HomeMy WebLinkAboutID# 14-602 General Plan Amendment No. 2014-03.
CITY of M',
LAKE F , LSIf101I E
a DREAM LXTRF.ME
REPORT TO CITY COUNCIL
TO: Honorable Mayor
And Members of the City Council
FROM: Grant Yates
City Manager
DATE: May 26, 2015
SUBJECT: General Plan Amendment No. 2014 -03 - Amending the Circulation
Element of the City of Lake Elsinore General Plan to Redesignate
Spring Street, Between Collier Avenue and Flint Street and to
Remove Diamond Circle and Replace it with the Existing Pete Lehr
Drive and its Extension to Malaga Road; and
Diamond Specific Plan Amendment No. 1 - Amending the Specific
Plan in Order to Replace Diamond Circle with the Existing Pete
Lehr Drive and its Extension to Malaga Road, Redesignate Diamond
Stadium as "Stadium Use" and Remove the Requirement for a
Conditional Use Permit for Various Uses.
APPLICANT City - Initiated
Recommendation
The Planning Commission recommends that the City Council take the following action:
Adopt Resolution No. 2015- ; A Resolution of the City Council of the City of
Lake Elsinore, California, Approving General Plan Amendment No. 2014 -03, An
Amendment to the Circulation Element of the Lake Elsinore General Plan.
2. Approve and Introduce by title only and waive further reading of Ordinance No
2015 - ; An Ordinance of the Cit y
California, Adopting Amendment No. 1
Background
Council of the City of Lake Elsinore,
to the Diamond Specific Plan.
On May 5, 2015, the Planning Commission unanimously (4 -0, Commissioner Gray
absent) recommended approval of General Plan Amendment No. 2014 -03 by adopting
Resolution No. 2015 -37. The Commission also unanimously (4 -0) recommended
approval of Diamond Specific Plan Amendment No. 1 and "cleanup" changes pertaining
CITY COUNCIL STAFF REPORT
GPA 2014 -03, Diamond Specific Plan Amendment No. 1
May 26, 2015
Page 2 of 3
to the Stadium Use and acreage throughout the document by adopting Resolution No.
2015 -38.
During the Commission hearing, Mrs. Barbara Alongi testified that she owned property
on Flint Street. She indicated that she had no problem with the proposed change to
Spring Street. Commissioner Fleming requested that AMR Ambulance Service not use
Main Street as suggested by the Downtown Master Plan.
Proiect Description
General Plan Amendment No. 2014 -03
The Circulation Element of the General Plan has not been amended since the adoption
of its update in December 2011. The proposed General Plan Amendment No. 2014 -03
(GPA) involves two roadways: 1) Spring Street between Collier and Flint Streets; and
2) Diamond Circle within the Diamond Specific Plan. Spring Street is proposed to be
reclassified as a Collector roadway. Diamond Circle is proposed to be removed and
replaced in the specific plan design by Pete Lehr Drive and its extension to Malaga
Drive.
Diamond Specific Plan Amendment No. 1
Nearly five years after its original adoption on June 22, 2010, the Diamond Specific Plan
has been reviewed and updated to recognize existing conditions in the area and in the
economic marketplace. The proposed Diamond Specific Plan Amendment No. 1
(DSPA -1) ensures conformity with the General Plan Update adopted in December 2011,
and encourages development that fosters the "Dream Extreme" vision for the City.
The "cleanup" changes to the Diamond Specific Plan prepared by staff and
recommended for approval by the Planning Commission are contained in the attached
Excerpted Redlined pages of the Diamond Specific Plan. The original version of the
Diamond Specific Plan in its entirety is available on the City's website, and may be
accessed at http:/ /www.lake- elsinore.orq /index.aspx ?page =982.
Environmental Determination
The City certified a Recirculated Program Environmental Impact Report (RP -EIR) for the
update to its General Plan in December 2011. Included in the certified RP -EIR was the
analysis and determination of environmental impacts from the adoption of the
Downtown Master Plan. The City also certified an Environmental Impact Report for the
Diamond Specific Plan in 2010. General Plan Amendment No. 2014 -03 and Diamond
Specific Plan Amendment No. 1 remain consistent and implement the development
anticipated by the two EIRs. No additional environmental review is required.
_VIA\
CITY COUNCIL STAFF REPORT
GPA 2014 -03, Diamond Specific Plan Amendment No.
May 26, 2015
Page 3 of 3
Fiscal Impact
No negative fiscal impacts are anticipated as a result of the GPA or SPA. However, in
both instances, the reclassification of roadways, and more efficient development
requirements within the Diamond Specific Plan provide greater opportunities and
encouragement to developers, to proceed with projects in the area. Ultimately, new
construction will benefit the City.
Prepared by: Carole K. Donahoe, AICP
Project Planner
Reviewed by: Richard J. MacHott, LEED Green Associate
Planning Manager
Grant Taylor
Director of Community Development
Approved by: Grant Yates
City Manager
Attachments:
1. Resolution No. 2015 - approving General Plan Amendment No. 2014 -03 to the
Circulation Element, during the first cycle of amendments for 2015, regarding Spring
Street between Collier and Flint Streets, and Diamond Circle within the Diamond
Specific Plan.
a. Exhibit 'A'— GPA 2014 -03
2. Ordinance No. 2015 -_ approving Diamond Specific Plan Amendment No
a. Exhibit 'B' — Excerpted Redlined Diamond Specific Plan Amendment No.
Planning Commission Staff Report for May 5, 2015
RESOLUTION NO. 2015-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE APPROVING GENERAL PLAN AMENDMENT NO. 2014 -03,
AN AMENDMENT TO THE CIRCULATION ELEMENT OF THE LAKE
ELSINORE GENERAL PLAN
WHEREAS, the City of Lake Elsinore adopted its General Plan on December 13,
2011: and
WHEREAS, Government Code Section 65358 empowers the legislative body to
amend all or part of an adopted general plan if to do so would be in the public interest
and so long as no mandatory element of the general plan is amended more frequently
than four times during any calendar year; and
WHEREAS, General Plan Amendment No. 2014 -03 (the "project ") is part of the
City's First (1st) cycle amendments to the Lake Elsinore General Plan, Circulation
Element, for the 2015 calendar year; and
WHEREAS, General Plan Amendment No. 2014 -03 proposes to 1) redesignate
Spring Street Between Collier Avenue and Flint Street from Secondary to Collector on
Figure 2.3 Roadway Classifications, and in Table HD -T2 Roadway Plan and Bikeway
Plan- Historic District; and 2) remove Diamond Circle and replace it with the existing
Pete Lehr Drive and its extension to Malaga Road, on Figure 2.3 Roadway
Classification; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code §§ 21000 et seq.: "CEQA ") and the State Guidelines for Implementation of CEQA
(14 C.C.R. §§ 15000 et seq.: "CEQA Guidelines "), public agencies are expressly
encouraged to reduce delay and paperwork associated with the implementation of
CEQA by using previously prepared environmental documents when those previously
prepared documents adequately address the potential impacts of the proposed project
(CEQA Guidelines Section 15006); and
WHEREAS, CEQA Guidelines Section 15162 establishes the standard to be
used when determining whether subsequent environmental documentation is necessary
and says that when an environmental document has already been adopted for a project,
no subsequent environmental documentation is needed for subsequent entitlements
which comprise the whole of the action unless substantial changes or new information
are presented by the project; and
WHEREAS, the City certified a Recirculated Program Environmental Impact
Report (RP -EIR) for the update to the City's General Plan in December 2011. Included
in the RP -EIR was the analysis and determination of environmental impacts from the
adoption of the Downtown Master Plan. The project remains consistent and implements
the development anticipated by the RP -EIR. No additional environmental review is
required; and
CITY COUNCIL RESOLUTION NO. 2015 -_
Page 2 of 5
WHEREAS, the City certified an Environmental Impact Report (EIR) for the
Diamond Specific Plan on June 22, 2010. The project remains consistent and
implements the development anticipated by the EIR, No additional environmental review
is required; and
WHEREAS, the Planning Commission has been delegated with the responsibility
of making recommendations to the City Council pertaining to proposed General
Amendments; and
WHEREAS, on May 5, 2015 at a duly noticed public hearing the Planning
Commission considered evidence presented by the Community Development
Department, other interested parties with respect to this item; and adopted Planning
Commission Resolution No. 2015 -37 recommending City Council approval of General
Plan Amendment No. 2014 -03; and
WHEREAS, on May 26, 2015, at a duly noticed public hearing the City Council
considered 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 RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
SECTION 1. The City Council has reviewed and analyzed the proposed general
plan amendment pursuant to the California Planning and Zoning Laws (Cal. Gov. Code
§§ 65000 et seq.), the Lake Elsinore General Plan and the Lake Elsinore Municipal
Code and finds and determines that the proposed general 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. That in accordance with the California Planning and Zoning Law
and the Lake Elsinore Municipal Code, the City Council hereby makes the following
findings for the approval of General Plan Amendment No. 2014 -03:
1. The proposed general plan 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 general plan amendment 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 length of Spring Street is already designated as a Collector
excepting for this stretch between Collier and Flint Streets. Therefore,
the proposed project will make uniform the classification and roadway
width of Spring Street.
