HomeMy WebLinkAboutCC Reso No 2017-001 Calling for a Spectial ElectionRESOLUTION NO. 2017 - 001
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, CALLING FOR THE HOLDING OF A SPECIAL MUNICIPAL ELECTION TO
BE HELD ON TUESDAY, MAY 2, 2017, FOR THE SUBMISSION OF A PROPOSED
ORDINANCE
Whereas, pursuant to authority provided by statute a petition has been filed with the legislative body
of the City of Lake Elsinore, California, signed by more than 15 percent of the number of registered
voters of the City to submit a proposed Ordinance relating to Initiative Measure Revising the Alberhill
Villages Specific Plan Governing the Future Development of Approximately 1, 400 Acres Located in
Northwest Lake Elsinore, South of Interstate 15 and West of Lake Street; and,
Whereas, the City Clerk examined the records of registration and ascertained that the petition is
signed by the requisite number of voters, and has so certified; and,
Whereas, the City Council has not voted in favor of the adoption of the Ordinance; and,
Whereas, the City Council Is authorized and directed by statue to submit the proposed Ordinance to
the voters.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA,
DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That pursuant to the requirements of the laws of the State of California relating to General
Law Cities, there is called and ordered to be held in the City of Lake Elsinore, California, on Tuesday,
May 2, 2017, a Special Municipal Election for the purpose of submitting the following proposed
ordinance:
Shall the ordinance Initiative Measure Revising the Alberhill Villages Specific Plan Governing the YES
Future Development of Approximately 1,400 Acres Located in Northwest Lake Elsinore, South of
Interstate 15 and West of Lake Street be adopted?
NO
Section 2. That the text of the Ordinance submitted to the voters is attached as Exhibit A
Section 3. That the vote requirement for the measure to pass is a majority (50 % +1) of the votes
cast.
Section 4. That the ballots to be used at the election shall be in form and content as required by law.
Section 5. That the City Clerk is authorized, instructed and directed to procure and furnish any and
all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be
necessary in order to properly and lawfully conduct the election.
Section 6. That the polls for the election shall be open at seven o'clock a.m. of the day of the election
and shall remain open continuously from that time until eight o'clock p.m. of the same day when the
polls shall be closed, pursuant to Election Code § 10242, except as provided in § 14401 of the
Elections Code of the State of California.
Section 7. That pursuant to Elections Code §12310, a stipend for services for the person named as
precinct board members is fixed at the sum of $125 for each inspector and $100 for each Clerk for
CC Reso. No. 2017 — 001
Page 2 of 2
the election. In addition, the sum of $25 will be given to each precinct board member to attend a
training class and a sum of $25 to be given to each inspector to pick up the precinct supplies. The
rental for each of polling place, where a charge is made, shall be the sum of $25 for the election.
Section 8. That in all particulars not recited in this resolution, the election shall be held and conducted
as provided by law for holding municipal elections.
Section 9. That notice of the time and place of holding the election is given and the City Clerk is
authorized, instructed and directed to give further or additional notice of the election, in time, form
and manner as required by law.
Section 10. That the City Clerk shall certify to the passage and adoption of this Resolution and enter
it into the book of original Resolutions.
Section 11. The City Council authorizes the City Clerk to administer said election and all reasonable
and actual election expenses shall be paid by the City upon presentation of a properly submitted bill.
Passed and Adopted at an Adjourned meeting of the City Council of the City of Lake Elsinore, held
on January 23, 2017. r - .
Robert E. Magee
ATTEST:
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2017 -001 was adopted by the City Council of the City of Lake Elsinore, California, at
the Adjourned meeting of January 23, 2017, and that the same was adopted by the following vote:
AYES: Council Members Hickman, Manos and Tisdale; Mayor Pro Tern Johnson and Mayor Magee
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen, MMC
City Clerk
INITIATIVE MEASURE TO BE SUBMITTED TO THE VOTERS
The City Attorney has prepared the following title and summary of the chief purpose of
the proposed measure:
{Insert up to 500 words summary}
To the City of Lake Elsinore: We the undersigned, registered, qualified voters of City of Lake
Elsinore. California. propose amendments to the City's General Plan and Zoning Code. including
the adoption of specific plan and petition the City Council to submit the same to the voters for
their adoption or rejection at the next succeeding municipal election, or special election for which
this measure may qualify, or adopt the measure without alteration, as provided for in the Elections
Code.
The People of The City of Lake Elsinore Do Ordain As Follows:
SECTION 1. Title.
This Initiative shall be known and may be cited as the "Alberhill Villages Initiative" (referred to
hereinafter as the "Initiative ").
SECTION 2. Findings, Purpose, and Conclusions.
The People of the City of Lake Elsinore (the "City ") declare their findings and purposes in
enacting this Initiative to be as follows:
1) To expedite the development of a high - quality project. Alberhill Villages (Villages") on
approximately 1,400 acres of land located in the Alberhill District of Lake Elsinore.
2) Subject the March 2008 City annexed ±1,374 -acres along with the 9.09 acre and 16.7 acre
parcels of the Alberhill Ranch 89 -2 Specific Plan into a specific plan called the Alberhill
Villages Specific Plan (AVSP). which would allow ror the development of 8,241 housing
units on the 1.400 -acre site. In addition to these residential units, the AVSP project area
would allow for die development of approximately 4,007,000 square feet of commercial
and office uses, which are also contemplated in the 2011 General Plan, adopted December
13, 2011.
3) Streamline, through the AVSP, the development and building process for project
implementation, provide details about the project, impose requirements on the Developer
and the City to implement the project on a phased and timely basis which would have the
effect of accelerating the public and private benefits to the community and positive
revenue generation for the City.
4) Require the Developer to implement specific mitigation measures to reduce the
environmental impacts of the Project.
5) Require a balance of land uses to integrate residential, commercial,
educational /institutional and recreation within the Villages.
6) Encourage a reduction in automobile use through an interconnected system of walking and
bicycling paths throughout the Villages.
7) Provide the opportunity for increased higher education opportunities and cultural
enrichment by designating land for the use of a student university, related facilities, and
attractions to serve about 6,000 students, Lake Elsinore residents and visitors.
8) Include designated land that may be used for at least one elementary school within
Alberhill Villages, and which would be paired with neighborhood and community parks
and if possible would use shared parking during off peak hours; benefiting commercial,
school and park uses. The elementary school site would be adequate enough to provide for
a K -6 to K -8 expansion. This is consistent with the request of the Lake Elsinore Unified
School District. Additional land would be designated for religious assembly centers
designed for joint private educational use.
9) Incorporate land designated for two (2) mixed -use town centers that meet the needs of the
Alberhill area in the City of Lake Elsinore and the region. The regionally focused
"University Town Center" would be adjacent to land designated for a university and large
community park with a significantly sized recreational lake complex. The Alberhill Town
Center would be located in the southeast portion of the Villages at the intersection of
Nichols Road and Lake Street. adjacent to an existing Alberhill Community Park, a
designated elementary school site, and an existing Boys and Girls Club. Both town
centers would be developed to offer a full range of land uses including residential, retail,
civic, office, medical office, and public gathering places. The commercial and office space
would greatl) benefn the City of Lake Elsinore and the nearby Alberhill Ranch planned
community b) providing a central location for grocer)', drug stores, and other needed
services. Additionally. the town centers and the businesses located within the centers
would create jobs. increase sales taax revenue, and help contribute to other cif% revenues.
such as property taxes. as wage Lamers gain purchasing power to buy real estate within the
City.
10) Allow for a wide choice of housing opportunities that promote affordable. moderate,
student. as well as upper income housing. This residential mix would assist in creating a
diverse social make up in the community and assists the Civ, in meeting its requirements
under the Regional Housing needs Assessment (RHNA).
11) Provide the opportunity for a local jobs and housing balance by designating zones for an
employmentlbusiness park generating significant temporan and permanent jobs. The
business park would allow for the use of medical office centers and their support facilities
as Well.
12) Provide: land leer a. system of open space and park:, that is consistent with the Multiple
Species Habitat Conservation Plan (MSI,IC'PI and that would fulfill the parks. recreation.
and open space requirements of'the Quimby Act. while more specifically providing visual
relief: passive and acti,,e recreational opportunities. biological habitat, wildlife corridors.
and ground water recharge of the area. All park. recreation and open space facilities. Both
public and pri \ate as shown in the AVSP, would fulfill the Quimby Act standards for
parks and open space dedication and othem ise satish all City park. recreation and open
space regulations. Park and recreation facilities. both public and pri;ate. will he
constructed at the time of need as detennined by the population generated b%- each phase.
