light design which may also be used within m the surface parking areas. v E a 0 v v 0 v o. cu V 3 19 Private Realm Architectural Elements: Private realm architectural elements consist of buildings on individual parcels and site specific walls, fencing, signage and lighting. The design concept for these elements is described as follows: v Buildings: The concept for individual building architecture is to ensure that larger building massing is adequately broken up or articulated to relieve flat building surfaces and provide more visual interest. This can be achieved with massing changes, varying walls heights, use of multiple colors, and use of architectural enhancements such as windows, cornices, banding, and various materials. Y Signage: Signage on individual buildings should be compatible with building architecture in terms of location and design. Y Lighting: Lighting on individual buildings should incorporate lighting design to complement the architectural style of the building and to ensure that lighting is focused on the property. 3.5 INFRASTRUCTURE AND PUBLIC SERVICES 3.7.1 G41a" ganef Drainage Theeptuaa grad g- plan is- depicted in -Figu e8. The grading concept for The Diamond Project is to maintain finish floors above the minimum required elevation of 1,267 feet MSLfor floodplain protection and to provide for safe flow of storm water. Street ROW elevations must be above the 100 year frequency storm elevation (Base Flood Elevation) of 1,263.3 feet MSL. Areas of the Project along the edge of Lake Elsinore will be raised above the flood plain elevation. Flood storage volume will be maintained in those areas. Erosion control measures including conforming to NPDES requirements will be required for the final grading plans for the Project. The Project will also comply with the requirements of the City of Lake Elsinore's Stormwater /Urban Runoff Management Control regulations. The Site will gradually slope downwards from north to south, with elevations dropping from approximately 1,276 feet along Lakeshore Drive to 1,262 feet at the far southwest of the Site, along Malaga Road. The Diamond conceptual drainage plan (Figure 3 -19) provides for safe conveyance of stormwater from the Project Site southerly to existing drainage infrastructure constructed with the Summerlydevelopment on the south side of the Project. The drainage plan utilizes existing stormwater detention, water quality 0 N N L f0 U a v 0 F ro fi w C )..0 - -- o f \ : \ \ q/ / 4 -\ _ CL §/ c y E 2 = \ . _ y - ° ^ � -- \ \ § \ (� =_r,. ¢: -i § E ; - Z UJw : \ a \ to 2 3 } / J / \ � \�% { \� _\ , ) features and flood control measures within the back basin of Lake Elsinore just south of the Summerly development area. New detention facilities are therefore not required for the Project. Drainage from the Project Site will tie into the existing drainage infrastructure points of connection at the intersection of Diamond Drive and Malaga Road and at the terminus of Malaga Road at the southwest corner of the Project. The existing drainage infrastructure conveys stormwater to water quality features and a detention basin within the Summerly development. Stormwater within the detention basin is discharged into the remainder of the back basin of Lake Elsinore by a spillway or pumping. Stormwater within the back basin is managed by the facilities described as the Lake Elsinore Management Project. Connection to the facilities at the south allows for elimination of existing discharges directly into Lake Elsinore which contributes to preserving the existing natural floodplain and existing riparian habitat. The drainage facilities within the Project are to be sized to convey the 100 -year frequency peak storm flows. The drainage facilities are to be designed in conformance with City of Lake Elsinore and Riverside County Flood Control and Water Conservation District standards. The storm drain system is proposed to be maintained by the City of Lake Elsinore. Storm drains that are not within public streets shall be contained in drainage easements. The Project will likely modify the floodplain through construction of lake edge improvements, including a retaining wall. The Project development must conform to the City of take Elsinore flood plain ordinance and Lake Management Project permit requirements. The minimum finish floor elevation for habitable structures is 1,267 feet at mean sea level (MSL). The flood storage volume of 30,525 acre -feet must be maintained within the back basin. Modifications to the flood plain will require revisions to flood insurance rate maps (FIRM) in conformance with the National Flood Insurance Program and FEMA requirements. 3.8 PHASING The phasing program for The Diamond Project area will be based on the Planning Areas. As development is initiated in any Planning Area, infrastructure improvements will be constructed prior to or concurrent with incremental development in a manner to maximize the cost effectiveness and efficiency within the Planning Area. Open space and plaza uses will also be developed concurrently with development of each Planning Area. Infrastructure phasing will be keyed to street improvement phasing on the premise that all critical C infrastructure components are installed as a part of the street construction /improvement process. The a developer shall prepare and /or review all infrastructure planning and design and provide professional m engineering judgment regarding adequacy of design, cost effectiveness and efficiency, subject to any o reviewing agency's determination that agency design standards and health and safety requirements have v been satisfied. Some of these improvements may be interim improvements until permanent facilities o become available. a o_ U U 3 -21 Figure 3 -22, Phasing Plan, indicates the anticipated development of The Diamond area taking place in six phases. These phases are briefly described as follows: Phase 1: This phase will include the majority of the PA -2 central core mixed -use development area, street improvements concurrent with adjoining uses, and approximately 1.73 acres of open space and plazas. This phase will also include grading and access improvements along a portion of Diamond Drive, as well as grading necessary to raise the entire development area above the 1,266 foot MSL flood elevation. Phase 21 This phase will include the balance of the PA -2 development area, which comprises a mixed -use development area and approximately 1.29 acres of open space and plazas. In this phase Pete Lehr Drive will be remeved- and -a- porno„ ^'�h^ improved and extended, along with additional Diamond Drive frontage improvements. This phase will also include grading necessary to raise the development area above the 1,266 foot MSLflood elevation. Phase 3: This phase will include the PA -3 development area, including street improvements to complete the internal loop street connection to Malaga Road, Approximately 1.04 acres of open space and plazas are planned. Grading necessary to raise the development area above the 1,266 foot MSL flood elevation will also be completed. Phase 4: This phase includes all of the PA -6 mixed -use development area on the south side of Malaga Road, and any street frontage improvements necessary along the Malaga frontage. Approximately 1.73 acres of open space and plazas are planned. Phase 5: This phase includes all of the PA -1 development area fronting Lakeshore Drive, and any street frontage improvements necessary to Lakeshore Drive. Approximately 0.60 acres of open space and plazas are planned. Phase 6: This phase includes all of the PA -5 development area on the east side of Diamond Drive, and any street frontage improvements necessary to Diamond Drive and Malaga Road. Approximately 0.44 acres of open space and plazas are planned. Phase 1Z5.