CITY COUNCIL RESOLUTION NO. 2015 -
Page 3 of 5
C. The Downtown Master Plan (DTMP) identifies Spring Street as a
Service Street with 60 -foot right -of -way. According to the DTMP,
Service Streets serve as a business route that carriers heavy traffic for
business and commercial activities, and allows for Main Street to have
the ambience of a Great Street.
d. 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 general plan amendment will permit reasonable development of
the area consistent with constraints and will make the areas affected more
compatible with adjacent properties.
a. Spring Street development is constrained by the limited width of the
roadway due to the existence of permanent structures.
3. The proposed general plan amendment would establish land use densities,
intensities and usage more in character with the subject properties' location,
access, and constraints.
a. The proposed general plan amendment recognizes residential and
commercial land use densities that are compatible with surrounding
development.
4. The proposed general plan amendment will not have a significant effect on the
environment.
SECTION 3. Based upon the evidence presented, both written and testimonial,
and the above findings, the City Council hereby approves General Plan Amendment No.
2014 -03, and incorporating the amendment into the General Plan as shown on Exhibit
'A.'
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED on this 26th day of May 2015.
Steve Manos, Mayor
City Council of the City of Lake Elsinore
CITY COUNCIL RESOLUTION NO. 2015 -_
Page 4 of 5
ATTEST:
Virginia J. Bloom, CMC
City Clerk
APPROVED AS TO FORM:
Barbara Leibold
City Attorney
City of Lake Elsinore
CITY COUNCIL RESOLUTION NO. 2015 -_
Page 5 of 5
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE SS
CITY OF LAKE ELSINORE
I, VIRGINIA J. BLOOM, City Clerk of the City of Lake Elsinore, California, hereby
certify that Resolution No. 2015 -_ was adopted at a regular meeting of the City Council
of the City of Lake Elsinore on the 26th day of May, 2015, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Virginia J. Bloom, CMC
City Clerk
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12
ORDINANCE NO. 2015-
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
. ,.,,
ORDINANCE NO. 2015 -
PAGE 2 of 4
§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:
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.
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.
ORDINANCE NO. 2015 -
PAGE 3 of 4
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 hereby adopts Ordinance No. 2015 -_, making changes to the Diamond
Specific Plan, as shown in Exhibit'B.'
APPROVED AND INTRODUCED at a regular meeting of the City Council of the
City of Lake Elsinore, California, on the 26th day of May 2015; and Adopted at the
regular City Council meeting of , 2015.
Steve Manos, Mayor
City of Lake Elsinore City Council
ATTEST:
Virginia J. Bloom, CMC
City Clerk
APPROVED AS TO FORM:
Barbara Leibold
City Attorney
City of Lake Elsinore
ORDINANCE NO. 2015 -
PAGE 4 of 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF LAKE ELSINORE )
I, VIRGINIA J. BLOOM, City Clerk of the City of Lake Elsinore, California, hereby
certify that Ordinance No. 2015 - was introduced at the regular City Council meeting
of May 26, 2015, and adopted at the regular meeting of , 2015, by the following
roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Virginia J. Bloom, CMC
City Clerk
City Council Attachment No. 2.a,
Exhibit "B"
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."
• 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.
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. As a part of the GPU, the City was divided
into 11 "district plans" for the purpose of more
detailed development direction addressing land use,
urban design, transportation and parks &recreation, AREA HISTORY
These district plans recognize the unique attributes
of each district and identify district goa Is and policies
for development. The area within which the
proposed Diamond Project sits is within the Ballpark
District. The Ballpark District includes the area
surrounding the existing stadium, on the north side
of Malaga Road. It also includes one parcel on the
south side of Malaga directly opposite the stadium.
(See Figure 1 -4, General Plan Ballpark District) The
area covered by the Ballpark District is also largely
within the East Lake Specific Plan (ELSE) which was
originally adopted in 1993. 1 he- Ynoject ioea -e!so prts
Iviihln adopted - ikedes e:o pnien8 lllojOct A as -2 and
A, oi 01<A pforp:naaiku, of thil, docwlloj flo;-Cetyd!,
Gill) vv 111 ill joint, ioyl4vel, +volk collaplcim
On tGe GPU Ili 'IM" h o edex +cud t'4;iot by .
the - -G:ly and 11, CO suitdn(si_.i ilea nh public
rtu"AuISS i leb;givkkn Au alP leedk ,( -i 1, IaA m.
Addinondfly,City, Council; GPU- AkWisory- Conluluiter,,,
PI'll'o l( Camp nfssion 3nd City ,tefd ulpot ha, been
incorjion,red- into - -th burst - drsft -af no, updated
Gereril ofin ?'he -GdU ckoi, },�A .iysulib, ft);
.ev?ew st lhe.ime 1111 rc6hc p;ln wa pn.pae'd_is
;ratanU ^aired -Eel -t S,, :ear try, pa,luulady
In 171E rliury ari esi i} tip ,pVt-hi Pf . mor lllw
GREY, i.lfoolk -bml,k he' -few, ol<; approach
i ikeli it to ,,y i <,fie f it , l , 1,-1,k W ti 1 Jf"4 k:,,PG
The City of Lake Elsinore's union, isia rgelytied
to the rise and fall of the lake, as over the years .
it has provided the backdrop for country clubs,
pleasure piers, yacht clubs, resorts and boat.
races, Due to its natural character, the lake at
times went completely dry, and at other times
Ilodded and destroyed Pacts of the dry.
Accompanying the city's accelerating growth in
rho 3980, was the recognition that Lake connote
could be greatly improved as a tourism and
recreation amenity, Tills recognition .gave
Impetus to parallel efforts to build on the lake's
potential. These " efforts .included a lake .
stabilization plan and tourism strategy study,
E 6.11, described as foliovro
The lake stabilization plan was an effort to
stabilize file water level of the iake, and thus the
economic stability of the city. The City of take.
Elsinore, along with several other ageneies
Including. the City's Redevelopment Agency,
cmdoeiia Depurlmenl ofParks and Recreation,
Elsinore Valley Munelpal Water District
(EVMWD), Santa :Ana .Watershed Project
Authority, and the County of Riverside formed
the lake. Elsinore Management Authority ,
(LE.MA). This joint poamrs agency developed the
take. Elsinore Management Project,. A
construction project designed to allow the ureter
level of the lake to be nianaged and to provide .
other lake improvements whkh m6mud the
construction of the levee along the east end of
the lake.
CoNlr uetl on 0"follmwnp p,'e,
hos-design d-ree d eceiorq, ;vh It, "nu Plying ant! -wi taiitI il cotsf;1te"t Wall thC, c irrent- GeeHrkl
Rlar -1t islhiv- dualisN. Apluun it -Ihst -has ensenee -Nor -DSPA u11-bc ccuo(ccrfoWy<onsisteer with tile - "3 990
General Plan, ad'9lnknndeti it, well - {is -iluo fi3pr15,''d
CPU. . The DSP will addresses both the General Plans
throughout this document, highlighting how it has AREA HISTORY (continued)
incorporated input and duecoon_ficuep- -aach,
Throudtec+ -t- his -- specific pion,- zefrrtums ,e -Nte
6ty= c- GUraef- #an -iecll lneean both t nc r 6Waes
evNe&fi speeifleafly -min d c' a- She -rsl + ca -fs' my
for -ono"
1.1.1 Ballpark District
The primary goal of the Ballpark District is "to
redevelop the Ballpark District area into a vibrant
mixed -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
At the same time, recognizing the significance of
the lake amenity to tile ray's an going
development, the City commissioned a tourism
strategy study in 1989 to develop ea 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 ,neater
planned development, including tourism
facilities, with the potential for lake orientation
and major recrenon fadlitiet
Following hods the Lake Elsinore Management
Project physical improvements. and the
completion of the Tourism Strategy report, a
master planned development proposal loss
approved by the City In 1993 1., the east and of
the lake, as the ELSP. At the same time as the
ELSP was being developed, the City had been -
pursuiog the development of a. minor league
baseball stadium, to he located within the Fast
fake Specific Plan area
fulfilling this development objective in 1993, the
Diamond Stadium vas built at the Intersection of
Malaga Road and Diamond Drive, just curb of
the lakeshore D lve[gailroad 'Canyoc .
intro sect ion. Diamond Stadium Is the home fiend
of the pepuiar take Mauare storm hardball
team,a Class A California League. San. Diego.