Construction of public and private parks will be the responsibility of the Developer, The
City Regional Sports Park. ifconstructed, will be the responsihiliv, of the City.
13) Provide landscape, site design, and design guidelines that promote water and energy
conservation, including affordable and economic passive solar and "green building'
design.
14) Provide for the expansion of the existing roadway system with the improvements to Lake
Street and Temescal Canyon road. It would also include future roadways of Lincoln
Street and Nichols Road consistent with the circulation element of the City`s General Plan,
15) Utilize natural spring water that historically served the property and will flow into the
restored lakes which provides a natural water source to the Alberhill Villages recreational
lakes. Low flow storm water will be captured within each development to percolate into
the groundwater table to replenish water supplies. High storm water flows will safely be
conveyed through the site into Temescal Creek as existing flows currently exist today
during a storm event. In the unlikely event natural spring water is not sufficient for the
lake use, alternate water supplies will be utilized in consultation with the Elsinore Valley
Municipal Water District.
SECTION 3. Amendments to City of Lake Elsinore General Plan
3A. Alberhill District
1. The text of Section 1.1 Introduction at Page AH -1 of the Alberhill District Section 1.0 of
the General Plan is hereby amended as follows (new text shown as underlined, and deleted
text shown as strip =1;):
P4054 of the Alberhill .' " is va-4.1-g- ' Specific plans have been approved for the
Alberhill District and those plans govern land use designations for these areas. The
Alberhill District is planned to transition from a concentrated mining area into a network
of residential, commercial, industrial, and mixed -use communities. The main focus will be
a coordinated and balanced set of communities with supporting uses that maintain a high
quality of life. The goals and policies contained within the Alberhill District Plan reflect
the general intentions of the City adopted specific plans for those areas. Should a
discrepancy or conflict exist between the goals and policies of this General Plan and a
specific plan, the adopted Alberhill Villages Initiative Specific Plan shall prevail.
2. It is in the publ'ic's interest to amend the Figure AH -1 City of Lake Elsinore Alberhill
District Land Use Plan of the General Plan for the approximately 1,400 acres (Alberhill
Villages) within the Alberhill District to Alberhill Villages Initiative land uses and
overlays. in order to have consistency with the Alberhill Villages Initiative. Figure AH -1
illustrated in Exhibit A -1 is hereby repealed as shown with an "x -out" description and
replaced with an amended trap description to such portion of the land use map shown on
Exhibit A -2.
3. The chart of sub - section 1.3.2 Planned Land Use at Page AH -6 of the Alberhill District
Section 1.0 of the General Plan, is hereby amended as follows (new text shown as
underlined, and deleted text shown as 44kethfeugg;):
Table AH -T1. Distribution of Land Uses - Alberhill District
General Plan Land Use
Designation
No. of Acres
Percentage of Total Land
Area
r,....mer-eial neaXed 11,;p
4q-2-.&
404&%
r,,,,,,,..,1 r,,......,.,.cia
40� 4
391a
jj
Low DensiW ReaidefAi�4
&464.
Low Medium Re&ide*69
247"
Medium Pensivy4Ze&i4ential
4474
n
High Density Re&ideriti4
4i-2-4
Residential A4i*pd 11-;p -54-.&
42i�
O
7JV: t
7
Specific Plan
l IQ3.263
434.3%-77%
Non-Specific Plan
988
2
Total
4,251
100%
4. The text of sub - section 1.3.3 Overall District Goal and Policies at Page AH -7 of the
Alberhill District Section 1.0 of the General Plan, is hereby amended as follows (new text
shown as underlined, and deleted text shown as Wigh :
1.3.3 Overall District Goal and Policies
Goal 1 The primary goal of the Alberhill District is to support and maintain a
healthy transition from extractive /mining activities to a network of
residential communities with a balanced mix of residential, commercial,
light industrial, business professional, and institutional /public uses that
provide a sense of place and high quality of life.
Policies
AHLI Continue to encourage proper reclamation and enhancement of areas impacted by
extractive /mining activities for the public's health, safety and welfare.
AH1.2 Consider the preservation of vacant lands in areas with high elevations in the north,
east and southwest in order to provide an adequate amount of conserved lands, open space
and wetland areas.
3
AH1.3 Encourage proper land use compatibility between mining activities and
surrounding uses.
AHIA Impose conditions, as necessary, on mining operations to minimize or eliminate
the potential adverse impact of mining operations on surrounding properties and the
environment.
AH 1.5 Encourage new non - mining land uses adjacent to existing mining operations to
provide an adequate buffer with a bul-fer distance from mining operations basal on an
evaluation of: noise, aesthetics, drainage. operating conditions and operating hours,
biological resources, topography, lighting. traffic and air quality.
AH1.6 Periodically revise and update the City's surface mining reclamation ordinance to
ensure the most recent SMARA developments are reflected in the City's code.
Implementation Program
As part of project review and the CEQA process. the City shall evaluate and impose
conditions as necessary that address land use compatibility and balance, preservation of
wetlands and suitable open space. and appropriate buffers and distance between mining
operations and new non - mining land uses, Chapter 11 of the Alberhill Villages initiative
contains mitigation measures that address environmental im acts.
Agency/Department
Engineering and Community Development Departments
5. The text of sub - section 1.4.1 Goal and Policies at Page AH -9 of the Alberhill District
Section 1.0 of the General Plan is hereby amended as follows (new text shown as
underlined, and deleted text shown as 46kethf: _g ):
1.4.1 Goals and Polices
Goal 2 Create a strong urban design that would support the Alberhill District as a
distinct community.
Policies
AH 2.1 Through the project and CEQA processes create strong connections to Lake Street
between neighborhoods and community supporting uses. Chaptcr i 1 of the AIberhill
Villages Initiative contains mitigation measures that address ens ironmental impacts.
AH 2.2 In areas outside approved specific plans, the City should strive to establish design
standards that are consistent with the Alberhill District's adopted specific plans in order to
ensure a standard design motif for new developments.
AH 2.3 Consider the establishment and construction of a series of pedestrian routes as part
of the City's trail system from residential areas to Lake Street's commercial and
institutional uses and to the open space and MSHCP areas to the north, west, and southeast
areas of the Alberhill District.
AH 2.4 Support the placement of community identification signs along the commercial/
institutional uses and intersections along Lake Street and I -15.
AH 2.5 Encourage the use of distinctive trees along Lake Street identified in the City's
Street Tree Program.
Implementation Program
The City shall utilize the development review process to assess pedestrian routes and their
connectivity to community centers, and the use of community identifiers in design motifs,
signage, and street trees.
Agency/Department
Engineering and Community Development Departments
4
6. The text of sub - section 1.5.1 Goal and Policies at Page AH -10 of the Alberhill District
Section 1.0 of the General Plan is hereby amended as follows (new text shown as
underlined, and deleted text shown as Wig#):
1.5.1 Goals and Polices
Goal 3 Preserve and enhance the cultural and historical resources of the Alberhill
District.
Policies
AH 3.1 Support the relocation and restoration of the Alberhill School as a 20,000 square
feet-community center promoting educational awareness of the District's cultural heritage
including mining, homesteading, the railroad, and the Terra Cotta town.
AH 3.2 Support educational awareness programs that inform residents and visitors of the
District's cultural heritage.
AH 3.3 Encourage the use of signs within recreational areas along Lake Street depicting
the Alberhill District's historical and cultural significance.
Implementation Program
The Cit} shall support programs for the preservation, educational awareness, enhancement
or maintenance of key historic or cultural sites in the Alberhill District-
Agency/Department
Community Development Department
7. The chart of section 1.6 Transportation/Circulation at Page AH -12 of the Alberhill District
Section 1.0 of the General Plan is hereby amended as follows (new text shown as
underlined. and deleted text shown as =rriE " o):
A. Table AH -T2. Roadway Plan and Bikeway Plan — Alberhill District
Roadway
From
To
Roadway
Bikeway
Classification
Classification
Nichols Road
Lake Street "C"
Collier Avenue
Majef
Class II
Urban
Arterial
7���,�
Niehels Read
bine In c._ee . n.n
t :.., eln Street i94
_
Nichols Road
Lincoln Street (4
bake Street "C"
Majef
Class II
Secondary
Lincoln Street
Nichols Road
Lake View District
Secondary
Multi-Purpose
ose
Lincoln Street
Nichols Road
Temescal Canyon
Majef
_
Road
Secondary
Lake Street
new
Lake View District
Urban
Street "A"
Arterial
Lake Street
Walker Canyon Rd.