- A small area in the northwestern portion of the Site is marked on the Phasing Plan with hatch marks and is labeled "1/5." This area may develop in either Phase 1 of development (in conjunction with the land to its south and east) or Phase 5 (in conjunction with land to the north). Although the six development phases described above are anticipated to be developed in the order they are numbered, the phasing approach for The Diamond Project area is not intended to dictate time - sequential development. Many factors will influence the timing, rate, sequence, and location of individual parcel development, including market demand, earth balance and flood storage considerations, interest rates, absorption, financing and other similar factors. Concurrent development within different Planning Areas may occur depending on construction logistics, logical infrastructure extensions, and market conditions. The developer shall exercise its prudent business judgment in developing the property. u, 0 N ro f ro a 'i v 4:- f: (J (V .0 (U 3 7.2 4 0 DEVELOPMENT STANDARDS ■ 4.1 PURPOSE AND INTENT The regulations contained within this Chapter in the form of permitted and accessory uses, definitions, and development standards facilitate the creative and innovative use of the property through the use of tailored development standards. These tailored standards respond to the unique constraints and opportunities of the Project area and the Project's development and design objectives. The Specific Plan is designed to allow diversity in the relationship between buildings and between buildings and open areas so as to create unique and interesting physical environments, while at the same time preserving public health, welfare and safety. The Specific Plan provisions allow design flexibility beyond that provided by standard City Zoning Code regulations that use a more generic approach to development city -wide, in return for more creative design. Current commercial zoning regulations also tend to promote a more homogeneous, single - purpose commercial plan in contrast to this Specific Plan, which promotes a mixture of commercial, residential and employment uses within The Diamond. This approach is beneficial from both social and economic perspectives. Socially, a mixed -use plan will lead to the development of a more diverse and vibrant project that brings together many uses that have various operating times and avoids the downtimes associated with single -use districts. For example, many office park areas appear deserted after typical business hours. With a mixture of uses, The Diamond will be active with people working, recreating, learning, shopping, socializing, and residing at most times of the day, seven days a week. From an economic perspective, the mixed -use concept brings longevity and diversity because of the support that residential, education and employment- generating uses will provide for new retail and entertainment development. The uses mutually benefit each other and will help ensure the success of The Diamond. The tailored development standards within this chapter, along with the design guidelines contained in Chapter 5 and other mechanisms incorporated in the Specific Plan constitute the principal measures to implement the objectives and policies established. In the Diamond Specific Plan. The regulations, standards and guidelines contained in this chapter and Chapter 5 provide the framework upon which all subsequent implementation decisions are based, and criteria for determining consistency of site - specific design with the Specific Plan objectives. 4.S LAND USE CATEGORIES The City of Lake Elsinore Zoning Map, as amended, designates the entire project site as Specific Plan. However, development within The Diamond Specific Plan is governed by the land use designations described m Chapter 3 and depicted mine Land Use Plan (Figure 3 -1). Development shall be allowed only if the proposed development meets the requirements of the applicable land use categories described below and the uses permitted in each category. 4.5.1 Mixed -Use (MU) the Mixed -Use land use category is intended for innovative mixes of uses, integrated both horizontally and vertically. It provides for a mixture of retail, services, education, office, entertainment, visitor - serving retail, hotel and similar and compatible commercial uses, and residential uses. Residential uses are allowed in a subordinate capacity, with permitted residential densities up to 18 units per acre, subject to density averaging as outlined In Section 33.1. Intensity of commercial development shall not exceed an FAR of 0.80, and non - residential use floor area shall constitute a minimum of 50 percent of the total floor area. 4.5.2 Stadium -Use (SIT) The Radimn -Use land use category is intended to preserve and enhance the 018mOnd Stadium by ensuring continued long -tern viability of the Stadium facilities within the Plan and allowing complementary sports, recreation and entertainment related uses that suppoit the sustained operation of the Diammtd Stadium. Complementcuy uses may include parking, hmsaw rant �cating places and retail uses such as gilt, novelty, souvenir and spats- related shops as determine -d by the Director of Cmnnnmity Devclopnrmtt. as auciliary to and supportive of the Ulamond Stadium 4.fi'.1..T- ,Ge+u+nunfly- Fxttve overlay 4Im. mmunAyEen£er- 4Werlay4vs nteadedko-A*<+t< role- feranarea- of- tewn- €euu?r"in2ensifi¢ador+at -the primaryenttyte -N+e rp) cot- alongtbeintef ,01- street,Thefi3ar{aowo#Ykrfs oveNayisi'o-crcafca form -haled Pedestrianifreet- with- anarshiteHUr2forwardiu'eet- (trade: 6urthermore; -tile strategY Is toeteveloP art appropr +;Nety- scaled- cvmmunitY-center - area - new - the - entry- triThe- )iamond and -he- stadium -that can 6P.PVe a5 the foGCaS £ rf- r2t2i43N41- eniYntaiamentaeBwty.- the klan- caJl4for- i lie into, nsrrcation -of comme4cial - arfented -use5 - along- Mn6a3t[ eel -to -form an- aetFve- cn #xed -use core. -for- Tio Diamond. Acbvra- retail; restaurants -with, Patios ,- ernertainmeeb- servl<eand - education - uses - will -be +he -prima nyaetivity -at- street level.tt- ISCrJNt�aldlrai- by -0u+f d- levekfses- prevideaeon8inuity- of+ ac- tivii- yand- intere.Y- a {os {;;be -euiJr elength of- the oveday-aea,-Unive- Narttughx tou ran ts - will - not - be- pernitted, Upper- level -oi #ice; residenNaf, -and commeraiaNrses are encouraged above mare- infenso-ground- leve4uses =t heuvvfJayieduaes- huildiogsor patios- tabe- sJtedadjaeem- to- tNcltreet- right -of- way - with- a= belld- i &"— (iueotzero- feet- prefer�+ad -hut -a maximera- eF#( 1feoFCetbaek- rec {uirzd- ciuiidiugeetrdesiaay -hc rc+eesrmd- ap�a- 1&- ieet- Therois -silos preferred- hu+ld- up'line c+f4wo- storJesand- ret}ulred- minimum- �5- feot- bulid7ugbeigtav- te- viseaJlyreiniarce a- town - center - building-facade -form, Mspeetai- street - section -is also - required - wither- the- overday -anea; Incur {towNng <flagouai ar- paralie4pankingon- heNrsidesie¢oeourage- siosver- traGle movwnent subjeetto - _ - __ _.-. iPormnYtere Pont color. Red, Slnke imunh shown- scbiemetic- ahy- h�Flgure3 -1: 4.6 MIRED -USE CATEGORY PERMITTED USES This section of the Specific Plan establishes the uses permitted or conditionally permitted within Mixed - Use land use category of The Diamond Specific plan. [able 44, Permitted Uses, Indicates uses permitted by right or through issuance of a Conditional Use Permit pursuant to LEMC Chapter 17.168, Conditional Use Permits. If a use is not listed, It is not permitted, but may be permitted by the Community Development Director through the Minor Modification process (see Section 6.3.2) If deemed to be similar to other permitted uses and /or consistent with the objectives of the Plan. Accessory uses are also listed in Table 4 -1; additional accessory uses may be approved subject to the Minor Modification process. P Permitted Use I he use is permitted as a principal use within the Plan. A Accessory Use The use is permitted provided that it is clearly incidental and secondary to the primary permitted use on the site. C Conditional Use The use is permitted in conjunction with a Conditional Use Permit approved by the Lake Elsinore Planning Commission. Table 4 -1 Permitted Uses 'I Formatted: Font color, Red, $irlkClhroU9h (Formatte d : Fontcolor Red i Formatted: Slnkethrough ' Permitting uses in the Specific Plan that allow the sales of alcohol does not exempt the use from complying with applicable Department of Alcohol Beverage Control or other requirements. 