Padms affiliate. The stadium is also a venue for
concerts, trade shows, nice car and motocross
races and other large events,
development with a viable program for building the
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..L2 Long -term 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 ^/ The Diamond Project and o guide m all future development and redevelopment wuu`
the boundaries o/ the Specific Plan area. The �49o201 1General
identifies goals uod-adicixz*",r,^vaem,eu/o.�o*v|/,au�ev*o*"m��mo^'uw�pmv^°y : Sel��!�/o�oh,~~.~-~.^~.~~~.~J
project, Among these are: rormattem St,,ionurouou
,
cy*,|,~m�ue'yawom+�o*�`�a**�^/!,�,um`i^�u"mom^�,°xu^ am/
o^|/u^�«,ypvu*"'vIw~om»o ow, Is" ou"o^, of ;Ind Io/v,eujob"
/maw^v/Ote+awmvox*
GOA I Meprilrolly goallof file, Ballpark Distrjct is to redevelop the,area into
opportunities associated
development.
fromage.s.
neighborhoods.
ejlkailroi
Form*u' skikethrough
um: 0", Hanww 0.25", No
I ?ollry 3 3 _Lakeshore Drive and Mission_Trill are dnNfpiled Urbm Arlgrl rls As [ature vol,ume.5
increase and the Level of Service falls below "L' these existing four tall err is shall be widened to
six.lanes<the full width of Urban Arterials,
Po, licy 3A Cgntlooe to pursuit a c Iywide Ifeul rystnm that integr rtis regional trails and-provrde@
connections to Diamond Stadium and the Lake _rdgc Parkway multi purpose trail.
Goal 4 Promote the st hum, "Dmamfxtreoe" sports acnviue,_and other recreational
upper lunities m the Ballpark Disput, and ,provide linkages lathe Lake and other p irk and rerreadon
amenities,
Policy 4 1 I ICOUN 3e strong connections bgtty_een usable recreational notwgrks_7nd facilities within
tf.le Ballpark District and sari oundrug City co or onundt�s.
,Money 4.2 — Encourage react rlion d ns' rind atlydflipn$ Jh IT contribute to a coon rehensivO - Ponnatted: No bullets or nr inter ro
�' _.._ S3 -_ ... _.
getwork,of pedestrian trails, providing access from the Ballpark District, WIN amen of Stadilurn the Lake
the Lake 1 dgeparkway and other nearby recreational fanliue;,
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 subregion al
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 regulations, and design
guidelines that apply only to this Project area, and the definition of the required infrastructure to support
the planned fund 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 PROJECT 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 o
Mixed -Use designated plan as shown on Figure 3 -1, Land Use Pion. Table 1 -1, Diamond Specific Plot) Land
Use Summary, provides a statistical summary breakdown of the land Use Plan. The maximum land use
program [fiat 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 14 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 consistentwith both- the ?A90Geneial Plan and lh, GPU.'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.
Me -Del ,, .o,rs ei" t wit"'t ao6 s4focuVely- bnpi(.r,e nt Goal k0 0l di, V)W G , pal {,_. #� and Use
5lemen "lo achlevc the dowfloproorli: of'I evell- balancrod and.ftnu lione! wx o
i(dustri 1, upon space, recraationsl and- ir"Utiumnal and sees, is zrc-oerJstcut -with the xmiowhig
1pr)a Gomeml .Planta i U o, F4,.iro,n evelelameni r -nre t=
"Ine iokesHO+e is to Jae { planned - rmmproher ska ly. in -ttu, c cif,'u -p r :Hi( of -(babe
plan desibnations is to- adnevry ini +.core of he Bill and iuur+sl /rcco t uueai(,d
development and If, inc;pase public acs< +„ to the recce t ,o r'd apjiorta x ti.1s, 'I ' nel around the
lake,` - d. 411 3)
bx.aermtWJith- this tf<st luprrrm6 c-.n rr pt, the LlS41 t o pwp,t c;f ,L.,l i. 0", o rx n d ('ro e l si:,�, nMd
413 -run, r;aaeY21- PI'mWnd -Use th+p(1990 csellclal pl,in itio U", Mil lz'mird.rl) -des ,nu ed -Uie
slrsze, gp, oredSO,-,.f irLk§ o— {s.t,to,i,c- liae.tV ;Afwth"slw. th,4tthoJ I1 ,howd f.i+,klu
r, +anlpt Rlvusirlp typeac, oru ber+vrY,4+s�+,es; +eglcnlq mad- loca?tsrrjeaeceialzrc- srw41< ,teed- a- voiety -cit
iocreaifel lu 0,1...t " -(p 11130).. ThUllbPyanavidererxN :rased- guPdt -0feces- and- sta <edarcESthek retonsislent
d} 1h, 130 G,ec; era- T' le,;;be,t- arts;roaTSitL- spee;fis ilamr dJteJ3retc Yendacde- sstablishod- bythe -Ia3R
Consistent with the GPU's direction for the Ballpark District, tile, majority of 'File Diamond's uses will be
combined in "mixed -use" and "corn me, rcial" 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 PAR 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 Centel.' town Centers are defined as areas of mixed -use development
which have a primarily subregional 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
Mixed -Use Am)
G2 18 DU /AC /0.80 FAR
(Open Spaces) (6.8
Roads I 'b.6 I Notapplicanle
Tot&i 1 81487.86 1 18d IJ /AC/0,80. FAR
Density Is considered Gross OenslYy, caludeted lased on the rmmborot dwelling units (OU) divided by the total land area of the
Specific Plan. The Oaneity of a particular and use category and /or development planning area pay exceed the Gene<al Plan
allowed density provided the overall fare,i y for the Project site does not exceed the General plan density.
' FAR is calculated based an the total floor area square footage (Sri of all enclosed nonresidential structures divided by the total
land area of the Specific Plan. Parking structures still outer ancillary structures are not included in lire FAR calculation. The FAR
of a particular land use rare,., and /or development planning area may exceed the General Plan allowed and target FAIT
provided the overall PAR for the project Slte does not exceed the General Plan FAR.
As further desedbe l in Chapter 3, the Open Space acreage listed herein will be art mnmodated In the Mixed -use and Use
Category and tbme(ore will not be illustrated on the figure 3 -], f and Use Plnn.
formatted. Font color: Red, Strike lfrough F
Formatted: indent Left (Y" -�
Table 1 -2 The Diamond land Use
Specific Plan
Land Use Category. Anticipated Land Uses
Mixed -Use'
Eltertainmenl/Id(tel /Office/
897,000 SF
' dl nn,(cristinp� /Trails/
150 Rooms'
Education Center)
600 DUO
Residenllal(Lake /Plazas/
296,000 SF Open
Macklin' )existing)
Space
' Based on market conditions, the number of hotel rooms may be Increased to 300. Should this increase occur, the permitted
square footles, of mixed -wi, deyelopment (not including hotel space) would be reduced, by 100,000 SO to 797,000 St.
5 permits a variety of regional - serving mmmeaiol uses Including rotail, office, mocker, entertainment, educational, hotel with
conference rooms and comparable uses. Residential units may behuorporMptl in nihed. use structures oras freo-standing units,
provided that the total veMde trips aUdbutebie to the exclusive development of commercial uses In the area are not exceeded.
c l xlsllnP four r f fire Du it 'Unhamn (0 ber 9) , is d ]dlo to fill! dvelopmenlc,mr- s,e sled lm Ser mn 313:1 an
the max nnRo , ."Mas-O.'ravaris I able _ j l, Laud os SIMMIll Srmnafy,
'sti,ta Ile. ereaoHht amaadalad'.,m( u,t3nJ Sf)isdeadd t.m mt,, d imnn,be:irs .p c d n -Sent/ Sti3daim
Iry - l»azmnnfl... a..,- ,.Ro.v Ir:.61<,e, i.,�J U.e start nma,µ
^Ube Sr of theapprodu etely 150 -room hotel Is not included In the total Mixed Use sr.
9 The SP of the residential portion of the Mixod-Use, designation is out included in the total Mixed Use SR. Allowed resldential
development is based on density. Density is considered Gross Density, calctilated based on the number of DU divided by the rata]
land area of the Specific plan. l he Density of a particular development /planning area may exceed the General Plan alimved and
tenets density provided the overall Density for the project Site does not exceed the General Plan density.
Formatted: 3ustdleo
i Formattotl point color; Red Sbtketbrolgh
�FOrnlaltad hoot color fted Stnkeihrough
�POnnHtetll hoot color Red, St lkaRVOUgh )
Formatted: 3ustifiM
� POUnatted:,SidkelNimbi) --
The Diamond Specific Plan consists of the following major components:
r A commercial core that emphasizes
entertainment and sports pursuant to the
Ballpark District goals;
r A mixed -use plan that activates the area around
the Diamond Stadium;
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 cote 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
townhornes and units horizontally and vertically Integrated with commercial spaces;
r Alternative urban living environments generally not available in the city, with unique housing
types, designs and sizes In a pedestrian friendly setting; and
Y 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 riot
limited to:
Y Implementing the City's vision for a mixed -use development in this area of Lake Elsinore;
'r 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;
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;
r Generating significant new property tax
revenue eathaa Vw I aW hlilnor�
R=deva]oI);w,w Pa e}eri —Aa as If and 1:1,
be 'iAirg— ,p, __Lain - 1, 'in otc-
AedeVe(CpraenE Al ;rney;
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 I -1S 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.