Rear
Augmented
Class II
Street "A"
Urban
(south of I -15)
Arterial
Walker Canyon
Lake Street
East of Lake Street
Collector
-
Road
Alberhill Ranch
Nichols Road
Lake Street
Collector
Road
Ai3eF ill - D —Pi tb1L
Road
amtcvcFcci
c3.
i''1'3'.�rT
' y
-
Temescal
Northwest Sphere
Lake Street
Urban
Class 11
Canvon Road
District
Arterial
Terra Cotta Road
Nichols Road
Lakeshore Drive
Secondary
-
8. The text of sub - section 1.6.1 Transportation/Circulation at Page AH -12 of the Alberhill
District Section 1.0 of the General Plan is hereby amended as follows (new text shown as
underlined and deleted text shown as °ice):
1.6.1 Goals and Polices
Goal Support a multi -modal transportation system with connections to new
development, Interstate 15, recreational and open space areas, and districts
to the south that serve the needs of residents.
Policies
AH 4.1 The interchange at Lake Street and 1 -15 shall be improved to meet the future
traffic demand and satisfy the minimum level of service required by the City.
AH 4.2 Through the Alberhill Villages Initiative pfeJee• and C-E^ ^ processes identify and
require improvements to Lake Street, Lincoln Street, Temescal Canyon Road and Nichols
Road as the most significant roadways within the Alberhill District for transit,
landscaping, pedestrian travel, and bikeways.
AH 4.3 Through the Alberhill Villages Initiative project and CEQA processes require the
phased construction or expansion of roadways serving new developments located east and
west of Lake Street.
AH 4.4 Lake Street shall be constructed in accordance with Urban Arterial and
Augmented Urban Arterial standards.
AH 4.5 Encourage the use of traffic- calming measures within commercial and institutional
developments along Lake Street as when recommended by the Alberhill Villages Initiative
traffie stud-es.
Implementation Program
The City shall assess development projects and impose conditions for safe connectivity
between residential areas and services.
Agency/Department
Engineering and Community Development Departments
9. The text of sub - section 1.7.1 Goals and Policies at Page AH -13 and AH -14 of the Alberhill
District Section 1.0 of the General Plan is hereby amended as follows (new text shown as
underlined, and deleted text shown as -•. '•- -;):
1.7.1 Goals and Polices
Goal 5 Encourage a wide variety of open space and recreational opportunities that
are integrated within adopted master planned communities and future
developments.
Policies
AH 5.1 Encourage the creation of an extensive system of open space and preservation
lands throughout the Alberhill District to ensure a healthy balance between development
and the natural environment.
AH 5.2 Support joint -use of recreational facilities with the Lake Elsinore Union School
District.
AH 5.3 Pedestrian and hiking trails shall be considered between neighborhoods and
surrounding open space and MSHCP preservation areas.
Implementation Program
As part of the project review, CEQA and MSHCP processes the City shall assess open
space and recreational opportunities in order to achieve a healthy balance of land uses
6
within the District. Additionally. the Alberhill Vii es Initiative assesses open space and
ecreational o onunities in order to achieve a he -althv balance of land uses within
Alberhill Villages and surrounding land uses.
Agency/Department
Parks & Recreation and Community Development Departments
313. Circulation
I . The text of sub - section 2.4.2 Circulation Baseline at Page 2 -22 of the Circulation Section
2.0 of the General Plan is hereby amended as follows (new text shown as underlined, and
deleted text shown as StrikeffiFOUg
2.4.2 Circulation Baseline
The roadway system forms the core of the City's circulation infrastructure and includes a
hierarchy consisting of seven (7) classifications: augmented urban arterial, urban arterial,
major, secondary, collector, divided collector, and special new roadway. Figure 2.2,
Roadway Cross Sections. depicts the cross sections of the seven (7) roadway
classifications. The Alberhill Villages Initiative amends the urban arterial major highway
and secondary highwav classifications illustrated in Figure 2.2 to conform to the widths of
the right of wav and travel lanes of Alberhill Villages, Figure 2.3 is the Roadway
Classifications map, which is also amended by the Alberhill Villages Initiative
While the automobile is the primary form of transportation, the City encourages use of
alternative modes of transportation within the City. For that reason, the transportation
network for the City of Lake Elsinore includes airports, bike paths, bus routes, sidewalks,
trails, and parking facilities.
2. It is in the public's interest to amend Figure 2.2 City of Lake Elsinore Roadway Cross
Sections. There are three Alberhill Villages Initiative Roadway Classifications that differ
from the City's Roadway Classifications. They differ in widths of right of way and travel
lanes. The corresponding Exhibit A -3 which illustrates Figure 2.2 is hereby repealed as
shown with an "x -out" description and replaced with amended map descriptions to such
portions as shown on Exhibits A -4 thru A -7.
3. It is in the public's interest to amend Figure 2.3 City of Lake Elsinore Roadway
Classifications of the General Plan for the approximately 1,400 acres (Alberhill Villages)
within the Alberhill District in order to have consistency with the Alberhill Villages
Initiative. The existing City of Lake Elsinore Circulation plan is hereby amended with the
Alberhill Villages Initiative. Exhibit A -8 which illustrates Figure 2.3 is hereby repealed as
shown with an "x -out" description and replaced with an amended map description to such
portion as shown on Exhibit A -9.
3C. Housing
1. The text of section 2.6 Housing at Page 2 -42 of Chapter 2 of the General Plan is hereby
amended as follows (new text shown as underlined, and deleted text shown as
_ ._;:..^- is
2.6 Housing
The State of California requires all California communities to prepare a Housing Element
every five years. Housing element law, enacted in 1969, mandates that local governments
adequately plan to meet the existing and projected housing needs of all economic segments of
the community. The law acknowledges that, in order for the private market to adequately
address housing needs and demand, local governments must adopt land use plans and
regulatory systems which provide opportunities for, and do not unduly constrain, housing
development.
The City of Lake Elsinore adopted its last Housing Element of the General Plan in 2002,
including the City's housing goals, objectives, policies, and programs. In compliance with the
SCAG region timeline for ree ision of the City of Lake Elsinore Housing Element, an update
has been prepared for adoption along with the update; to the General Plan for the planning
period of July 1. 2008 to June 30. 2014. The Alberhill Villages Initiative is consistent with the
Citv of Lake Elsinore Housinp Element and the City's housing goals. objectives. )licies. and
programs.
3D. Parks and Recreation
I . The text of sub - section 2.7.2 Parks and Recreation Baselines at Page 2 -44 of Chapter 2 of
the General Plan is hereby amended as follows (new text shown as underlined, and deleted
text shown as
2.7.2 Parks and Recreation Baselines
There are sixteen (16) p.11blic parks in the City of Lake Elsinore with sixteen (16) thiFteen
(4-3) additional parks slated for future development (Figure 2.8. Parks). The Alberhill
Villages Initiative includes a Lakeside Park. Community Park Citv Regional Snorts Park.
and a number of private pocket parks. Each park has a unique set of features, with a
variety of passive and active recreation. These features include fields for baseball, softball,
football, and soccer; play equipment; picnic areas; barbeque facilities; drinking fountains;
tennis courts; dog parks; and grass for passive recreation. A section of McVicker Park is
devoted to skateboarding and inline skating.
There are 3,000 sports league participants who use the sports fields throughout the City,
including nine local youth and adult sports leagues. Special events are sponsored by the
City Parks Department, Lake Community Center, and Senior Activity Center and include
the Lake Elsinore Children's Fair, Kid's Fishing Derby, July 4th Celebration, Music with a
View Concerts, Safe Candy Night, Unity in the Community Parade, and Winterfest.
The City of Lake Elsinore also offers a program called Volunteers in the Park (VIP),
which is a partnership with the Community Services and Parks /Open Space divisions and
volunteers from the community. Together, the participants clean up parks and open space
areas on a quarterly basis.
Further, the City of Lake Elsinore partners with the applicable school districts to allow
joint use of facilities where possible, such as active recreational ball fields, playgrounds, or
outdoor multi -use areas that can be shared.
2. It is in the public's interest to amend Figure 2.8 City of Lake Elsinore Parks of the General
Plan for the approximately 1,400 acres (Alberhill Villages) within the Alberhill District in
order to have consistency with the Alberhill Villages Initiative. Exhibit A -10 which
illustrates Figure 2.8 is hereby repealed as shown with an "x -out" description and replaced
with an amended map description to such portion as shown on Exhibit A -11.