2 Subject to the Design Guidelines in Chapter 5. Formatted: Font color: Red, Strikethrough Fn7aattett. Font t color: , Rod Formatted: Strikethrough - ----------- Formatted: Font color: Red, Strikethrough Formatted: Font color: Red Formatted; Strikethrough 1 rowmatted4 Font color: Red, Strikethrough Formatted: Fort color: Red Formatted: Font cobr. Red, Sfnkethrough !. Formatted: Pont color: Red Formatted:. Stnkethmuyh ; Formatted: Font cobr Red, Soikethrough Formatted: Font color. Red ( FOrm 'Ft ed: Strlkelhrough Formatted: Font color. Red, Strkethrough t Formatted: Font color. Red _ _. Fomralt¢d: Strikethrough Formatted: Font COlor Red Strikethrough i __..,_._.: Fo .. _. _..._. � forMatted: Font COlpr: Red � Formatted) Strikethrough K ` Formatted; Font color Red Slnkethro gh ( Formatted; font color Red L_�_ »m „m ...............e _.. I Formatted: etl: Stdkethrough pvPetm7NedUse r: n�' "'s?u'^r�,', MNNY z r �r'A�Idyrgdff ,Asttesspy ilsiif5lNOSUrey v..`s�`ia' ,", �.. CdgplNopd))y�$RrintipYT,U,s�@ Residences, multi- family. p Residences, single family attached, p Restaurants and eating places wRFi- or- with9uF -dAVe 5Y through or walk-up - service: Restaurantand eatieg plat+'sivithou+slde eating areas R Retail sates p Retail sales of products produced on the premises and incidental retail sales relevant to businesses. P Roof mounted photovolta¢paneis in conjunction wit—ha A primary or accessory use. Sale of motor vehicle motorcycle and recreational vehicle parts and accessories and service incidental to P the sale of parts. Schools and studios for arts, crafts, photography, music p and dance. Service businesses similar to retail stores which do not involve warehousing or storage, except accessory p storage of commodities sold at retail on the premises. _ Service establishments; such as small appliance repair, P watch and jewelry repair, and shoe repair. Showrooms for exhibition of products produced on the premises or available for wholesale distribution. .._..__. __ ___ _ Sidewalk, _ parking lot, and tent _ sales; Christmas tree sales; pumpkin sales. Subject to issuance of Temporary p use permit. Skating nubs P _ Spa facddles P_ Special use rooms such as laundry rooms and pool A dressing rooms. -_� - - - -- - SPOrting goods stores. F ,,,, $polls arella5. _ C Structures and installations necessary to the conservation and development of water resources P and /or the control of flooding. Swimming pools, jacuzzis, spas, and associated A equipment. Swimming tennis, and polo clubs. p Theaters- Outtloor(live stage, not drive-in) and indoor t (motion picture or live stage). Theme amusement parks. C I icket agencies p l'oY sho As. I' Formatted: font color. Raid, Strikelhrou9h Formatted: Fear color. Red, Stnkethrough Fom etterp Front color Red Formatted rent color: Red, Strlkelhrou9h 4,2 PROPERTY DEVELOPMENT STANDARDS The following property development standards, presented in Tables 4 -2, define lot size, setbacks, height and other requirements for development of property within the Mixed -Use land use category of the Plan. These standards are to be used in conjunction with the design guidelines contained in Chapter 5. These standards are mandatory, while the design guidelines are advisory. Used together they are intended to create the community character envisioned in the Specific Plan, and must be considered together in making administrative decisions on the consistency of any proposed development with the intent and design objectives of the Specific Plan. Where a land use is proposed that does not clearly fall into one of the use types described above, the Minor Modification process shall be used to determine which development standards shall apply to the proposed use. USeS�- HiEfoflpwjflg- addiN9nal {JB,IhYriCG{UlrEmelltd- Shall 3pf 31y-[ HEhI:- �- HfnmNntiy- i;entEYk3Veraay-arAi: restxic-ied- toacc+ sI to upper floor fesideMaalonix only= 2, —No- more -than ono-drive -on -each ,Jde of Diamond Or access points are required circulation efficiency. may require- eneasemeab mtninwm- height abovo Ihv- ,idewalk -of8 foot .4hir may - rnyuur an easement, Formatted: Fonlcolo Red, Snikethrougb i Formatted: Fonl color. Red `Formatted: font color: Red,. Sldkethrough Table 4 -2 Development Standards �.v p�V�L�PM`�j�i`CRITA,RIA Ak�YLLOAM6N7 £ThNpAitD ,. , Density/intensity intensny (for non- resitlen0ai uses) Up to 0.90 FAR' Density (for residential uses) ___38 du /acl Lot Area Minimum (SF) No Mimmum . Minimum lot Width (ft) N_o Minimum Budding Coverage (for non - residential 90 %, Bw— ldmg Coverage (for residential uses) — 70— °% ._ The total public plaza s p ace upon final buildout of The Diamond shall Public Plazas equal 30 percent of the total SF of gross leasable area of building space° Studios and 1 bedroom 60 SF mm. . per unit; 2 bedrooms: 75 SF min. Private Open Space (Residential) per unit; 3+ bedrooms; 100 SF min. per unit. All with 6' minimum dimension in any direction. Studio and 1 bedroom: 150 SF min. per unit; 2 bedrooms: 200 SF min. Common Open Spacer (Residential) per unit;3 +bedrooms: 250 SF min. per unit. Setbacks —NO eresideptlal Gr0und:Floer uses Front of Bldg. to Public Street _ 10 Front of {iidg.- orpatmto {)(amooA- Gircle l0'- maximum {+xald -to guer,, (Commum rla ty£enterOvey) _.. - Front of Bldg, to,alamond GirclekPete 0' minimum Lehr Drive Front of Bidg, to Private Street 10' Side. Public Street _101 Side. Private Street or Drive 01 - Side Interior property line _ 0' Rear 0' Rear -Alley/[)rive ^_ 5' 'Subject to density /FAR averaging pursuant to Section 3.3.1. ° Coverage maximum excludes permitted porches and architectural projections. Refer to Section 6.3 for additional guidance on the provision of public plazas. ° individual phases may have less plaza space than this requirement, provided the plaza space equals 10 percent upon ultimate buildout. z Compton open space includes accessible walkways, landscaping areas, barbecue and picnic areas, clubhouses, pools /spas and non - private courtyards. a Front setbacks measured from property line at edge of public or private street right -of -way, or from edge or pavement on private drives. fl.C+rmmanuy £ enrerllverlay- buflding- entries- ttn +y-be f'eeossed UP40- lb -0eet ni nr back of stde;waue: Patios -may Protrude into idewalk.areas..Oject-to fouuicedeasemeetf ( Formatted: Font color. Red, Stdkethrough t Formatted: Font color Rod, Strikethrough t Formatted: Font color Red, Strikethrough k Formatted: Font color: Red, Strikethrough Formatted: Pont color: Reds Formatted: font color: fled, Stnkethrough 1" Front setbacks measured from property line at edge of public or private street right -of -way, or from edge of pavement on private drives. "Setback measured from edge of alley /drive pavement. " For attached residential, separation of buildings on the same lot. porches may extend Into required building separation area pursuant to the required setbacks. An additional 15 feet in height is allowed for architectural projections such as towers. 410 SICNAGE The signage regulations and guidelines for The Di am and are intended to promote a lively, interesting, and attractive pedestrian environment while also facilitating local commerce. While signage is sometimes associated with unattractive visual clutter, their high visibility makes signs a prominent element of the physical environmentand thoughtfully designed signagecan enhance the aesthetic character and identity of a place. The Diamond is intended to be a place for walking and strolling, and the allowed types, sizes, and placements of signs are intended to reaffirm this character in a way that also allows for local businesses to effectively communicate with potential customers. Signs announce the presence of The Diamond, welcome visitors and residents, and help users navigate the Site. The sign development standards set forth below are intended to maximize the identification of The Diamond as a distinct location in a manner that complements the overall image of Lake Elsinore. Additional . standards will be provided in one or more sign programs that will allow additional flexibility - not available in the Zoning Code and will provide consistency in design style and direction for placement and size of signs. Because the site will be developed in several phases, more than one sign program may be prepared, A single sign program may cover, for example, Phases 1 and 2 only, with future phases to have a separate sign program. Alternatively, a single comprehensive sign program may be prepared - coveringtheentireDSP, with distinct standards for differing land useswithin the Site.Thesign program(s) will be processed pursuant to the Minor Modification process. No sign may be erected without the review and approval of the Community Development Department. 