1.3.1 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 upgrades are needed to
accommodate the proposed Project.
1.32 Phasing
The Project will be developed over approximately five phases. Depending on economic conditions, these
phases may be implemented over 7 -10 7 -70 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.
1.3.3 Project Vision and Objectives
133.1 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
1990 General Plan's Land Use Element, which encourages the development of the area lute a vibrant
'Dream Extreme° mixed use, entertainment, commercial, and residential disnict by capitalizing upon the
opportunities associated with the Diamond stadium (3P -5) houn;ng, tourist or ?eglonalarld
ieual. n,.nrsr< +alacciviues, and a vswcty of :ec eatirnal uses in.ihe irreject -area Lip. I1,30L
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 CFQA.
• 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, looksat 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 modlticatiatsto the Plan, and project financing and maintenance.
• Chapter 7, Consistency with the General Plan, and Zoning Ordinance; and- I?<:vinvels{vnesFPAxr +,
examines this Plan's consistency with the major documents controlling development in this area.
• Chapterg, Definitions and Acronyms, provides a list of definitions and descriptions fortennis used
in this document.
Ar'llh PLANNING CONTEXT
20U,-
2.1 AREA USES AND REGIONAL CONTEXT
2.1.1 Site Uses
The Project Site of approximately 87.-2 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 -s- driveway
connection-to-art internal- read- called- 14iarriorad- circle —but is proposed to be extended to connect with
Malaga Road, which provides access to the stadium's parking lots and c ects wafii A4a aga I? ad:
Existing infrastructure within the Project Site includeswater, wastewater, and storm drainage lines, which
were built to serve both the stadium area and the planned community of Summerly 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
GPLI 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. 111 -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.
i 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
Downtown Lake Elsinore offers several features that set it
apart frorn 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:
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.
v 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.
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 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 Figure 2 -1 Existing Commercial Center - Railroad Canyon Plaza
are to the south.
Areighdaothood
Lakeshore Drive and
General ,l CemrnerdA
Tourist Commercial,
Commercial (63. -);
North
retail- commercial
Public %hst+fif�enal,
General Commercial,
General Commercial
Hoodway
floodway
(C2), Floodway
Vacant property graded
Approved Spec. , fiGl Plan
Specific Plan Area
South
for residential
(- E- ae�I_ake3F)
(Gast Lake SP)
Specific Plan SP
p ( )
development
Diamond Drive, Mission
Apprc =ad`ii3<crfrl '
Neighborhood
East
Trail, vacant property,
al
(I ,z 1 �}r Sp) C<a3er -al
Commercial Mixed Use
Commercial (Cl),
medical offices and
General Commercial
retail- commercial
Canarr=,er�i;l
(C2)
Lake Elsinore and
Appwvv dslac -r i, Piaas
Specific Plan Area
West
vacant property
( -C 3 t I a {e; iR) Nub r ;<,f
. ... .. ...,.
(East Lake SP)
Specific Plan SP
P ( I
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 Figure 2 -1 Existing Commercial Center - Railroad Canyon Plaza
are to the south.
2.3 RELATED PLANNING DESIGNATIONS AND DOCUMENTS
23.1 Existing General Plan Designations
The entire Project Site is designated "Specific Plan Area" on the General Plan Update's Ballpark District
Land Use Plan map. The area in the Ballpark District is also described as being designated Commercial
Mixed -use a w ei i <yt Caan +rerc d, which allows up to 0.80 PAR 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.
e� e Geese fan a Us,M<ap's; #e. nat _m t esit s `-Apnro-ved pe,ifie =1 „3 ",iii > +oFSt
stc is ld�catedi w thin -the! st La:e- Specific -Plan 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)
Y Special Alternative Use Area (SAU)
'r' 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 bythe following three City planning
documents:
2.3.3.1 City of Lake 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 GPt4 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 GPW, A detailed analysis of this
Plan's consistency with the City =s GP11's and the Ballpark District's goals and policies is found in Chapter 7
of this document.
As of the, pie.paratiollof this document, lit e City's _CRU' This specific plan
has been prepared to comply with both -the existing General Plan aw,444he GRil. The overall direction of
both - versions -ef 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 dr =affix GPrJ for design and land use direction, -while
cornplyiog- aax3- rt.ina r,irrt; c: r sis nt with the .urrcnt -C;U e+ =aa F I u�.
2.3.3.2 East Lake Specific Man
The East Lake Specific Plan, adopted in 1993, and amended eighttimes 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.
9.3,3 :3 Hedeveloprraetat Ffml
The Cityof Lake Elsinore purpose
of redeve;epmenG =ES torrevitali7e 4shghttrrS- asaa €ter;courage develo}a+mrnt:- Parts- sf-the Siteate located
withki Redevelep -> e+tf,4reas ll and -lit
S2afie a u e at +yes th t eaeveopnaent -plan be Cmrsisfent with -a city', general pat hur fe +end Mika
toti,e -req i e {k3 t fle a 3zopeefi s F �s e cy with a-City g(,,nKal p4au; tae 3 a and pee f c Pia ust
a!so4ernoost rate - cDusi,' tert cy -WWhMt Gty= s- RedfweIop+taera Plan iscoasistent
wi rthers a number of goal a - objectives- identi;ied in the-City's-Redevelopment Plan, - TabhF-
1 ) CoesilM ncyw4th- Aofop'led flodevelopnwot F/anr; provider, ara anal ysis- of - th 4 Spocifie -Pla� on!;i;tency
with-the-c.ui Tent-R-P4evoIopn,.e ni-P la is for- Project Areas- 11,4nd -Ni-
2.3.3.4 Western Riverside 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 Pee 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 MSIiCP 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.
0 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 CLSP through the implementation of the following features:
- H+33rtt� desigta- fa�aFu+�es-xh t- ittclude-� nataini- pJaza a+ �d- pe�est�ia +�- ;r "r�r�enade -ad{
CIra�3,eew�atk+ views caf tk3e SSrrai a Atta- RA: atf �a�tns- to-the- se+�G1;�- sct3t?�wr�st 1 hc�!7�,3 �s €eta�ly
ple ned - ts-- he-adj lcerA Will' - frsaede ea
Cinearsa,shops,-c brig -estaf + etats cff +sesand- residences
An architectural design theme will be varied enough to complement the existing ball field and
provide interesting distinction from area to
area across the Project, Common
architectural design elements will be
incorporated throughout the various t4wfim
components of the Project in order to create
cohesion from one area to another while
allowing for variety in the ultimate design
solution. This design theme will be
compatible with, and complementary to, the
design guidelines established for The
Diamond Specific Plan;
r 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 crAaate,
a- -:,{ nice u<z— via,'age -envi ronmc>ro3- -foi=
those- that iiu< n,o :3r ood
sf�o}�- wit- t- z;raa= het3ir, {�rd:
Together, these features form the Diamond
Project, a master planned, mixed -use
development containing a maximum of mi_�MWm 897, OOOSFofmixed- usecommerclal,office, ^�-
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.
33 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
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{alma, -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 acres is designated with om a mixed -use land use category, described
below in Section 3.3.2. and one stadium land use. This - lane.s,�ca%aPory i's' loc e'd tor. N, h4 n;dng Area-s)
d{ scribed bolew in Seclion 3.3.3-. The land use plan for The Diamond Specific Plan is illustrated in Figure
3 -1, Land Use Plan a d f si R a tai g Area are - shown -in-Figure 3 -4. Table 3 -2, Land Use Statistical
Summary lbelow in Section 3.3.2), provides a break -down of acreage and development intensity for the
land use plan. Anticipated development intensity fir- ear -fa- #fx:; tt nt ing- Araac;, 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 . +..7 -1t1 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 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; forexample, residential near an office building. In orderto create a stronger urban
form, vertical mixing of uses is preferred, 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 (,re fwo land use ca,egories:
"Stadium Use" applicable to PA -41 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
plan, providing fora mix of commercial, office, hotel, entertainment, educational, open space and o
residential uses. Permitted uses in this the Mixed Use category are purposely broad to allow for v
a range of complementary uses.
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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 Cates 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 acid -the Play i +rg Aai3t- - {.ase
allocations.-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 floorarea asshown
in the conceptual land use program (Table 1 -2) is in addition to the floor area caps shown in Table
3-1.