3E. Community Facilities and Protection Services
I. It is in the public's interest to amend Figure 3.8 City of Lake Elsinore Schools and
Districts Boundaries of the General Plan in order to have consistency with the Alberhill
Villages Initiative. Exhibit A -12 which illustrates Figure 3.8 is hereby amended with the
Alberhill Villages Initiative. Exhibit A -12 is hereby repealed as shown with an "x -out"
description and replaced with an amended map description to such portion as shown on
Exhibit A -13.
SECTION 4. Amendments to Zoning Map
1. It is in the public's interest to amend the Zoning Consistency Map exhibit included in the
adoption of Ordinance No. 2012 -1308 for Area 1 in order to have consistency with the
Initiative. The City of Lake Elsinore Zoning Consistency Maps for Area 1 are hereby
8
amended by repealing Exhibit A -14 and A -16 as shown with an "x -out" description and
replaced with an amended map description to such portion as shown on Exhibit A -15 and
A -17.
2. The text of Ordinance No. 2012 -1308 "An Ordinance of the 04, Council of the Cin? of
Lake Elsinore, Amending the Ofjtcial Zoning ,11ap. Changing the Zoning of I arious
Parcels in the Chy to 9t,1 ' - Residential ,'Mixed- Use. CMt,- - Cnmmercial ltfixed- -Use, or
R -3 - Nigh Density Residential" relating to the Alberhill Villages parcels is hereby
amended as follows (new text shown as underlined, and deleted text shown as
Stri . gh :
Assessor's Parcel Nos. 391 - 170 -005 and -007, the south half of 391 - 200 -007, the
southwest corner and easterly half of 391- 200 -004, the northeast corner of 391 - 230 -002,
391 - 230 -003, the northeasterly portion of 391 - 230 -004, the northern three - fourths of 390-
130 -020, 390 - 130 -021, and a small northerly portion of 390 - 160 -001 from M -3 Mineral
Resources to M -3 Mineral Resources CN4U Cc :: nercial Mixed Use;
The southern fourth of Assessor's Parcel No. 390 - 130 -020, a small northerly portion of
390 - 160 -001, and a north central portion of 390 - 170 -001 from M -3 Mineral Resources to
M -3 Mineral Resources R 4U Residential Mixed U
The northeasterly portion of 391- 230 -009, a diagonal half portion of 391- 230 -002, the
west half of 391 - 230 -004, the easterly half of 391- 230 -005, the northern portions of 391-
240 -001, a northern portion of 390 -170 -001, and the southeast corner of 390 - 160 -001 from
M -3 Mineral Resources to M -3 Mineral Resources a 3 High Density Residential;
And the southeasterly half of Assessor's Parcel No. 390 - 190 -019, and the northeasterly
corner of 389 - 020 -063 from M -3 Mineral Resources to M -3 Mineral Resources CMU
Gemmefeial Mixed Use;
3. It is in the public's interest to amend the Zoning Consistency Map for Ordinance No.
2015 -1344 within the Alberhill District in order to have consistency with the Alberhill
Villages Initiative. The City of Lake Elsinore Zoning Consistency Map is hereby amended
with this Alberhill Villages Initiative. Exhibit A -] 8 is hereby repealed as shown with an
"x -out" description and replaced with an amended map description to such portion as
shown on Exhibit A -19.
4. The text of Ordinance No. 2015 -1344 "An Ordinance of the City Council of the City of
Lake Elsinore, Approving Zone Change No. 2015 -01, Known as the Consistency Zoning
Project - Phase V1" relating to the Alberhill Villages is hereby amended as follows (new
text shown as underlined, and deleted text shown as °`-�):
Alberhill Villages: Portions of Assessor's Parcel No. 389 - 020 -063 from M3 Mineral
Resources and Related Manufacturing to M3 Mineral Resources and Related
Manufacturing RE Estate Single Pamily Residential 47 Medium Po :r. Residential, Q
r 1 . ' a nr Pub! i i1 .•..• ', and portions of 390 -130 -020 and 021
from M3 Mineral Resources and Related Manufacturing to M3 Mineral Resources and
Related Manufacturing R Reereatien 7 aeifie Clay'; portions of 390 - 160 -001, -002 and -
012 and 391 - 200 -003, -004, -010 and -012 from M3 Mineral Resources and Related
Manufacturing to M3 Mineral Resources and Related Manufacturing P4
portions of 390 - 170 -001 and -002, and portions of 391 - 230 -002
through -005, and -009; and portions of 391 - 240 -001; and portions of 391 - 800 -001 and -
011 from M3 Mineral Resources and Related Manufacturing to M3 Mineral Resources and
Related Manufacturing TAE— &�;a4e Siii._e FaFqili Residential— R2 �.lecl r�r� I�erriE;
Residential 1T,Q n T T4 t .
Residential, arm Harm x�xoa�x axt3BFi5 Residential, E�- F-'eneral �'AAfirtreFEtai —l2-1
Pwhliellnrsitl iefial nc Open c..aee &gd R R ea4ie-.. and 390 - 190 -011, and portions of -
019 from M3 Mineral Resources and Related Manufacturing to M3 Mineral Resources and
Related Manufacturing R2 Pensity Residential and R Re ffe .f a ft;
9
5. It is in the public's interest to amend the Zoning Map for the approximately 1,400 acres
(Alberhill Villages) within the Alberhill District in order to have consistency with the
Alberhill Villages Initiative. The City of Lake Elsinore Zoning Map is hereby amended
with this Alberhill Villages Initiative. Exhibit A -20 are hereby repealed as shown with an
°-x -out'' description and replaced with an amended map description to such portion as
shown on Exhibit A -21.
SECTION 5. Amendment to the Alberhill Ranch Specific Plan
It is in the public's interest to amend the Alberhill Ranch Specific Plan which was adopted
on August 8, 1989 and incorporates the 6 -acre area (referred to as the 9.09 -acre area) and
an 11 acre (referred to as the 16.7 -acre area) portions of the original Alberhill Ranch
Specific Plan 89 -2, which are currently zoned as Commercial /Specific Plan (C /SP), into
the land use plan for the Alberhill Villages Initiative. Exhibit A -22 is hereby repealed as
shown with an "x -out" description and replaced with an amended map description to such
portion as shown on Exhibit A -23.
2. The text of Executive Summary Section on Page 1 of the Alberhill Ranch Specific Plan is
hereby- amended as follows. Any text or graphic reference herein the Alberhill Ranch
Spec:ilie Plan to the 6 acre and I 1 -acre Commercial/Specific Plan (C /SP) areas is hereby
repealed from the Alberhill Ranch Specific Plan (new text shown as underlined. and
deleted text shown as sti--ikethFou :
The Alberhill Ranch Specific Plan combines residential, commercial and open space and
recreational uses on approximately 1.836 4-,8-5-3 acres. The residential portion of the
Specific Plan proposes 3,705 dwelling units distributed among five different density
categories.
The Neighborhood Commercial portion of the project encompasses approximately 32
acres in two different locations. These commercial sites will provide shopping
opportunities for the residents of Alberhill Ranch. In addition, 205 2-N2 acres of highway
and office commercial uses will be located along the Interstate 15 freeway at Lake Street
and Nichols Road. These commercial areas will serve the Alberhill Ranch project as well
as residences in the Temescal and Elsinore Valley.
3. The text of Table 1 Alberhill Ranch Specific Plan Statistical Summary of the Executive
Section at Page 2 of the Alberhill Ranch Specific Plan is hereby amended as follows (new
text shown as underlined, and deleted text shown as s'- :6�veugh):
Category
- Land Use
Acres
R -R
Rural Residential
169 ac
RCD
Single- Famil• Residential
133 ac
"F
Single- l:amily Residential
490 ac
R -M
Single - Family Residential
74 ac
R -3
Multi - Family Residential
30 ac
C -SP
Commercial Specific Plan
186 203. ac
C -1
Neighborhood Commercial
32 ac
C -H
Highwvaw Commercial
19 ac
JHS
Junior High School
20 ac
ES/P
E lementary School/Park
30 ac
P
Park
30 ac
OS
Open Space
531 ac
Roads
95
Total
1,836 4_,$533 ac
4. The text of Introduction at Page 4 of the Alberhill Ranch Specific Plan is hereby amended
as follows (new text shown as underlined, and deleted text shown as
10
The Alberhill Ranch project is located in the western Riverside County adjacent to the
northern boundary of the City of Lake Elsinore as shown in the Regional Map (Exhibit 1).