4.10.1 Definitions For the purposes of this Chapter, definitions shall be, the same as described Chapter 8, Definitions and Acronyms, of this Specific Plan. For terns not defined in this Specific Plan, the provisions of section 17.196.020 of the Lake Elsinore Municipal Code shall apply. 4.10.2 Residential Areas Residential developments and the residential portions of mixed -use developments shall comply with the provisions of Chapter 17.196, Signs— Advertising Structures, of the Lake Elsinore Municipal Code, including the standards applicable to residential zones in section 17.196.170, as amended below: 1. Monument signs are permitted to a height of 5 feet. At primary entrances, monument signs are permitted to a height of 15 feet, subject to approval of the Community Development Director. Requests for monument signs of up to 15 feet in height may be considered in areas other than primary entrances as part of a sign program. These signs must show particularly thoughtful design and location selection, 4.10.3 Mixed -Use Areas The commercial portions of mixed -use developments shall comply with the provisions of Chapter 17.196, Signs — Advertising Structures, of the Lake Elsinore. Municipal Code, including the standards applicable to commercial zones in section 17.196.180, as amended below: 1 Structures locat<d- wititila- fdwl= smmunify CvmlerOveday -and having frontage along Diamun i Circle PI to Lo-hr Janve are permitted signs Along- Diamond - Circe not to exceed 30 percent of th farade area devoted to non - residential uses. 2. Animated signs are permitted. Such signs shall be shielded or directed away from residential uses, or must have limited operating hours, as determined by the Community Development Director. 3. Small suspended or projecting signs placed perpendicular to the main face of the building may be energized or electrical. 4. Non - animated roof signs are permitted on structures with frontage along Aramond- Circle Pet Le Drive. Only one roof sign is permitted for every 100 feet of Piamond Cu OR Pete I ehr Driv. frontage, and the size of roof signs shall be limited to two square feet of sign area for each lineal foot of DiaulOnd[4,Ftle P,e'to l,uhr,Drlly frontage. Animated roof signs shall be subject to Plannin� Commission review. 5. Signs which extend beyond the roofiine of the structure are permitted. Such extensions may rise up to 15 percent of the building's total height. G. Non - animated aerial view signs are permitted. 7. Monument signs at primary entries are permitted to a height of 15 feet. At other locations, monument signs are permitted to a height of 15 feet subject to approval of the Community Development Director. Formatted: Font color: Red, Strikethrough Formatted: Font color. Red, Strikelhrouyh Formatted:. Font color. Red, Strkelhrough ( Formatted: Font color. Red, Sinkethrouin Formatted: Font color. Red, Strikethrough m Formatted:, font color Red, Slnkelhrouyh 5mODESIGN GUIDELINES 5.1 INTRODUCTION This chapter contains site planning, building design, landscaping, sustainability, and other design guidelines and standards forThe Diamond to ensure that it will possess an identifiable look and feel. Along with the development standards in Chapter 4, the design guidelines and standards provide for the type of development that achieves the City's goal of a vibrant, mixed -use, sports and entertainment - centered district. Architecture standards and guidelines are also provided to ensure that buildings within The Diamond are attractive, relate to one another and create a sense of place. The implementation of these guidelines and standards will ensure that the Plan is built -out as a consistently high - quality development that fulfills the vision for the Ballpark District. There is a clear distinction between "standards" and "guidelines," described as follows: Standards are mandatory requirements which are enforced by terms such as "shall" or "will," subject to certain qualifiers as necessary. Guidelines are suggested or encouraged but are not explicitly mandatory. However, their intent represents an objective of the Plan and as such they are intended to be followed in spirit if not literally. Thus, guidelines leave some flexibility for design creativity for the future builders and design teams to meet the intent of the guideline and are promulgated by terms such as "should" or "may." Where appropriate, these design standards and guidelines have categorized land uses within the Project area as "residential," "commercial," or "mixed- use." These categories describe the general uses within a particular segment of the Project. Where there is disagreement or ambiguity relating to the appropriate standards or guidelines to use, a determination shall be made by the Community Development Director as to what the primary land use is. Additionally, where there is disagreement or ambiguity relating to the applicability and /or feasibility of a particular standard or guideline, a determination shall be made by the Community Development Director. The pictures and illustrations contained in this section are provided to convey the general design intent of the standards and guidelines and are not intended to require the specific design style depicted. 5.2 DESIGN CONCEPT The Diamond is intended to be a vibrant, mixed -use center providing a variety of activity and sports and entertainment- oriented amenities combined with housing, retail, office, and educational uses. The Diamond will be an environmentally sensitive development, designed to integrate the use of walking, bicycling, and public transit. Architecture in The Diamond will be primarily contemporary in style, supporting the image of a dynamic activity center. The Project will incorporate unique lighting, signage, and public art that will set it apart from the surrounding commercial areas. Design creativity is encouraged, and flexibility to incorporate unique designs is provided in this plan. Overall, the design guidelines and development standards are intended to promote: Y A well- designed Project that contributes a sense of quality and permanence for the community; Y A pattern and scale of development that creates a well- defined, human -scale public environment that incorporates active, pedestrian- oriented street level uses that animate and enliven the public realm; Y A safe and attractive system of walkways, promenades, and plazas that provide welcoming public spaces that support and promote an active pedestrian environment and link to the various Project amenities, including the stadium and Lake Elsinore; and, Y A distinctive identity that incorporates water features as a thematic element in the design of public and private open spaces in order to symbolically link the built area to Lake Elsinore and the lakeside amenity. 5.3 SITE PLANNING 53.1 Commercial /Mixed -Use v ,a The commercial and mixed -use segments of The Diamond will be the most frequently visited areas, and h' will largely create the public's perception of the Project. In order to ensure that the vision of a dynamic, a vibrant Project is achieved, care must be taken with the layout of streets and plotting of buildings. The s v commercial component of The Diamond combines successful elements of other commercial centers with the more intense aspects of a regional activity center. These guidelines help balance the desire to create a vibrant, unique center with the practical needs of retailers. a z Mixed -use developments present unique opportunities to incorporate distinctive architecture, and offer °. an excellent opportunity to add vibrancy to a development. They also create design challenges that are �n not typically encountered with single-use developments due to building massin g, parking, pedestrian and ° F service access, lighting, and signage concerns. Imagery of mixed -use design styling that has overcome 0 these challenges and relates well to the vehicular and non - vehicular environs is provided in Figure 5 -2. r i_. 