Table 3 -1 The Diamond Development Caps
Land Use
Development Estimates'
Staniurn (existing)
50,000 SF
Commercial /Retail, Office,
897,000 SF
Entertainment & Education
Flotel
150 Rooms
Residential
600 Units
Open Space
6.8 Acres
4. Densitv/Intensity Transfers: 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
-i, Ur
t
encourage innovative design
solutions and to respond to
market conditions over time, the
transfer of development intensity
(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 Table 3 -1) will not be exceeded,
' 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,
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Table 3 -2 The Diamond Land Use Statistical Summary
3.3.2 Land Uses
The land use plan is comprised of oueccurnorOiercuva two land use categories: "Stadium Use" and "Mixed -
Use' which are w rich -+s 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 Ilan, and allo9wing complementary sports, recreation and entertainment uses that support
the sustained operation of the Diamond Stadium. Complementary uses may include parking,
restaurant /eaiing 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.
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Floor Area",
outlined in Section 33.1.
Land Use
Acres
Hotel Rooms
Units
Mixed Use
87.5
"
not be illustrated on Figure 3 -1, Land Use Pion.c�
Open Spaces
62
6.8
897,000 SFs
150 Rooms
600
Stadium
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Maximum floor area represents new development, and as Indicated in Note 3 above, does not include the existing
{df -lads
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No& applicable;
Total Acres 87.286
_
Maximum floor Area' 897,000 SF
Maximum Hotel Rooms 150 Rooms
Maximum Residential Units 600'
3.3.2 Land Uses
The land use plan is comprised of oueccurnorOiercuva two land use categories: "Stadium Use" and "Mixed -
Use' which are w rich -+s 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 Ilan, and allo9wing complementary sports, recreation and entertainment uses that support
the sustained operation of the Diamond Stadium. Complementary uses may include parking,
restaurant /eaiing 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.
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a Maximum yields are based on preliminary land use programming and subject to the Plan Flexibility provisions
outlined in Section 33.1.
^ Floor area is shown in square feet as denoted by the "SP" designation.
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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 Pion.c�
This total does not include residential floor area, the hotel floor area or the existing floor area within Diamond
.`
Stadium 150,000 SF ±), which are in addition to the Mixed -Use total shown.
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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 17.58) may apply.
)-be Mixed--U e —ca4eg ry- ..._aiso ince pore --a
":o a alty -ei� moray a +ea whch r t ded -to "T1
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c- t -eate + sai e a +ea- of- itttenslfiiaa%ia+�- r }ean�
e+ai y €o A- more -4 et +Had
closcriPtion -0f the �;nmtar,aty- Gent�„r- C)verlay a +ea -ice. � , r I �. �
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&s = reed In-< != tetra R ';i< itatent of {he Community
Gent-N- Overlay 141x4€
wiA welct)raa v stNrs; - �ss�e+ats- and- we€kea$to._Fh� `�:
Diamonr - -Tl s uv;l - b{al mented- �'q°2qun keg
buildings or-- patios -tame - sit ed -at -the street - with -a
`blAd -0 a of 4es:, thar. -10 -fee! and a- `build -up„
Win+ c etas of zN ke< >t; -a 3d asl3e 31 sjreetsectac3naaeoaoa €ion as a s a. Ic +t; oaa be la de , oc
ie- appvovaLkry "he Qty"s -{ ramiportatro.a- E;agineer. fhis -ovtt I<ry ..area- is- s#+ew11 sc-he a 1�3t,ca1 ly ot= Fi1, ure- 3 ...1
t and- Usti- p(rsra
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,
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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 5F and number of dwelling units)
described below are shown in Table 3 -3, Planning Area Statistical Summary,
Lakeshore Planning Area, PA -I
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.
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Therefore, any residential uses on PA -1 should incorporate appropriate buffering and /or sound
attenuation In the building designs to limit potential incompatibilities.
La t aescel- N'ePlanninaArea,PA -2
PA -2 is the largest Planning Area with approximately 25A 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 accq1ra4-co,,<-ef commercial, educational, and urban - oriented
residential uses, —ins! d ag #aes u +ai4ye to -E�vet ay -a {tea, 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. TLfls,- Planinint -A ca c
a3 ne d2 -rnasi € h {ala aned nci - oad i+aat gl
442 -SitQ.-The new . -wad-will-expand the—existing a
3 won i C re{e a J e Ee ad -f {� - tst a+ e ttet rs f ks t aze >r� l.elif D;Iv C
i -vv aJ gn -w with Campbc[I-Drive, tai +wno Circ<a - h6cT 3
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eti u i i� nrn {� ksrrl h;n- t':c t,osar�uraaty- C- etiicv t � sib q:
C�e< th,y area l ho t; e rretrade and walkways -writ
tnco+po+Y�Y e- zrr�et� =evide- 13;akages- to- K;Ir�as,
P,ount,in:, —fn ;»al— Itndsa,aprng- areas, - and b, erg, iz r
as<IP.ttsBUraf Seafui�y -- te-- enhancrs --4hP
modes +a -- s 5t pig aa4— enteiMinraetR
exper ience ==<s enhance the Diamond -O cle, or�ve -t hi rugh will -tae =s
be pei m teed within the Community Ccnter-4DVerlayz4r eau A- s- desc4ib, d fta - +thk an 4eciiora -'R,5, -lit;k ag: a; wM
be pi Ovided -ffoun :bi= Maiming 4ea via then- onsite- vvzlkway, to :Ivc plto%.Ie+rade anili main Plaza plamled
in PA 3, as -w<'1 as the _ futrt =e- ke!_la,eaore Regram3 +a arl to be located wi _h< vv,2M, -si cl iFt -SIW a� nd
Vhi' , I*moiag- >4 ea:
Access to PA -2 will be via Vie- new pia not {; ' eaead Pete Lehi )Hve7as,well as-two or nor OC'Cess
p ilts- :off- cfANamordd444v(�,,,4sa tvterraar Ca el Dr v2 > a4so- Ciicle will €orma new four -way
inba ,isecTon wish Diamond Drive 141d will n +lwon build o r�v� Proj � orc rss
The Diamond Circle - access will - incorporate - Project - rnonumentation and at-- detitifi«iiotrto? one,,-such
as Iandsc ping, 4ighune-at3d- -5igm9 e- 9taereccess points rasa - Diamond- i)r -ive will -also
€eaGUSe =� daut�Ta- sn- a- alle�c- ale2Taan- tae�iat�aarrd- �ii�c -le- Bait +y- �at�res:
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
[LSP 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
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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 the- pmp'),iQd` Diamond - Circle -road 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
connection to the City's regional trail will
also be integrated into this Planning Area,
T
The main plaza will be located in the
northern portion of PA -3 the end of the
lake to take advantage of the unfettered
views of the Santa Ana Mountains to the Tt
we southwest. Formal and Informal �t��_
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
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Stadium facilities within the Plan and allowing complementary sports, recreation and entertainment uses
that support the sustained operation of the Diamond Stadium. If new conirnercia6a c Jm e#fee ulld afs
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 11 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 Diarr3ond -> Circle road Pete Lehr
Drive, which provides connections to the stadium parking lots.
Malaga North Planning Area PASS
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
6 Target yields are based on preliminary land use programming and subject to the Plan Flexibility provisions outlined
in Section 3.3.1.
9 Floor area is shown in square feet as denoted by the "SF" designation.
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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. AsWe4mi-ii - -Di amand
6+r� -1� -€Dada ihe-++ tef- s:re�*t�ystt�+aa- da_*s+gfa- wild- rao�- be- fcrrned- t�t�t�J ta;e.sesigr3 Revie�,v- stag- wlae "n
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Road w -Liar, m 3 iae and he pta aed IocaTie s of aeces pants tc tape Steer i;tasEr, red - ors - the
Ca,eulatlun -plans {Fieur_ .1-6) ;-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
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10 based on market conditions, the number of hotel rooms maybe increased to 300. Should this ina ease occur, 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 iu
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Target YieldB
Planning
FloorArea,9
Area
Acres
Hotel Rooms
Units 1
150 Rooms10 &
PA -3
4.6
30,000 SW
- --
PA -4
9.06
35,000 SFu
- --
PA -5
11.7
110,000 SF
50
PA -6
- - ..-------
11.63
---
50,000 SF
225
Roads
5.8
Total Acres 8739
Not applicable
Not applicable
Maximum Floor Area
897,000 SF
- -- - -- --- - -- --
Maximum Hotel
Rooms
150 Rooms
Maximum Residential
Units
600
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. AsWe4mi-ii - -Di amand
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Road w -Liar, m 3 iae and he pta aed IocaTie s of aeces pants tc tape Steer i;tasEr, red - ors - the
Ca,eulatlun -plans {Fieur_ .1-6) ;-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
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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.
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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 roadways, t-he- proposed extension -of Diaaaaad ae ea;
and potential public transit stop locations are also illustrated on the Circulation 'Plan. jn 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
is Urban Arterial (six lanes, 120 -foot ROW) and Major Highway from Campbell Street north and south,
of
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.