The Specific Plan site consists of approximately 1,836 4-,853 acres of land, portions of
which are divided by Interstate 15. The site is bounded generally by the I -15 to the north,
Terra Cotta Road/Nichols Road to the south, El Toro Road to the east, and Robb
Road/Lake Street to the west.
SECTION 6. Amendment to the Murdock Alberhill Ranch Specific Plan
1. It is in the public's interest to amend the Murdock Alberhill Ranch Specific Plan which
was adopted on June 1992 and incorporates a 16.9 -acre Commercial /Specific Plan (C /SP)
area, into the land use plan for the Alberhill Villages Initiative. Exhibit A -24 which
illustrates the Murdock Alberhill Ranch Land Use Plan is hereby repealed as shown with
an "x -out" description and replaced with an amended map description to such portion as
shown on Exhibit A -25.
2. The text of Executive Summary Section at Page 1 of the Murdock Alberhill Ranch
Specific Plan is hereby amended as follows. Any text or graphic reference herein the
Murdock Alberhill Ranch Specific Plan to 16.9 -acre Commercial /Specific Plan (C /SP)
area is hereby repealed from the Alberhill Ranch Specific Plan (new text shown as
underlined, and deleted text shown as rilteihro• gh):
The original Alberhill Ranch Specific Plan was adopted by the City of Lake Elsinore in
August 1989. That Specific Plan contained 1,853 acres generally bounded by the Interstate
15 Freeway on the north, Terra Cotta Road/Nichols Road on the south, El Toro Road on
the east and Robb Road/Lake Street on the west. The Murdock Alberhill Ranch Specific
Plan consists of a 494.4 511.4acre portion of the original Alberhill Ranch Specific Plan
area. The Murdock Alberhill Ranch site is divided into three general planning areas. The
central portion of the project is located south of Nichols Road between Lake Street and
Terra Cotta Road. The eastern portion of the project area is located on the north side of
Nichols Road just southwest of Interstate 15. The third area is adjacent to Temescal
Canyon Road.
SECTION 7. Adoption of Alberhill Villages Specific Plan
1. It is in the public's interest to adopt the Alberhill Villages Specific Plan (AVSP) in the
form of Exhibit A -27 attached here, and hereby incorporated herein by reference.
SECTION 8. General Provisions
A. Amendment
The General Plan and all of its elements and parts (including sections adopted or readopted
by this Initiative), the Alberhill Villages Specific Plan and all of its elements and parts
(including sections adopted or readopted by this Initiative), and the Zoning Code
(including sections adopted or readopted by this Initiative) may be reviewed and amended
by the City Council from time to time upon the application of a landowner authorized to
apply for such amendments, except that the General Plan, the Alberhill Villages Specific
Plan and the Zoning Code shall not be amended by the City Council in a manner that
would reduce or eliminate any entitlement conveyed by this Initiative, the Alberhill
Villages Specific Plan, General Plan Amendment, or Zone Change ( "Fundamental
Benefits "). Notwithstanding anything to the contrary contained herein, the City shall have
the power to amend the Housing Element of its General Plan from time to time in
accordance with the requirements of applicable state law, and the landowners of the site
may apply to subsequently amend the Alberhill Villages Specific Plan in accordance with
its terms, and in neither event shall such amendments require a majority vote of the
residents of Lake Elsinore at a subsequent City election so long as such amendment would
not reduce or eliminate any of the Fundamental Benefits.
11
B. Findings of Consistency
The Alberhill Villages Specific Plan as enacted by this Initiative is consistent with (and
shall at all times be interpreted to be consistent with) the objectives and policies of the
General Plan as amended by this Initiative, and would affirmatively promote the objectives
and policies of the General Plan.
C. Implementation
This Initiative is not intended to preempt or conflict with state or federal laws or
regulations, and shall be so construed and applied. This Initiative (including but not
limited to all exhibits thereto) is also intended to be and shall be construed as consistent
with each and every element, provision, and map, and the whole of the City's General
Plan. To the extent permitted and required by law, the City shall amend any other elements
or provisions of the General Plan, Zoning Code, or any other enacted Specific Plans,
including all exhibits and figures, and all other City ordinances, policies and
implementation programs or policies as soon as possible in order to implement this
Initiative and to ensure consistency between this Initiative and other elements of the
General Plan, Zoning Code, or other previously enacted Specific Plans.
Commencing on the effective date of this Initiative, the City is directed to expeditiously
and diligently process all subsequent implementation actions for the Proposed
Development, including, without limitation, issuance of demolition, grading and building
permits, subdivision maps, lot line adjustments, and any other City actions as necessary,
desirable and appropriate to implement the Proposed Development as expeditiously as
possible.
If any provision of the Initiative or the Alberhill Villages Specific Plan conflicts with a
City ordinance, code, regulation or requirement, the provisions of this document shall take
precedence.
D. Statute of Limitations
Unless a shorter statute of limitation is enacted by the State Legislature, all provisions of
this Initiative shall be deemed subject to Government Code Section 65009(c), and no
action or proceeding challenging all or any part of this Initiative shall be maintained unless
commenced and service made within ninety (90) days of the date of the legislative body's
decision. The date of the legislative body's decision shall be either the date the City
Council adopts this Initiative in accordance with Elections Code Section 9214 or 9215, or
the date the voters adopt this Initiative. If such date cannot lawfully be deemed the date of
the legislative body's decision, then the date of the legislative body's decision shall be the
earliest possible lawful date.
E. Severability
If any provision of this Initiative or any application thereof to any person or circumstance
is held invalid, such invalidity shall not affect any provision or application of this Initiative
that can be given effect without the invalid provision or application. This Initiative, and
each section, subsection, sentence, clause, phrase or part thereof would have been adopted
or passed irrespective of the fact that any one or more sections, subsections, sentences,
clauses, phrases or parts are declared invalid or unconstitutional. To this end, the
provisions of this Initiative are severable.
The voters who signed this petition also declare that they would have signed the petition
irrespective of the fact that any one or more sections, subsections, sentences, clauses,
phrases or parts thereof would have been declared invalid or unconstitutional.
12
F. Exhibits
All attachments are incorporated by reference and comprise part of this Initiative measure.
These attachments are listed below for ease of reference. Exhibit A -1 attached hereto sets
forth the repeal of Figure AH -1 City of Lake Elsinore's Alberhill District Land Use Plan,
and Exhibit A -2 includes an amended depiction of such portion to the Alberhill District
Land Use Plan. Exhibit A -3 attached hereto depicts Figure 2.22 City of Lake Elsinore
Roadway Cross Sections of the General Plan to be repealed by this Initiative and an
amended depiction of such portion is displayed on Exhibits A -4 thru A -7. and Exhibit A -8
attached hereto sets forth the repeal of Figure 2.3 City of Lake Elsinore Roadway
Classifications of the General Plan and an amended depiction of such portion is displayed
on Exhibit A -9. Exhibit A -10 attached hereto sets forth the repeal to Figure 2.8 City of
Lake Elsinore Parks of the General Plan and Exhibit A -11 includes an amended depiction
of such portion. Exhibit A -12 attached hereto sets forth the repeal to the Figure 3.8 City of
Lake Elsinore Schools and District Boundaries, and amended depictions of such portions
are displayed within Exhibit A -13. Exhibit A -14 and Exhibit A -16 attached hereto sets
forth the repeal of the City of Lake Elsinore Consistency Maps for Area 1 and Exhibit A-
15 and A -17 includes an amended depiction of such portion. Exhibit A -18 and Exhibit A-
20 attached hereto sets forth the repeal of the City of Lake Elsinore Consistency Maps for
Area 1 and Exhibit A -19 and A -21 includes an amended depiction of such portion.
Exhibit A -22 attached hereto sets forth the repeal of the Alberhill Ranch Specific Plan
Land Use Plan and Exhibit A -23 includes an amended depiction of such portion. Exhibit
A -24 attached hereto sets forth the repeal of the Murdock Alberhill Ranch Specific Plan
Land Use Plan and Exhibit A -25 includes an amended depiction of such portion. Exhibit
A -26 hereby adopts the Alberhill Villages Specific Plan legal property descriptions and is
hereby incorporated herein by reference. Exhibit A -27 hereby adopts the Alberhill
Villages Specific Plan and is hereby incorporated herein by reference.