5 ..2 Some of the images also illustrate guidelines related to design, massing, streetscape and others listed below. 5.3.1.1 Development Character-for Specific Planning Areas Development in PA -2 and- particularly -irr - the - Cot- n+++tinity- Ce+iter- Ove +aay -area will be most intense and most urban in character. This area is central to the Project as an identifying feature along Diamond -Orcle Pete Lehr Drive near the main entry to the Site off of Diamond Drive. The objective is to establish this area as a citywide and regional retail, recreation, sports and entertainment- oriented destination. As described in Chapter 3, uses may include retail, office, education, entertainment, and residential uses, but the emphasis will be on retail, education and entertainment uses. A mix of uses helps ensure activity throughout the day and during evenings and weekends. Residential and office uses will occupy upper stories in some areas to enhance around - the -clock activity and the viability of the area. Structures located along Diamond Girele Pete Lehr Drive should relate strongly to it, incorporating structural details such as awnings, canopies, etc. which invite pedestrian usage. Spaces between buildings should be minimized to create a consistent, active street facade. Development will be structured around the extended Diamond Creio road Pete Lehr Drive that will allow commercial uses to extend from Diamond Drive into the Site and along the lake edge. Building entries and transparent store - fronts will be oriented to attractive pedestrian- oriented streets enhanced with public amenities and active uses, such as sidewalk cafes. Te— eneouage- pedestr - -ta traffic -- and erJaaaaee aec- essibil+ty ta- shops; tk�e- 6o�rnan}ty Eente�shat+lel- have -ne- more- tthan- two- tJtrowgtr aataes {one- lane -in eac- h- d#actio+�; and- shor -t �a- sErceE parking - should- be- avaiJahle via pa+ aJJeJ- parJci+tg- aJe+tg- Dia�o+�d Circle: The Waterfront Planning Area (PA -3) provides the transition between the lake open space amenity and the Project's development. The extension of the regional trail, main plaza, lakeside promenade and lake inlet channel represent this area's primary amenity, and both uses and built form will respond to it. As described in Chapter 3, uses may include a mix of retail, restaurant and lodging, with the emphasis being on uses that enhance and benefit from the planned lake edge promenade. Along the promenade, lake edge and main plaza development will maintain a dual orientation, with buildings fronting on and addressing Diamond- Chc-le Pete Lehr Drive while also providing both physical and visual access to the amenities. Development frontages adjoining the promenade will incorporate semi - public and private plazas, terraces and open space areas that augment the public promenade and include active uses such as restaurants with outdoor dining. The promenade may also include a boat dock area that boaters could use to access the promenade shops and restaurants or even see a baseball game. v cu c a� m S: V 5 -3 5.3.1.2 Building Orientation and Site Layout 1. Where feasible and appropriate, create a continuous length of storefronts, Breaks in activity should be limited to those necessary for walkways, plazas, entry courts, driveways, drop -off points, and porte- cocheres. 2. Buildings should be adequately set back from drive aisles to allow for comfortable use of walkways and to support activity. Increased setbacks may be required to permit outdoor cafes, benches, trash receptacles, trees, and other amenities. 3. Buildings should be sited close to, and oriented toward, the street. Building design should incorporate covered pedestrian walkways, outdoor seating, and landscape areas where possible. 4. Complexes of buildings may be arranged to produce outdoor spaces such as plazas, food courts, etc. Figure S -1 Sidewalk with fabric covering for shade 5. Multiple buildings in a single area should be grouped and organized to demonstrate a positive functional relationship to one another. The grouping of multiple buildings should be clustered to create functional plazas and pedestrian corridors. Where clustering is impractical, a visual link should be established between buildings through the integration of an arcade system, trellis, colonnade or other such open structure. 6. Buildings shall be sited with an "architecture- forward" approach, using a "build -to" line of zero feet. Building entries may be recessed up to 10 feet from the "build -to" line. Examples of this concept are shown in Figure 5 -2. 7. Building placement and orientation shall be organized to create visual interest along public right - of -ways, particularly oriented at intersection nodes, and Project entryways. 54 8. Buildings shall be oriented so that public access or windows face public spaces. 9, Buildings with special architectural elements, such as clock towers, should be positioned at the terminus of prominent views into the Site, such as on corners of significant intersections, entryways or adjacent to public spaces to enhance the sense of arrival and Project identity. This does not preclude other Project entry monumentation/ signage at these locations. An example of a tower architectural feature at a corner location is illustrated in the top left corner of Figure 5 -2. Figure 5 -2 Prominent architectural features adjacent to plaza with interactive water amenity 10. A residential development in amixed -use project can be benefitted by the addition of a private open space that is only accessed by the residents. 5,3.1.3 Pedestrian Circulation 1. Limit the number and width of sidewalk curb cuts on Diamond- C-o-rc-te Pete Lehr Drive to minimize vehicular - pedestrian conflicts. 2, Pedestrian circulation routes shall be clearly defined and separated from vehicular circulation routes using landscape and site design elements wherefeasible. Mid -block crossings are preferred to avoid conflicts with the turning movements of vehicles at intersections. 3. Pedestrian circulation shall be located primarily along internal roadways and building frontages to provide safe pedestrian crossing and access through the commercial area. The space between the sides of buildings should incorporate seating areas and enhanced pedestrian connections where appropriate. 4. Pedestrian access from residential parking areas to commercial areas is encouraged through the use of restricted access pedestrian gates to facilitate access for residents to adjacent commercial services. Z °' 5. Pedestrian connections through the parking fields to Diamond- Gird, Pete Lehr Drive shall provide landscaping and amenities where feasible to provide pedestrian access and rest breaj<s over N longer distances of pavement, create visual interest, and give protection from sun and wind. A ° minimum 5 foot wide sidewalk with 5 feet of landscaping (either on one side or in total on both sides) should be provided through these pedestrian connections. 55 6. Pedestrian circulation should be enhanced with landscape /hardscape treatments to provide a pedestrian - friendly shopping environment. Pedestrian walkways should be located so they provide an interesting walk and are shaded for comfort. 7. Bike racks shall be provided at convenient locations throughout The Diamond, particularly adjacent to the City's regional trail at the main plaza area. 5.4.2. Commercial /Mixed -Use Form, Scale, and Massing 1. Buildings should be designed with articulated elevations and clearly defined openings. 