Diamond Drive generally follows the easterly side of the Project area, connecting between Lakeshore
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Drive on the north and Malaga Road on the south. Diamond Drive also provides regional access to the I-
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
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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. Add#tional!yTw-h n -to - Diamond Dnve to
align with camp'.aell VI'we a fowl - -way 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
westerlyto the downtown area. Eastof the Diamond Drive intersection, Lakeshore Drive becomes Mission
Trail, which generally parallels the 1 -15. 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 accessto 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 maybe necessary to safely and efficiently
regulate traffic on days when the stadium is heavily used. Such a plan should be prepared in conjunction
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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. v
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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;
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monumentation; unique landscaping; enhanced paving; or other special features that create a distinctive .
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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
Planning Area
— Roadway
PA 1
Lakeshore Drive
Diamond Drive
PA -2
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Pete Lehr Drive
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- Ma "pond -Ckcle
PA -3
Pete Lehr Drive
i3 a+�end O ne e
PA -4
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
3.4.3 Internal Vehicular Circulation
Set within this existing perimeter street framework, the Project's internal circulation system consists of
Diamond- 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. Altheuph- tkiis- street may remain- in-Ihe
tat -phase of tevedopn,eni, i# will l mat(!y c e lave d e die d l....extenA_ie n- of- Di2nno ld
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Gica, -which will -co ash iroln it's c,urrent te'rnimus -it Pete Lehr -Drive to IhQ 1)4mlond lMve /CanrpbelI
Sti eeti +lte4aection:- ? So -Uth Of Pete Lehi hi Driv -e-nad
I1 coixlection to Mala,, Dnve o+, It will provide the principal
internal vehicular access within the Project area and will be comprised of a 754-,-fool vAdill
n =1s 68 -foot ROW as �i!e.i rcat�d -iii i ;, as -10. At this width, parallel on- street parking is permitted
and o 12 -foot >aia ed qua s pla aed -t atsea i to utiized for a- tuming Linea+ a5 m ackitional
inbnu+ eo- o+ outbound
- f�ic�dur +ng- s't�ecaal- event Helc;ai,= 93amota. Staitatra.
Within the 78- footl2t?'W, Diarnor gf- -ale will - include
two addiiional hnesat the D3 fnond G��f efl3i 70 3
Dlivc inioiscction t -0 -aceo naodatc— peak- vtlxslt
trips evl;en -the - 4adiunr -is-i+ -use. Through -the
the ro3 )dway- ^,mill
Chanfe- io- a- spxiYaa Grey =secFi n ides- natws - -to
t�r<:=_ r =�ai- �ae�- arkl�ws- ht�+iding- ,taffies- and {e+
p.ateo� to be �mared ly adjace T- the }M a �d
p< ei s- parallel P"irking -on- both -s dessuhjtct -to -City
Fr;xns{�or= ,aies�F�agireeew a :>vlevv andap flrtwaJt�t�rirrg
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AddltlonaAy; 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.
Dian�rond -Cie, lend The future internal drives will be privately owned and maintained.
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3.6 COMMUNITY STRUCTURE
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Community structure features are those Project features that create unifying design elements within the o
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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.
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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 hardscape details.
v Architectural Features, consisting of buildings, therno 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:
Streetscape Treatments: Streetscape treatments
will be implemented on Damond- Circle 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:
➢ 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. Therne 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,
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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. y
Conceptual secondary entry treatments are illustrated in Figure 3 -16.
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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:
v 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.
r` Lighting: Perimeter public streets will incorporate the City's standard street lighting. Diamond
Ofcle Pete. Lehr (hive will incorporate a themed street light design which may also be used within
the surface parking areas. a
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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:
'r 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.
ID Signage: Slgnage 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 G €<a<dlttg -aae 1 Drainage
a =h�9 a e+ c al �.adi 'pl'an k- depicted - in- - Figure 3 3€. The grading concept for The Diamond
Project is to maintain finish floors above the minimum required elevation of 1,267 feet MSL for flood pIa!n
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 Summerly development
on the south side of the Project. The drainage plan utilizes existing stormwater detention, water quality
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features and flood control measures within the back basin of Lake Elsinore just south of the Summeriy
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 }toad 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 Lake 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
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 w
engineering judgment regarding adequacy of design, cost effectiveness and efficiency, subject to any 6,,
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.
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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 2: This phase will include the balance of the PA -2 development area, which comprises a rnixed -use
development area and approximately 1.29 acres of open space and plazas. In this phase Pete Lehr Drive
will be removed -atad a portion of the rote nod oo{ street -w +A be 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,_ 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.
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4m 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 it) contrast to this Specific Plan,
which promotes a mixture of commercial, residential and employment uses within The Diamond, This
approach is beneficial from halt) social and economic, perspectives. Socially, a mixed -use plan wilt 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 ofthe 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
Chapters 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.
4.5 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 in Chapter 3 and depicted in the Land Use Plan (Figure 3 -1). Development shall he 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-Uso 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, vishor-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.
4.52 Stadium- Use(SU)
the Stadium -Rise land nse category is intended to pu.scrve and cnnauce the Diamond Smr:imn by
eusm'btg continued latg -tern viability of the Stadium Gmhties within the flan and allowine
m mploment:try spoils, reci't'ation and entertainnRCnl. lelatcd usos that support the sustafaeo
operation of the liiamond Stadium. Collbuementary uses may include polkml resteur. o t /c,ning
places and retail uses such as gift, novelty, souvenir and spurts n;lamd shops ns determined by rim
Di re"wr of Coninkill it' Develo7nnuff Its ancfilm'y to acid sup pm live nC the 1)i ;uxmd Stadium.
4.d =4.4- � ?atrarataruE7. GerNet�Cdvct -leY
A fie- 6ammuai( idtwter- UVerlayJS-- snPeneled- im- Irrovdv for = antra, r of Lowefentr t n t clRcsk aa. M-lbo
piSnvary entr ;+ -tv the ;�roievtaong the mte,iaol- street fhc- {>uri3eu or �istver { „yt fo ert.ama farm ba8ed
pedtx%uiao Hfrxot wit „n drtdti {eetuie forward -sfu t G-eadc' Furfl,ew low' O r{ ,p {s- fezR <i glop aiR
dpproi , i +ic,i�y :,aalcd Lo CxieknLty sr n�fe�ir_,. -nAar the mlr- y-39 -I gt- Nianivndanrl 31'- staoiust, E r n, £.rt+
,envalk, the focke,Qf tail- and znter l.nrmenf o"t wily. }he}>lan- ce.F,; for the c, ten i"icauon-offommea:isl-
oriented- cues -alonG Alain Street to-form-an activkk iaixNd -uso coot' R, lk), Uiarnend. AcI vt
resio (A I zip. :s- wifb- iaa ties, enter- tshen er,3ekvieeand edit (I.nuosVAR hw -Jhe Primal y.rctv,Y at 't
levetat RS CR Rical that Ronal d- I(,vk4 n- la*ovidea cxaNiornyofa<uvitykind ikbe:rt .alot*g -theer :elength
of the ava Nay 'aroa.loive- 0)o)blbl restaurants -wig rsut bt, pe, mitted Upper -level ofI1(0, reside null; sad
cominr icrid uses -are eneounaged above Inore i i:en5e- ground -lave I uses. -the over U} Requires bit
In br sioe'd,adiacefk toth(i st"-el -rah: of -way with a- „boild try hwn of -ruo `eet- prgf.� red bit t -a
rnra>;isoem a1 10 .(lot setback- a' equuo' d, Relief i ill, - crtIU- rrzi;>y- bf- uR +ssed -vp - {a 3 ki feet: =lkeR - - al o”
prefeH rod "build -up" trnc of two suikireaner iuiwd- mRnRmucn -25 laalkauildine; l ciCl, toaiom:lyi rirokncc
a -town reoer- buildn,f, facado Ionn, A apeetai- st rev t lectiomis . Lo , eqn ifeci vAl > in- itaeav< toY a.da,
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4.6 MIXFD - USE CATEGORY PERMITTED USES
This section of the Specific Plan establishes the uses permitted or conditionally permitted within Mixed
Use and use category of The Diamond Specific lan.'fable 4 -1, Permitted Uses, indicates uses permitted
by right or through issuance of it 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 63.2) 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
The 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
"file use is permitted in conjunction with a. Conditional Use Permit approved by the Lake Elsinore
Planning Commission.
Table 4 -1 Permitted Uses
' Permuting 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.
s Subject to the Design Guidelines in Chapters.
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Health services, including doctor and dentist offices and
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emergency care, outpatient.
Hobby supply stores.
_ !'
Nome furnish sales, intluding floor coverings,
draperies, lighting fixtures, paint and wallpaper sales,
p
etc.
.. _. -.
I local improvement centers.
F
Home Occupations subject to the approval of a home
occupation application by the Planning Department in
A
accordance with Chapter 17.48 of the Lake Elsinore
Municipal Code (LEMC).
liotely mcludmg ancillary uses:
• Restaurants and bars
• Gift shops and personal services
& p
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• Fractional and condominiumownershipunits
-?
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s Outdoor recreation facilities
_
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• Conference rooms
...___
Ice cream /frozen yogurt shops.