13
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PREGSE SIDEWALK LOCATION SUBJECTTO CITY ENGINEER APPROVAL
NOTE: CHECK THE DISTRICT PLAN OF YOURAREA FORANY REQUIRED SPECIAL ROADWAY CROSS- SECTION,
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STRIPPING OF COLLECTOR HIGHWAYAS DIRECTED BY CITY ENGINEER.
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NOTE: CHECK THE DISTRICT PLAN OF YOURAREA FORANY REQUIRED SPECIAL ROADWAY CROSS- SECTION,
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STRIPPING OF COLLECTOR HIGHWAYAS DIRECTED BY CITY ENGINEER.
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CITY OF
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EXHIBIT A -26
LEGAL DESCRIPTION
INITIATIVE AREA OF ALBERHILL VILLAGES SPECIFIC PLAN
ALL OF SECTION 21 AND PORTIONS OF SECTIONS 15, 16, 22, 27 AND 28, ALL IN
TOWNSHIP 5 SOUTH, RANGE 5 WEST, SAN BERNARDINO BASE AND MERIDIAN,
ACCORDING TO THE OFFICIAL PLAT THEREOF, IN THE CITY OF LAKE ELSINORE,
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SECTION 21, ALSO BEING THE
NORTHWEST CORNER OF LOT 9 AS SHOWN ON TRACT MAP NO. 35000, ON FILE IN
BOOK 446, PAGES 88 THROUGH 105, INCLUSIVE, OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID SECTION 21, SOUTH 89 016'36"
EAST, A DISTANCE OF 2633.02 FEET TO THE NORTH QUARTER CORNER OF SAID
SECTION 21;
THENCE EASTERLY, CONTINUING ALONG SAID NORTH LINE, SOUTH 89 018'27" EAST, A
DISTANCE OF 466.38 FEET TO THE NORTHEAST CORNER OF SAID LOT 9, SAID POINT
ALSO BEING AN ANGLE POINT ON THE WEST LINE OF LOT 8 OF SAID TRACT MAP NO.
35000;
THENCE NORTHERLY ALONG SAID WEST LINE, NORTH 00 °39'54" EAST, A DISTANCE OF
180.11 FEET TO THE NORTHWEST CORNER OF SAID LOT 8;
THENCE THE FOLLOWING SEVEN (7) COURSES ALONG THE NORTHERLY LINE OF SAID
LOT 8.
1. THENCE SOUTH 89 018'27" EAST, A DISTANCE OF 387.31 FEET;
2. THENCE NORTH 37 °01'28" EAST, A DISTANCE OF 342.31 FEET;
3. THENCE NORTH 01 °10'09" EAST, A DISTANCE OF 150.03 FEET;
4. THENCE SOUTH 88 048'19" EAST, A DISTANCE OF 290.45 FEET;
5. THENCE NORTH 01 °09'30" EAST, A DISTANCE OF 634.15 FEET;
6. THENCE SOUTH 52 048'09" EAST, A DISTANCE OF 161.31 FEET;
7. THENCE NORTH 34 035'50" EAST, A DISTANCE OF 220.70 FEET TO A POINT LYING
ON THE SOUTHWESTERLY RIGHT OF WAY OF TEMESCAL CANYON ROAD,
BEING 80 FEET IN WIDTH AS SHOWN ON SAID TRACT MAP NO. 35000;
THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY RIGHT OF WAY, SOUTH
55 024'07" EAST, A DISTANCE OF 584.37 FEET TO THE BEGINNING OF A TANGENT
CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 1540.00 FEET;
THENCE SOUTHEASTERLY AND EASTERLY ALONG SAID CURVE, CONTINUING ALONG
SAID SOUTHWESTERLY RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 18 019'0011
,
AN ARC DISTANCE OF 492.32 FEET TO THE BEGINNING OF A TANGENT LINE;
THENCE EASTERLY ALONG SAID TANGENT LINE, CONTINUING ALONG SAID
SOUTHWESTERLY RIGHT OF WAY, SOUTH 73 043'07" EAST, A DISTANCE OF 161.22 FEET
TO A POINT LYING ON THE WEST LINE OF SAID SECTION 15 AS SHOWN ON SAID
TRACT MAP NO. 35000;
THENCE NORTHERLY ALONG SAID WEST LINE, NORTH 01 °05'04" EAST, A DISTANCE OF
10.04 FEET TO A POINT LYING ON THE SOUTHWESTERLY RIGHT OF WAY OF
TEMESCAL CANYON ROAD, BEING 60.00 FEET IN WIDTH, AS CONVEYED TO THE
COUNTY OF RIVERSIDE FOR ROAD PURPOSES BY DEED RECORDED SEPTEMBER 3
1924, IN BOOK 544, PAGES 315 AND 320 OF DEEDS, RECORDS OF SAID RIVERSIDE
COUNTY, ALSO BEING SHOWN ON SAID TRACT MAP NO. 35000;
THENCE EASTERLY ALONG SAID SOUTHWESTERLY RIGHT OF WAY, SOUTH 73 053'09"
EAST, A DISTANCE OF 438.08 FEET TO THE BEGINNING OF A TANGENT CURVE,
CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 543.00 FEET;
THENCE EASTERLY ALONG SAID CURVE, CONTINUING ALONG SAID SOUTHWESTERLY
RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 07 007'59 ", AN ARC DISTANCE OF
67.60 FEET TO THE BEGINNING OF A NON TANGENT LINE, A RADIAL BEARING TO SAID
POINT BEARS NORTH 23 114'49" EAST;
THENCE EASTERLY ALONG SAID NON - TANGENT LINE, LEAVING SAID
SOUTHWESTERLY RIGHT OF WAY, SOUTH 73 °39'46" EAST, A DISTANCE OF 204.91 FEET
TO A POINT LYING ON THE NORHTEASTERLY RIGHT OF WAY OF SAID TEMESCAL
CANYON ROAD PER BOOK 544, PAGES 315 AND 320 OF DEEDS, SAID POINT ALSO
BEING THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE SOUTHWESTERLY AND
HAVING A RADIUS OF 603.00 FEET, A RADIAL BEARING TO SAID POINT BEARS NORTH
42 057'45" EAST;
THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY RIGHT OF WAY, THROUGH
A CENTRAL ANGLE OF 07 050'57 ", AN ARC DISTANCE OF 82.61 FEET TO THE BEGINNING
OF A TANGENT LINE;
THENCE SOUTHEASTERLY ALONG SAID TANGENT LINE AND SAID NORTHEASTERLY
RIGHT OF WAY, SOUTH 39 011'09" EAST, A DISTANCE OF 39.15 FEET TO THE
INTERSECTION OF SAID NORTHEASTERLY RIGHT OF WAY OF SAID TEMESCAL
CANYON ROAD AND THE SOUTHERLY LINE OF THAT CERTAIN STRIP OF LAND 60.00
FEET WIDE CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED
DECEMBER 23, 1915, IN BOOK 433, PAGE 98 OF DEEDS, OFFICIAL RECORDS OF SAID
RIVERSIDE COUNTY, SAID INTERSECTION ALSO BEING THE BEGINNING OF A NON -
TANGENT CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 380.00
FEET, A RADIAL BEARING TO SAID POINT BEARS SOUTH 11 °47'53" EAST;
THENCE EASTERLY ALONG SAID CURVE AND SAID SOUTHERLY LINE, THROUGH A
CENTRAL ANGLE OF 17 007'04 ", AN ARC DISTANCE OF 113.53 FEET TO THE BEGINNING
OF A TANGENT LINE;
THENCE NORTHERLY ALONG SAID SOUTHERLY LINE, NORTH 61 °05'03" EAST, A
DISTANCE OF 119.77 FEET TO AN ANGLE POINT IN THE BOUNDARY LINE OF THAT
CERTAIN PARCEL OF LAND CONVEYED TO THE STATE OF CALIFORNIA BY DEED
RECORDED MARCH 31, 1978 AS INSTRUMENT NO. 60976, OF OFFICIAL RECORDS OF
SAID RIVERSIDE COUNTY;
THENCE ALONG THE BOUNDARY LINE OF SAID INSTRUMENT NO. 60976, THE
FOLLOWING COURSES:
THENCE SOUTH 84 043'26" EAST, A DISTANCE OF 525.97 FEET;
THENCE SOUTH 08 007'05" EAST, A DISTANCE OF 466.53 FEET;
THENCE NORTH 80 000'42" EAST, A DISTANCE OF 8.00 FEET;
THENCE SOUTH 08 016'03" EAST, A DISTANCE OF 245.32 FEET TO THE MOST EASTERLY
CORNER OF SAID INSTRUMENT NO. 60976;
THENCE SOUTH 08 019'04" EAST, A DISTANCE OF 149.67 FEET TO A POINT LYING ON
THE WESTERLY RIGHT OF WAY OF LAKE STREET, BEING 88.00 FEET IN WIDTH AS
SHOWN ON SAID TRACT MAP NO. 35000;
THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY, SOUTH 06 °24'04" EAST,
A DISTANCE OF 215.90 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
EASTERLY AND HAVING A RADIUS OF 2044.00 FEET;
THENCE SOUTHERLY ALONG SAID CURVE, CONTINUING ALONG SAID WESTERLY
RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 15 037'04 ", AN ARC DISTANCE OF
557.16 FEET TO THE BEGINNING OF A NON - TANGENT LINE, A RADIAL BEARING TO
SAID POINT BEARS SOUTH 67 058'52" WEST;
THENCE SOUTHEASTERLY ALONG SAID NON TANGENT LINE, CONTINUING ALONG
SAID WESTERLY RIGHT OF WAY, SOUTH 28 018'29" EAST, A DISTANCE OF 298.64 FEET
TO A POINT LYING ON THE SOUTHERLY LINE OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SAID SECTION 22, AS SHOWN ON SAID TRACT MAP NO.