2. Building massing should be carefully considered on all elevations of a structure. Long, uninterrupted expanses of wall are strongly discouraged, particularly on front elevations. There shall be no long flat expanses of walls that exceed 50 feet (150 feet for buildings larger than 50,000 square feet) without incorporating at least two of the following: Figure 5 -3 Use of roof overhangs, siding, awnings and other color change, material features to relate to human scale change, texture change, plane projections of recesses, trellises, balconies or windows. r:> N 0 N N ii <u I cc <a c> cu r> 0 rc 0 I_ cu [l cu c- 5 -6 3. Buildings should be designed using simple forms organized around a single element or group of elements. Retail and mixed -use environments should be linked by compatible architectural and landscape forms, 4. Interconnection and overlapping of building forms and heights to divide long walls is encouraged. S. Roof forms and materials should reflect the architectural style of the structure. Roofs should be carefully designed to avoid the appearance of "tacked on" features. Flat roofs are permitted, particularly for buildings using solar energy systems or green roofs. Figure 5-4 Ground floor retail with upper level residential or office uses that are set back to reduce building mass 6. Buildings and structures should be designed at a human scale that is inviting and attractive. The scale of buildings should relate to adjacent public plazas, pedestrian corridors and other surrounding buildings. 7, wk- hTi -t4e-C n+ty- EenteeOver-4ay, a4 Building massing shall use a minimum "build -up" line of two stories to reinforce an architecture - forward building fagade street -wall. & Architectural details and materials on lower walls that relate to human scale such as arches, trellises, or awnings should be utilized. 9. Building scale should be reduced through the proper use of window patterns, structural bays, roof overhangs, siding, awnings, moldings, pilasters, fixtures and other details. 10. Building facades and footprints shall be articulated to reduce the large scale and often uniform, impersonal appearance of many large retail buildings and to provide visual interest. 11. Articulated facades shall be integrated on all sides of the building visible to the interior of the Site N or to uses or roadways off -site where appropriate. The intent is to continue attractive surface detailing which strengthens community design themes and the character and quality of the development. u 12. As illustrated in several images in Figure 5 -2, ground floor facades that face public right -of -ways n should integrate arcades, display windows, entry areas, awnings, or other pedestrian- friendly design elements, t m U J 13. The presence of smaller retail stores gives a commercial center' a "friendlier" appearance by creating variety, breaking up large expanses and expanding the range of activities. Windows and window displays of such stores should be used to contribute visual interest of exterior facades. 14, Building heights should relate to the adjacent non - building area to address sunlight penetration, ventilation, protection from prevailing winds, public view enhancement, and view preservation. 15. Larger buildings may employ a multiple -unit facade to give the appearance of many smaller stores, similar to that of a downtown. 16. Where possible, utilize courtyards or other methods to break up the building mass and provide natural ventilation. 5.5.2 Walkways and Proinenades 1. Walkways and sidewalks provide critical connections between uses in The Diamond. They are part of the pedestrian realm, and should be appropriately scaled and offer amenities that encourage their use. 2. Walkways must be of adequate width to permit uninhibited travel for pedestrians while providing space for street trees, benches, trash receptacles, news racks, bus shelters, outdoor cafes, and other uses, as appropriate. Benches and trash receptacles are particularly important, and should be placed at regular intervals along streets ir+the Co n nu c enter Overlay area �paet color. 3. Outdoor dining /seating areas associated with restaurants /cafes may use a combination of planters, decorative fencing, elevated patios or other methods to create a distinct outdoor dining /seating area from the walkways and comply with alcohol beverage licensing requirements. 4. Alternatives to concrete paving such as interlocking pavers, bricks, or cobblestone are encouraged. Figure 5 -5 Elevated outdoor dining /seating 5. Position pedestrian amenities adjacent to the area curb to create a buffer between the street and the main pedestrian passage. 0 0 N 5 Y� i m ti. u G ii V) D. Yn a f' U lYf 0 N C: 5 -f3 6. 7. Designs and materials should be considered that reduce the potential for damage resulting from vandalism. Decorative deterrents to skateboard Figure 5 -6 Plaza with open air market vandalism should be incorporated into the design of public areas. 1. Promenades and walkways must be lit to ensure safe walking environments throughout the Site. Bollards and pathway lights may be used to illuminate pedestrian links. 2. Security lighting shall, where feasible, be installed in secluded areas and other potentially unsafe locations. 3. Parking area lighting should be designed using a combination of small - scaled lights with higher intensity lighting. 4. Low - voltage lighting conserves energy and should be used in the landscape whenever possible. 5.4 WALLS /FENCES To help achieve the goal of an aesthetically and functionally integrated mix of uses that is pedestrian - oriented, the use of walls and fences within The Diamond should generally be limited. The need for walls or fences within the Site is a function of the location and building orientation of commercial and residential uses. Use should be limited to areas where they are required for screening, for privacy in residential areas, to create a street edge, for security purposes, or for sound attenuation. Integration of N uses can be achieved with convenient physical access (pedestrian and auto) and visual access from residential to commercial uses on the Site through creative site planning techniques without ci compromising privacy and the quality of living environments. The limited use of walls is also important to avoid obstructing onsite views of Lake Elsinore and the Santa Ana Mountains. A wall /fence plan shall be r reviewed and approved by the Community Development Department prior to construction. U; a ru ci 5 -9 In areas where walls or fences are necessary or desirable, the following guidelines and standards shall apply: 17. Where visible from public roads, {diamond- Circle Pete Lehr Drive or key walkways, plazas or promenades, solid walls shall be screened with ornamental trees and plant material at a minimum of 3 feet in height. 5.11 SERVICE, WASTE, AND UTILITY AREAS 1. Service, waste, and utility areas should be located away from streets and other public areas whenever possible. Avoid placing unsightly services near walkways and building entrances. 2. Where visible from public roads, Diamond- Circie Pete Lehr Drive or internal drives that will be heavily used by Site visitors or residents, service structures and enclosures shall be architecturally integrated into the surrounding development, and /or attractive screening shall be used where appropriate to minimize visual impacts. For example, a 6 -foot tall decorative concrete block wall that is compatible with the architectural design of the main building could be used. When adjacent to multistory buildings, said enclosure should incorporate an opaque decorative gate, a screened pedestrian access door and decorative beams or other roofing material to provide visual screening from said multistory buildings. Trash enclosure design is to be approved by the Community Development Director prior to issuance of any building permit(s). 3. All trash enclosures shall be screened with landscape treatment where feasible. 4. Trash collection enclosures shall be of adequate height to adequately screen trash bins and shall be made of durable, low- maintenance, and non - combustible materials. 5. Gates on trash enclosures shall be self - closing and self - latching with interior opening mechanisms for escape outlets. 6. Centralized trash enclosures should be designed with a pedestrian opening to allow residents to access bins without opening the gates. 