P
Insurance brokers and services, investment brokws, real
estate brokers and offices, and title and escrow
p
companies.
Jewelry stores._
P ,_.
Keeping of household pets, not to exceed six weaned
dogs and /or cats, for noncommercial purposes. For the
purpose of this Chapter, a household pet is an animal
A
clearly considered customary to a residential use, e9.,
dogs, cats, birds, and fish. A household pet does not
-
Include livestock,
'A
latCice patio covers, and gazeLos. _
Manufactured houses In comp) ante with the provisions
p
of Chapter 17.14 LEMC.
Media shops including bookstores, newsstands, and
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DVD outlets.
-
__ .
Medical or dental laboratory (as an incidental use in a
P
medical /dental office building of clinic)
.... -
Medical or dental office or clinic, public health center
P
Mmiatwe golf courses.
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Mixed Use (Live -Work Resrdontial; Vertically integrated
uses: supermarket, food store, variety store, service
P
_
retail, restaurant, health club /gyro; Elevated and at-
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grade apartments, townhomes, cundmrunmms
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4.2 PROPCR'rY DEVELOPMENT STANDARDS
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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,
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paAmrl imae, unle „ +( ;s deEermrnod- by-thrr ComrrumityOevetopment tit ectat that - additions l
lac spmiuE alo required - to, safety -or ciasuiation efficiency,
3.—Awnings an- e'xwmi,be9onrd -Ole fight-oi -way over- sidewailo, op to a1- Iaxlnu an of - It) -fort. it
may mql iw all oasement-
4,- 9rl,n. may $a otect beyond -tile right Mway ovni Mdewalk52 r1r) W V. Olairra u m of -4 feet -whir 1
morrivrmheiglt Above thr, lid vralk- rsf8foci 7 hi, may crgon'? ancisernont;
a Subject to density /PAN averaging pursuant to Section 3.31.
° Coverage maximum excludes permitted porches and architecture projections.
s 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.
Common 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 fight -of -way, or from edge of
pavement on private drives.
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DE 00MENt CRITERIA
PCIIELOPMENTSj.'ANPARO
Separation Between Buildings (if
2D
Sedetached) tbacks— Resitlentlal Orountl floo'rbses }°
(root — Irving Area to Public Street SS'
Front living Area to Private Drive 10'
Front —Porch &
Front — Garage, Straight -In Drive A' maximum or 18' mininmm
Frmrt —Garage Side–
Side 10'
Real Front Loaded tot 16
Pear Alle Duve loaded Gara e
Yi _. 8_.
Comer Side 10'
_ _
Separation Between Buildings"
Gauge Face to Garage Face _ 28' �-
._
Bldg Front to Bldg. Front 30,
Bidg Front to BIdg. Side
� Sstodes/b013
Building Height
Minlmutn 2 stories required with)n Continually CentorOveday ,r
s
Internal Drives and Parking,__ _ -
Private Internal Drive Width (2 lanes) 20 __.
_ _..
Parking Garage Alley /Dove Width 20
(2 lanes) __ __ ._._.._...
Parking See Secnon48 below
_ _
internal Drives andYarking_
Private Internal Drive Width
_
20
_
Garage accessalley /dove
_
20
Parking
See Section 4.8 below
111 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 firm 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 IS feet Lt height is allowed for architectural projections such as towers.
4.10 SIGNAGE
The signage regulations and guide. line. sforThe Diamond 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 environment and thoughtfully designed signage can 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 cmnplements 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 only, with future phases to
have a separate sign program, Alternatively, a single comprehensive sign program may be Prepared
covering the entire DSP, with distinct standards for differing land uses within the Site. The sign 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 terms 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 SS feet In height may be considered in areas other than
primary entrances as part ofa 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— Advertisng Structures, of the Lake Elsinore Municipal Code, Including the standards applicable to
commercial zones in section 17.196.180, as amended below:
1. Structures hoc rted wrd9n -the Coevoadnity -Cr mer- 9verJr:yand having frontage along Diamoe 4
Circle pete Loh, Dd rvr are permitted signs alon{, Diamond -Cic le not to exceed 30 percent oP tir
facade, area devoted to non- residenflal 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. Nan animated roof signs are permitted on structures with frontage along la,amond fickle V2}i
I h: Arvo. Only one roof sign is permitted for every 100 feet ofDarnond Cu, {e Nr l: tuu Drr4'
frontage, and the size of roof signs shall be limited to two square feet of sign area for each lineal
foot of )Diamond lode Pct LOv Uu_v _frontage. Animated roof signs shad he subject to ffanninl�
Commission review.
5, Signs which extend beyond the 7oofllne of the structure are permitted. Such extensions may rise
up to 15 . percent of the buildings total height.
G. Non-animated aerial . view signs are permitted.
7. Monument signs at primary entries are permitted to a height of 155 feet. At other locations,
monument signs are. permitted to a height of 15 feet subject to approval of the Community
Development Director,
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U DESIGN
5.1 INTRODUCTION
This chapter contains site planning, building design, landscaping, sustainability, and other design
guidelines and standards for The 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:
9 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:
A well - designed Project that contributes a sense of quality and permanence for the community;
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
5.3.1 Connnercial /Mixed -Use
0
The commercial and mixed -use segments of The Diamond will be the most frequently visited areas, and
will largely create the public's perception of the Project. In order to ensure that the vision of a dynamic,
vibrant Project is achieved, care must betaken with the layout of streets and plotting of buildings. The
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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.
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
not typically encountered with single -use developments due to building massing, parking, pedestrian and
service access, lighting, and signage concerns. Imagery of mixed-use design styling that has overcome n
these challenges and relates well to the vehicular and non- vehicular environs is provided in Figure 5 -2.
i -_
- J
Some of the images also illustrate guidelines related to design, massing, streetscape and others listed
below.
5.3.1,1 Devel oprnent Characterfor • Specific PlanningAreas
Development in PA -2 and - particularly -i+ the C:cam ;n ty (e +ate' - overlay -area will be most intense and
most urban in character. This area is central to the Project as an identifying feature along Diamond Circle
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 Dias Sad C rcfe 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 Dian cnd- t- ;iacle -weed Pete Lehr Drives 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- gncc3arage- -pedestrian Araflic amd- enfian e
a<.ce tt #s -s,�r s -Tdae C 3 a ty- aatar s #otld k aae ae ore fia:m twn through lanes +mo 'Aa+ae- 1
each diaeer`+o;a); ;and zhorfi�rr�r;- strtaeY- parlti�g �;aot+4i9- Fa�vailatale- via- paralleb- p�aEingade+ag t�iamosad
E:ircle,
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 Circle Pete I -ehr Drive white 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.
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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 5 -1 Sidewalk with fabric
covering for shade
S. 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. Withi~n-thc � -()verlay; 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.
15 d
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.
53.2.3 Pedestrian Circulation
1. Limit the number and width of sidewalk curb cuts on Diamond -Cite 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 where feasible. 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
a;
services,
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5. Pedestrian connections through the parking fields to On fete Lehr Drive, shall provide
landscaping and amenities where feasible to provide pedestrian access and rest breaks over
UA
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.
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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.
5A.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
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.
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.
5. 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, w t #ix+ -the C nan tar ty -<e +i# fi ver- lay, -i l Building massing shall use a minimum "build -up" line
of two stories to reinforce an architecture - forward building fagade street -wall.
8. 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 ;
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.
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12. As illustrated in several images in Figure 5 -2, ground floor facades that face public right -of -ways
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should integrate arcades, display windows, entry areas, awnings, or other pedestrian- friendly
design elements.
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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 Promenades
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 area+n- pafticul<w.
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
S. Position pedestrian amenities adjacent to the area
curb to create a buffer between the street and the main pedestrian passage.
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7. Designs and materials should be considered that
reduce the potential for damage resulting from Figure 5 -6 Plaza with open air market
vandalism. Decorative deterrents to skateboard
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.
5.9 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
uses can be achieved with convenient physical access (pedestrian and auto) and visual access from r
residential to commercial uses on the Site through creative site planning techniques without
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 rW
reviewed and approved by the Community Development Department prior to construction.
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In areas where walls or fences are necessary or desirable, the following guidelines and standards shall
apply:
17. Where visible from public roads, Diamond -Qrcle 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
I. 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, oiamon - Circle 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.
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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 facade 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- C-i!clea Pete Lehr Drive, subject to approval by the
City's Transportation Engineer.
Figure 5 -8 Example of bulb -out with
enhanced paving
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AP%6 IMPLEMENTATION
6 00 . ...... ..
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
6.13 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 as to 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 ofthe 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 bythe CDD. The CDD shall have the discretion to refer a minor modification
request to the Planning Commission. A requestfor a 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-- .4pproval�€ elaanges- in- laeatierr ofhhe C- o +�cn�tity
4. Additions, 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.
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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
application proposal.
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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. Iu
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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.