35000;
THENCE WESTERLY ALONG SAID SOUTHERLY LINE, NORTH 89 008'38" WEST, A
DISTANCE OF 0.15 FEET TO THE INTERSECTION OF SAID SOUTHERLY LINE AND THE
WESTERLY LINE LAKE STREET, BEING 60.00 FEET IN WIDTH AS CONVEYED TO THE
COUNTY OF RIVERSIDE BY DEED RECORDED SEPTEMBER 3, 1924 IN BOOK 544, PAGE
320 OF DEEDS, OFFICIAL RECORDS OF SAID COUNTY AND AS SHOWN ON SAID TRACT
MAP NO. 35000;
THENCE SOUTHEASTERLY ALONG SAID WESTERLY RIGHT OF WAY, SOUTH 28 044'40"
EAST, A DISTANCE OF 432.14 FEET TO THE BEGINNING OF A TANGENT CURVE,
CONCAVE WESTERLY AND HAVING A RADIUS OF 2262.00 FEET;
THENCE SOUTHEASTERLY AND SOUTHERLY ALONG SAID CURVE, CONTINUING
ALONG SAID WESTERLY RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 15 °04'58 ",
AN ARC DISTANCE OF 595.45 FEET TO THE BEGINNING OF A TANGENT LINE;
THENCE SOUTHERLY ALONG SAID TANGENT LINE, CONTINUING ALONG SAID
WESTERLY RIGHT OF WAY, SOUTH 13 039'40" EAST, A DISTANCE OF 168.38 FEET TO A
POINT LYING ON THE NORTHERLY RIGHT OF WAY OF WAY IN FAVOR OF ALBERHILL
COAL AND CLAY COMPANY, BEING 60.00 FEET IN WIDTH AS RECORDED MAY 2, 1924 IN
BOOK 544, PAGE 293 OF DEEDS, OFFICIAL RECORDS OF SAID RIVERSIDE COUNTY,
SAID POINT ALSO BEING THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 1880.08 FEET;
THENCE SOUTHEASTERLY ALONG SAID CURVE AND SAID NORTHERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 03 019'43 ", AN ARC DISTANCE OF 109.22 FEET
TO THE BEGINNING OF A TANGENT LINE;
THENCE SOUTHEASTERLY ALONG SAID TANGENT LINE, CONTINUING ALONG SAID
NORTHERLY RIGHT OF WAY, SOUTH 44 046'53" EAST, A DISTANCE OF 79.22 FEET TO
THE BEGINNING OF A TANGENT CURVE, CONCAVE NORTHEASTERLY AND HAVING A
RADIUS OF 912.29 FEET;
THENCE SOUTHEASTERLY ALONG SAID CURVE AND SAID NORTHERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 04 057'40 ", AN ARC DISTANCE OF 78.99 FEET TO
THE BEGINNING OF A COMPOUND CURVE, CONCAVE SOUTHWESTERLY AND HAVING
A RADIUS OF 1880.08 FEET, A RADIAL BEARING TO SAID POINT BEARS SOUTH
40 °15'27" WEST;
THENCE SOUTHEASTERLY ALONG SAID CURVE, CONTINUING ALONG SAID
NORTHERLY RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 000 08' 30 ", AN ARC
DISTANCE OF 4.64 FEET TO A POINT LYING ON THE WEST LINE OF THE NORTHWEST
QUARTER OF SAID SECTION 22, A RADIAL BEARING TO SAID POINT BEARS SOUTH
40 °06'58" WEST;
THENCE SOUTHERLY ALONG SAID WEST LINE, SOUTH 01 °06'09" WEST, A DISTANCE
OF 76.45 FEET TO THE INTERSECTION OF SAID SOUTHERLY LINE AND THE
SOUTHERLY RIGHT OF WAY OF SAID DEED PER BOOK 544, PAGE 293, SAID POINT
ALSO BEING THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 1940.08 FEET, A RADIAL BEARING TO
SAID POINT BEARS SOUTH 38 041'41" WEST;
THENCE NORTHWESTERLY ALONG SAID CURVE AND SAID SOUTHERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 01 033'47 ", AN ARC DISTANCE OF 52.92 FEET TO
THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY AND HAVING A
RADIUS OF 972.29 FEET, A RADIAL BEARING TO SAID POINT BEARS SOUTH 40 015'27"
WEST;
THENCE NORTHWESTERLY ALONG SAID CURVE AND SAID SOUTHERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 04 057'40 ", AN ARC DISTANCE OF 84.19 FEET TO
THE BEGINNING OF A TANGENT LINE;
THENCE NORTHWESTERLY ALONG SAID TANGENT LINE AND SAID SOUTHERLY RIGHT
OF WAY, NORTH 44 046'53" WEST, A DISTANCE OF 79.22 FEET TO THE BEGINNING OF A
TANGENT CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 1940.08
FEET;
THENCE NORTHWESTERLY ALONG SAID CURVE AND SAID SOUTHERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 00 °08'02 ", AN ARC DISTANCE OF 4.53 FEET TO
A POINT LYING ON THE SAID WESTERLY RIGHT OF WAY OF LAKE STREET, PER BOOK
544, PAGE 320 OF DEEDS;
THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY, SOUTH 13 °39'40" EAST,
A DISTANCE OF 109.54 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 603.00 FEET;
THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE AND SAID
WESTERLY RIGHT OF WAY, THROUGH A CENTRAL ANGLE OF 27 °27'59 ", AN ARC
DISTANCE OF 289.07 FEET TO A POINT LYING ON THE SAID WEST LINE OF THE
NORTHWEST QUARTER OF SAID SECTION 22;
THENCE NORTHERLY ALONG SAID WEST LINE, NORTH 01 °06'09" EAST, A DISTANCE OF
39.16 FEET TO A POINT LYING ON THE NORTHEASTERLY LINE OF LOTS 3 AND 4 OF
SAID TRACT MAP NO. 35000, SAID POINT ALSO BEING THE BEGINNING OF A NON -
TANGENT CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 1650.00
FEET, A RADIAL BEARING TO SAID POINT BEARS SOUTH 54 011'54" EAST;
THENCE SOUTHEASTERLY ALONG SAID CURVE AND SAID NORTHEASTERLY LINE,
THROUGH A CENTRAL ANGLE OF 11 055'26 ", AN ARC DISTANCE OF 343.38 FEET TO THE
BEGINNING OF A TANGENT LINE;
THENCE SOUTHEASTERLY ALONG SAID TANGENT LINE AND SAID NORTHEASTERLY
LINE, SOUTH 47 °43'31" EAST, A DISTANCE OF 1260.77 FEET TO THE BEGINNING OF A
TANGENT CURVE, CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 1550.00
FEET;
THENCE SOUTHWESTERLY ALONG SAID CURVE AND SAID NORTHEASTERLY LINE,
THROUGH A CENTRAL ANGLE OF 16 047'36 ", AN ARC DISTANCE OF 454.30 FEET TO THE
BEGINNING OF A NON - TANGENT COMPOUND CURVE, CONCAVE NORTHEASTERLY
AND HAVING A RADIUS OF 2402.00 FEET SAID POINT ALSO BEING ON THE NORTHERLY
LINE OF LAKE STREET RIGHT OF WAY PER GRANT DEED RECORDED JULY 02, 2008 AS
INSTRUMENT NO. 2008 - 0361223, OF OFFICIAL RECORDS OF SAID RIVERSIDE COUNTY,
A RADIAL BEARING TO SAID POINT BEARS SOUTH 45 019'20" EAST;
THENCE THE FOLLOWING NINE (9) COURSES ALONG THE NORTHERLY,
SOUTHWESTERLY, WESTERLY AND NORTHWESTERLY RIGHT OF WAY OF SAID LAKE
STREET PER INSTRUMENT NO. 2008 - 0361223 AS SHOWN ON SAID TRACT MAP NO.