7. Recycling bins should be integrated into the enclosure Figure 5 -7 Example trash enclosure 8. When non - residential buildings are adjacent to residential uses, loading and delivery shall be planned to occur on the side of the building away from residences. Loading and delivery areas shall not be located in a required setback area. 5 11 0 9. Service areas and loading docks shall not be directly visible from a public street. 10. Screening shall match the design of the building and the overall landscape design theme of the development. 11. Truck maneuvering /circulation areas adjacent to residential properties shall be designated to prohibit trucks from parking and idling in these locations, except in approved loading spaces or docks. 12. Utility meters and equipment should be accessible to utility companies when screened. 13. Mailboxes should be designed to integrate into or complement the architectural style of the building being served. 14. Exterior on -site utilities, including sewer, gas, water, electric, telephone, and communications equipment should be installed underground, where feasible. Transformers and other utility equipment that must be above ground should be screened and incorporated into the landscape wherever possible. 15. Service, maintenance, storage, and trash areas shall be located in discreet places to the extent feasible while still allowing convenient access for each tenant, and screened with landscaping from adjacent public right -of -ways, public plazas, pedestrian corridors and building fronts. 5.12 Traffic Calming Carefully designed streets can help ensure that traffic moves at a safe speed while still efficiently moving traffic flows. Narrower traffic lanes, incorporating on- street parking, the creation of a consistent street -front building faSade line, and placement of trees in planter strips or sidewalk cut -outs all tend to reduce traffic speeds. In order to create a comfortable and safe pedestrian environment, the locations at which pedestrians and vehicles come into contact with each other (e.g., intersections and mid - block crossings) must also be carefully designed to manage the flow of vehicular traffic. Where necessary, additional traffic calming measures, such as bulb -outs and neck - downs, roundabouts, on- street parking, additional street trees near sidewalk edge, narrowed travel lanes, traffic circles, medians, roundabouts or traffic circles, and speed humps may be used to minimize speed on roadways and drives. Use of these measures is strongly recommended on Diamond-Circ-le Pete Lehr Drive, subject to approval by the City's Transportation Engineer, Figure 5.8 Example of bulb -out with enhanced paving v c a 5 s.: un C) Il) Gi iz m 1' U 5 -11 CD 0 ro a. ai tz O ro 5-12 60VIMPLEMENTATION The Diamond Specific Plan will be implemented over a period of years through subsequent approval steps and phased development, based on a variety of factors including market demand, financing, absorption, etc. In order for implementation of the Plan to move forward in a proactive manner, implementation tools must include flexibility to respond to changing development conditions over time. The implementation program for the Diamond Specific Plan will include a financing and maintenance plan, subsequent development approval, and procedures for Specific Plan minor modifications and revisions. These components are described below. 6.1 GENERAL PROVISIONS 6.1.1 Administration The City of Lake Elsinore shall administer the provisions of The Diamond Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, Lake Elsinore General Plan, Lake Elsinore Municipal Code, and other applicable federal, State, and City regulations. Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. Any development regulation or building requirement not addressed in the Specific Plan shall be subject to the City's adopted codes and regulations. 6,1.2 Non - Conforming Uses Any legally existing uses, buildings, or other structures which are made non - conforming by establishment of this Specific Plan shall be deemed to be legal, non - conforming uses or structures and may continue to exist. Legal, non - conforming uses and /or structures are subject to the provisions of the Lake Elsinore Municipal Code Section 17.164. 6.1.3 Specific Plan Interpretations Whenever any ambiguity or uncertainty exists related to this Specific Plan or the application of any of its provisions, the Community Development Director shall make a determination asto the purpose and intent of any disputed provision. Said determination shall be deemed final unless appealed. 6.1.4 Severability If any provision of this Specific Plan is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, the invalidity shall not affect any other Specific Plan section, subsection, sentence, clause, or application which can be implemented without the invalid provision, and to this end the provisions of this Specific Plan are declared to be severable. 6.3.2 Minor Modifications to the Specific Plan The purpose of Minor Modifications is to provide a ministerial process to determine whether adjustments in Plan provisions and uses or conditions, or situations arise that are not clearly addressed by the Specific Plan, but comply with the intent of the standards, development caps, design concepts, and policy direction of the Specific Plan. The following minor modifications to the Specific Plan do not require an amendment to the Plan and are subject to review and approval by the CDD. The CDD shall have the discretion to refer a minor modification request to the Planning Commission. A request fora minor modification shall not require a public hearing, The use of Minor Modifications includes, but is not limited to, the following purposes: 1. Determinations regarding issues, conditions, or situations which arise in the implementation of the Plan, and which are not addressed by the Specific Plan. 2. Determinations as to whether a use not listed in the Permitted Uses table (Table 4 -1) substantially complies with the Mixed -Use land use category and is therefore permitted within the Plan as either a permitted use or an accessory use or structure. 3.— Approval- ef- ahaeges- in- loc- ation -o€ the- Cornrn�nity- Center- Ouerlay -a+ea 4. Additions, deletions and changes to the Specific Plan figures or text that substantially comply with the intent of the Specific Plan. 5. Adjustments to the plans or tables contained in Chapter 3, Development Plan (land use, circulation, planning areas, community structure, infrastructure, phasing, etc.), or Chapter 5, Design Guidelines, which do not change the conceptual design for the Specific Plan and do not change the requirements for providing adequate infrastructure facilities. 6. Modification of development standards contained in Chapter 4, which do not change the conceptual design for the Specific Plan. c7 7. Development intensity transfers, including dwelling units and non - residential square footage between Planning Areas provided the overall development caps are not exceeded and the transfers are limited to a maximum 25 percent increase in floor area or units for a particular Planning Area. A revised Table 3 -3 Planning Area summary exhibit shall be submitted with the S_ tj application proposal, a� 8. Slight modifications to Specific Plan boundaries that respond to more accurate or recent data or actual on -site conditions, but which do not increase environmental impacts already assessed in the Project EIR.� [i as 67 9. Minor modifications to the architectural, landscape, or sustainability design guidelines necessary to respond to actual site conditions or to creative new design concepts. 10. Minor modifications to the sewer, water, grading and /or drainage plans that improve efficiency, are necessary to respond to final engineering design, or are required by the City Engineer. 