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CONSISTENCY WITH THE GENERAL PLAN AND
ZONING ORDINANCE -- ND - EDE EMMMAIT
P 4, AINT
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 thejurisdiction 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.
At, {af the {s+ -n1 Waacrr1 - caINS roptb- was - still - ire- -paogr- ess:-- {:xtcnswe {;> int;fis{;- ea«a;, -W
date -Raise 1 iudeti -City Coun L A<tv s ee, -Pta nE l* Comm Non, and 6 iiy staff i4lpu!t ' '3s
well as feed#aaek � as hngenet { pukthc: They 4d cl �k &hat is ava {ahlefifi3rr�,veew -at the t role is 9W(i -'e
plan- w}xepaed sa�otetci{ated -t�cha ga sga f �nYy_parcic�laay -ia the sesNO;�s ,fkec.th
specific - plan -and in this
d ft CnPU for desi na -;rr.d cornplying and- rcmaining consistent with tde sct :e,Rn
Ge4aer4f)4a+t To thi; 3 pecifie -{ la s -can: stency w th both l# c r e t G r� . }.{plan and they GP
this -eFa {areal cuir,'. stalale:s- finRingthc policies- ofbotda -Ge;tr 4- Plens *o(h<>- !)is:tlannd
S 3eeific -Plat olloevnptae- General a e sste ytandes a�aadelinlkinp;1he ity- { ?eiexale�p m Plar,
v. its -this spedfie -Plan
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.
8.1 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 Sian: 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 Tower than 120% of county
median income.
Allen: See Drive, garage access.
Animated Sian: 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- 4'_-I
contained dwelling unit not owned in fee simple. Apartments must be located in a building
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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.
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Attached residential: Residential development consisting of horizontally or vertically attached individually z:
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owned dwelling units, with jointly owned and/or shared areas and facilities, and typically sharing :J
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a common access.
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A y in ; A canopy or other structural element which extends horizontally from a building facade. This o
term may refer to a canopy (a structural, cantilevered, shed roof) or an awning made of canvas or
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similar material. The coverings are generally intended to provide protection for pedestrians and
may include a business name or other graphics.
Best management practices BMPs : Any activities, prohibitions, practices, procedures, programs, or other
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
in closely sited groupings or clusters and typically sharing a common access and motor court. "
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Commercial use: A business, normally involving office, retail sales, or service uses.
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Community Facilities District CFD : See Mello -Roos tax.
Condominium: A multiple dwelling or development containing individually owned dwelling units and n
jointly owned and /or shared areas and facilities. Condominium ownership may include dwelling
units, rooms, hotel rooms, or other segments of real property. ".
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CITY 01= r _
LADE LSI1` ORE
DREAM LXI'Rf;hAE
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: Honorable Chairman
Members of the Planning Commission
FROM: Richard J. MacHott, LEED Green Associate
Planning Manager
DATE: May 5, 2015
SUBJECT: General Plan Amendment No. 2014 -03, Amending the Circulation
Element of the City of Lake Elsinore General Plan, 1) to redesignate
Spring Street, between Collier Avenue and Flint Street from
Secondary to Collector, on Figure 2.3 — Roadway Classifications,
and in Table HD -T2 — Roadway Plan and Bikeway Plan — Historic
District; and 2) to remove Diamond Circle and replace it with the
existing Pete Lehr Drive and its extension to Malaga Road, on
Figure 2.3 — Roadway Classification; and
Diamond Specific Plan Amendment No. 1, Amending various areas
within the specific plan in order to 1) remove Diamond Circle from
conceptual development exhibits and replace with the existing Pete
Lehr Drive and its extension to Malaga Road, 2) remove the existing
Diamond Stadium from the mixed use specific plan designation,
and replace it with a specific plan designation of "Stadium Use
Only," and 3) remove the requirement for a conditional use permit
for various uses in Table 4 -1 Permitted Uses.
Recommendation
Staff recommends that the Planning Commission take the following action:
Adopt Resolution No. 2015- ; A Resolution of the Planning Commission of
the City of Lake Elsinore, California, Recommending that the City Council of the
City of Lake Elsinore Approve General Plan Amendment No. 2014 -03, An
Amendment to the Circulation Element of the Lake Elsinore General Plan, To 1)
Redesignate Spring Street Between Collier Avenue And Flint Street from
Secondary to Collector on Figure 2.3 Roadway Classifications, and in Table HD-
T2 Roadway Plan and Bikeway Plan- Historic District; and 2) Remove Diamond
PLANNING COMMISSION STAFF REPORT
GPA 2014 -03, Diamond Specific Plan Amendment No. 1
May 5, 2015
Page 2 of 3
Circle and Replace It with the Existing Pete Lehr Drive and its Extension to
Malaga Road, on Figure 2.3 Roadway Classification.
2. Adopt Resolution No. 2015- ; A Resolution of the Planning Commission of
the City of Lake Elsinore, California, Recommending that the City Council of the
City of Lake Elsinore Adopt Diamond Specific Plan Amendment No. 1.
Background and Project Description
The Circulation Element of the General Plan has not been amended since the adoption
of its update in December 2011. The proposed General Plan Amendment No. 2014 -03
(GPA) involves two roadways: 1) Spring Street between Collier and Flint Streets, and
2) Diamond Circle within the Diamond Specific Plan. Spring Street is proposed to be
reclassified as a Collector roadway. Diamond Circle is proposed to be removed and
replaced in the specific plan design by Pete Lehr Drive and its extension to Malaga
Drive.
Nearly five years after its original adoption on June 22, 2010, the Diamond Specific Plan
has been reviewed and updated to recognize existing conditions in the area and in the
economic marketplace. The proposed Diamond Specific Plan Amendment No. 1
(DSPA -1) ensures conformity with the General Plan Update adopted in December 2011,
and encourages development that fosters the "Dream Extreme" vision for the City.
Discussion & Analvsis
Reclassification of SDrina Street
The reclassification is proposed because there is limited width of the roadway along the
stretch between Collier and Flint due to the existence of permanent structures. The
remainder of Spring Street to Lakeshore Drive is already designated as a Collector in
the General Plan, therefore with the proposed GPA, Spring Street will become uniform
in classification and roadway width. Additionally, the reclassification is consistent with
the adopted Downtown Master Plan (DTMP), which identifies Spring Street as a Service
Street with a 60 -foot right -of -way. According to the DTMP, Service Streets serve as a
business route that carries heavy traffic for business and commercial activities, and
allows for Main Street to have the ambience of a Great Street.
Removal of Diamond Circle
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 GPA encourages development of the
specific plan with an economically superior conceptual land use plan.
PLANNING COMMISSION STAFF REPORT
GPA 2014 -03, Diamond Specific Plan Amendment No. 1
May 5, 2015
Page 3 of 3
Diamond Specific Plan Amendment No. 1
The City desires to protect the future of the existing Diamond Stadium by designating it
for "Stadium Use Only" in the specific plan, rather than its current designation for Mixed
Use. The City also desires to encourage and promote its "Dream Extreme" vision by
streamlining the permitting process for those land uses that complement the Stadium
and other sports nearby. In response to current market demands, the table of land uses
within the Diamond Specific Plan has been reviewed and revised to eliminate
conditional use permits where appropriate. Outdated language within the Diamond
Specific Plan regarding the Redevelopment Agency and the General Plan Update have
either been deleted or revised. The specific plan has also been modified to remove
Diamond Circle from the circulation design in accordance with GPA 2014 -03.
Excerpted pages in redline format have been distributed to the Commission for their
review and approval. The original version of the Diamond Specific Plan in its entirety is
available on the City's website, and may be accessed with the following link:
httr): / /www. lake- elsinore.ora /index_asr)x?paae =982.
Environmental Determination
The City certified a Recirculated Program Environmental Impact Report (RP -EIR) for the
update to its General Plan in December 2011. Included in the certified RP -EIR was the
analysis and determination of environmental impacts from the adoption of the
Downtown Master Plan. The City also certified an Environmental Impact Report for the
Diamond Specific Plan in 2010. General Plan Amendment No. 2014 -03 and Diamond
Specific Plan Amendment No. 1 remain consistent and implement the development
anticipated by the two EIRs. No additional environmental review is required.
Prepared by: Carole K. Donahoe, AICP
Project Planner
Approved by: Richard J. MacHott, LEED Green Associate
Planning Manager
Attachments
1. Resolution No. 2015 -_ recommending that the City Council approve General Plan
Amendment No. 2014 -03 to the Circulation Element, during the first cycle of amendments for
2015, regarding Spring Street between Collier and Flint Streets, and Diamond Circle within
the Diamond Specific Plan.
a. Exhibit'A' — GPA 2014 -03
2. Resolution No. 2015 -_ recommending that the City Council approve Diamond Specific
Plan Amendment No. 1
a. Exhibit'B' — Diamond Specific Plan Amendment No. 1 — (Separate cover).
3. Excerpts from the Downtown Master Plan — for informational purposes only.