11. Adjustments to individual Planning Area boundaries, provided the acreage of adjusted planning areas does not vary more than 10 percent from that stated in the Specific Plan. 12. Modifications of a similar nature to those listed above, which are deemed minor by the CDD, and which are in keeping with the intent of this Specific Plan. 1. The applicant for the determination of Minor Modification may appeal the Planning Commission's decision on the application by filling a written notice of appeal to the City Clerk, including an appeal fee, prior to the time the decision becomes final. 2, The City Council shall consider the appeal within 30 calendar days of the filing of the appeal with the City Clerk. No public hearing or notice shall be required. 3. The City Council may affirm or modify the determination of Minor Modification by the Planning Commission, and its decision shall be final. c 0 c v E v o. E ai Yi C V 6 -3 all CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE; AN-D The Diamond Specific Plan has been prepared for the purpose of establishing guidelines for a master planned mixed -use community. All specific plans are required by the Government Code to be consistent with the adopted General Plan of the jurisdiction within which the Project is located. The Diamond Specific Plan is to be used as a means to implement the policies of the Lake Elsinore General Plan. It shall provide a link between the policies of the above documents and individual development proposals within The Diamond Specific Plan area. All subsequent subdivision and parcel maps, all public and private development projects, and discretionary permits within the Project area must be consistent with The Diamond Specific Plan. As f- tkie -p +epa anon -of this dac e tt the C ty s -6lzU waa- still fit -{ar egress -Exte �slve- planninf>- eff9r-ts -to dad baae ncl ded- City - Council , -GRU A vsery Ce r +t# Plannln{ Co+nmission and- City �WiLinput, -as wei4as4eedbae4(4%r&m4h"eneral pubiie- The- GPtLdsa#- that* - available for ev ew att#e t a3e dais specific plan- was p+aed s notantcpated to ehaagasgnf+canfty,- partcila iy -in t #e seetiaax af#ectaag t #s specific - plan -at }d- the Fialipat D sew c T#eteftare l t }e approach talEe -in ifNS spec fic- plan s to le 3k to tl�e draftt (;tsU -fir- design- and - land- ase -di+ec -teen, while - complying- and- ret�aaiaiageensistent with -the- cur -rent General Ada ?o ll stwte thisspec f +c plan s cm�s+stency- wi##beth- the- curfer+t- General -Plan- and -i #e GPU, th+pY��r{i +avides- tables- I +nking -t #e appGeab{e goals and - policies of- bot #- General- Rla+as to�he- I- �iamand Specif {c- P4an-- Followip�e3-ener444a4i- consis tency4ab les7+ sa4ableI trak4ig4- heC- ity44.,&,,w}opment -Plan wi ##- this - specific Flan: The format of this analysis is as follows: Y Restatement of the applicable General Plan goals and policies. Statement regarding whether the Specific Plan is considered to be consistent, inconsistent or not applicable with the goal or policy. Y Discussion regarding the Specific Plan's consistency with the goal or policy. 8 0 DEFINITIONS AND ACRONYMS ■ 8.1 DEFINITIONS The following are definitions of terms used in this document. Where a term is not defined in this list or elsewhere in the Specific Plan, the definitions found in the City of Lake Elsinore Municipal Code shall apply. Accessory use /structure: A land use or structure which is permitted within a particular land use or zoning category only when it is clearly secondary and incidental to the primary permitted use or structure on the site. Acreage, gross: The overall acreage of a land use area within the Specific Plan including the rights -of -way of all roads. Gross acres shall be the basis of all density and floor area ratio (FAR) calculations In implementing Specific Plan provisions. Aerial view sign: A sign that is applied or placed upon the roof surface, approximately parallel to the roof plane, intended to be viewed from the sky. Aerial view signs are not visible from any adjacent public right -of -way. Affordable unit: Dwelling units that meet federal, state and local criteria for affordability, generally considered to be affordable to purchasers or renters with incomes at or lower than 120% of county median income. Alley: See Drive, garage access. Animated sign: A sign that contains images or illumination which flash, change, move, stream, scroll, blink, or otherwise incorporate motion at least once per hour. Apartment: One or more rooms with private bath and kitchen facilities comprising an independent self - contained dwelling unit not owned in fee simple. Apartments must be located in a building containing two or more such dwelling units or containing one dwelling unit plus commercial or other uses in separate rooms or spaces, as in a mixed -use building. Attached residential: Residential development consisting of horizontally orvertically attached individually owned dwelling units, with jointly owned and /or shared areas and facilities, and typically sharing a common access. Awning: A canopy or other structural element which extends horizontally from a building facade. This term may refer to a canopy (a structural, cantilevered, shed roof) or an awning made of canvas or M 0 0 N a �n �f c ra U m n. -a 0 0 E i5 m 8 -1 similar material. The coverings are generally intended to provide protection for pedestrians and may include a business name or other graphics. Bestmonaaement practices (BMPs): Any activities, prohibitions, practices, procedures, programs, orother measures designed to prevent or reduce the discharge of pollutants directly or indirectly into waters of the United States. BMPs shall include, but are not limited to, those measures specified in the California Stormwater Best Management Practice Handbooks for Municipal, Industrial /Commercial, and Construction Activity and those measures identified by the Director of Public Works. Buffer area: An area of land used to physically separate one use from another or to shield noise, lights, or other possible nuisances. Building: Any structure built or maintained for the support, shelter, or enclosure of persons, animals, chattels, or property of any kind. The word "building" also includes the word "structure." Building coverage: The gross area of a lot or parcel of land occupied by all of the ground floor of a building or structure which is under a roof. As a percentage, it is the relationship between the ground floor area of the building under roof and the gross area of the site. Building height: Building height measured from the average elevation of the finished grade to the highest point of the ridgeline or parapet. City: The City of Lake Elsinore. City Council: The City Council of the City of Lake Elsinore. City Engineer: The Director of Public Works of the City of Lake Elsinore. Clustered attached residential: Residential development consisting of horizontally or vertically attached dwelling units arranged in closely sited groupings or clusters, and typically sharing a common access and motor court. Clustered detached residential_ Residential development consisting of detached dwelling units arranged ri in closely sited groupings or clusters and typically sharing a common access and motor court. lU Commercial use: A business, normally involving office, retail sales, or service uses. ai C- r�mrn�fn+tvftOvP€!e- area- ei= iatensrfked uses- near�he- Diawond -s- entry- ak- Nae+nter�eet�r, O o�t�iaix+ onr�- F.+ rcfeaad-1 a+ ar�ond- Dr+ve- Theaoration- of-t#e Eoirnaaafl+ty- Centt�r- Overlay- is- depiet�d r�= a; r;. Community Facilities District (CFDI: See Mello -Roos tax. z: n Condominium: A multiple dwelling or development containing individually owned dwelling units and f; jointly owned and /or shared areas and facilities. Condominium ownership may include dwelling units, rooms, hotel rooms, or other segments of real property. f3 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Diana Giron, Deputy City Clerk of the City of Lake Elsinore, California, hereby certify that Ordinance No. 2015 -1340 was introduced at the regular City Council meeting of May 26, 2015, and adopted at the regular meeting of June 9, 2015, by the following roll call vote: AYES: Council Member Johnson, Mayor Pro Tem Tisdale, Council Member Hickman, Council Member Magee, and Mayor Manos NOES: None ABSENT: None ABSTAIN: None Diana Giron, Deputy City Clerk