35000:
1. THENCE NORTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE
OF 07 °51'24 ", AN ARC DISTANCE OF 329.37 FEET TO THE BEGINNING OF A NON -
TANGENT LINE;
2. THENCE SOUTHWESTERLY ALONG SAID NON TANGENT LINE, SOUTH 53 010'50"
WEST, A DISTANCE OF 40.21 FEET TO THE BEGINNING OF A NON - TANGENT
CURVE, CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 1690.00 FEET,
A RADIAL BEARING TO SAID POINT BEARS NORTH 50 002'56" EAST;
3. THENCE SOUTHEASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE
OF 18 °00'26 ", AN ARC DISTANCE OF 531.14 FEET TO THE BEGINNING OF A NON -
TANGENT COMPOUND CURVE, CONCAVE WESTERLY AND HAVING A RADIUS OF
1684.30 FEET, A RADIAL BEARING TO SAID POINT NORTH 69 007'27" EAST;
4. THENCE SOUTHEASTERLY AND SOUTHERLY ALONG SAID CURVE, THROUGH A
CENTRAL ANGLE OF 21 °38'24 ", AN ARC DISTANCE OF 636.14 FEET TO THE
BEGINNING OF A NON - TANGENT COMPOUND CURVE, CONCAVE WESTERLY
AND HAVING A RADIUS OF 1678.00 FEET, A RADIAL BEARING TO SAID POINT
BEARS NORTH 89 041'46" EAST;
5. THENCE SOUTHERLY AND SOUTHWESTERLY ALONG SAID CURVE, THROUGH A
CENTRAL ANGLE OF 25 030'22 ", AN ARC DISTANCE OF 746.99 FEET TO THE
BEGINNING OF A NON - TANGENT COMPOUND CURVE, CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 1676.19 FEET, A RADIAL BEARING
TO SAID POINT BEARS SOUTH 65 053'21" EAST;
6. THENCE SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE
OF 06 °04'40 ", AN ARC DISTANCE OF 177.81 FEET TO THE BEGINNING OF A NON -
TANGENT LINE, A RADIAL BEARING TO SAID POINT BEARS SOUTH 59 048'41"
EAST;
7. THENCE SOUTHWESTERLY ALONG SAID NON - TANGENT LINE, SOUTH 30 013'29"
WEST, A DISTANCE OF 474.86 FEET;
8. THENCE SOUTH 31 015'59" WEST, A DISTANCE OF 650.00 FEET;
9. THENCE SOUTH 58 044'01" EAST, A DISTANCE OF 5.00 FEET TO A POINT LYING
ON NORTHWESTERLY RIGHT OF WAY OF LAKE STREET, BEING 55.00 FEET
NORTHWESTERLY OF THE CENTERLINE OF LAKE STREET AS SHOWN ON SAID
TRACT MAP NO. 35000;
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY RIGHT OF WAY, SOUTH
31 015'59" WEST, A DISTANCE OF 1046.91 FEET TO THE BEGINNING OF A TANGENT
CURVE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 1255.00 FEET;
THENCE ALONG SAID CURVE, CONTINUING ALONG SAID NORTHWESTERLY RIGHT OF
WAY, THROUGH A CENTRAL ANGLE OF 22 °17'23 ", AN ARC DISTANCE OF 488.23 FEET
TO THE BEGINNING OF A TANGENT LINE;
THENCE SOUTHERLY ALONG SAID TANGENT LINE, CONTINUING ALONG THE
WESTERLY RIGHT OF WAY, SOUTH 08 058'36" WEST, A DISTANCE OF 1063.43 FEET TO
THE BEGINNING OF A TANGENT CURVE, CONCAVE EASTERLY AND HAVING A RADIUS
OF 4055.00 FEET;
THENCE SOUTHERLY ALONG SAID CURVE AND SAID WESTERLY RIGHT OF WAY,
THROUGH A CENTRAL ANGLE OF 00 °27'29 ", AN ARC DISTANCE OF 32.42 FEET TO A
POINT LYING ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 27
AS SHOWN ON SAID TRACT MAP NO. 35000;
THENCE NORTHERLY ALONG SAID EAST LINE, NORTH 00 °53'36" EAST, A DISTANCE OF
1516.58 FEET TO NORTHEAST CORNER OF SAID SOUTHWEST QUARTER OF SAID
SECTION 27;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER OF
SAID SECTION 27, NORTH 89 022'17" WEST, A DISTANCE OF 2647.06 FEET TO THE WEST
QUARTER CORNER OF SAID SECTION 27;
THENCE WESTERLY ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID
SECTION 28, SOUTH 89 056'50" WEST, A DISTANCE OF 1326.36 FEET TO THE
SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SAID SECTION 28 AS SHOWN ON SAID TRACT MAP NO. 35000;
THENCE NORTHERLY ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SAID SECTION 28, NORTH 00 035'26" EAST, A DISTANCE OF
1334.72 FEET TO THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SAID SECTION 28;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SAID SECTION 28, NORTH 89 °34'27" WEST, A DISTANCE OF
1331.53 FEET TO THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 28;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID NORTHEAST QUARTER OF
SECTION 28, NORTH 00 °21'20" EAST, A DISTANCE OF 1346.39 FEET TO THE NORTH
QUARTER CORNER OF SAID SECTION 28;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID SECTION 28, NORTH 89 °01'15"
WEST, A DISTANCE OF 2671.22 FEET TO THE NORTHWEST CORNER OF SAID SECTION
28;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID SECTION 21, NORTH 01 023'37"
EAST, A DISTANCE OF 5261.52 FEET TO THE POINT OF BEGINNING.
LEGAL DESCRIPTION
±1,374 ACRES
LOTS 1 THROUGH 10 OF TRACT MAP NO. 35000, IN THE CITY OF LAKE ELSINORE,
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN PER MAP RECORDED IN
BOOK 446, PAGES 88 THROUGH 105, INCLUSIVE OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
LEGAL DESCRIPTION
9.09 ACRES
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF RIVERSIDE, IN
THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS
FOLLOWS:
THAT PORTION OF SECTION 15 AND SECTION 22, TOWNSHIP 5 SOUTH, RANGE 5
WEST, SAN BERNARDINO MERIDIAN, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA, SHOWN AS AN EXCEPTION TO THAT CERTAIN PARCEL OF LAND
CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED MARCH 31, 1978 AS
INSTRUMENT NO. 60976, OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 15;
THENCE SOUTH 890 08' 21" EAST ALONG THE SOUTH LINE OF SAID SECTION 15 A
DISTANCE OF 1,187.81 FEET TO THE NORTHEASTERLY LINE OF THAT CERTAIN STRIP
OF LAND 60.00 FEET WIDE CONVEYED TO THE COUNTY OF RIVERSIDE FOR ROAD
PURPOSES BY DEED RECORDED SEPTEMBER 3, 1924 IN BOOK 544, PAGES 315 AND 320
OF DEEDS, OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, THE TRUE
POINT OF BEGINNING;
THENCE NORTH 480 59'43" WEST ALONG SAID NORTHEASTERLY LINE A DISTANCE OF
91.90 FEET TO THE BEGINNING OF A TANGENT CURVE NORTHEASTERLY AND HAVING
A RADIUS OF 543.00 FEET;
THENCE NORTHWESTERLY ALONG SAID CURVE AND NORTHEASTERLY LINE
THROUGH AN ANGLE OF 090 45'08" A DISTANCE OF 92.42 FEET;
THENCE TANGENT TO SAID CURVE AND ALONG SAID NORTHEASTERLY LINE NORTH
390 14' 35" WEST A DISTANCE OF 460.60 FEET TO AN INTERSECTION WITH THE
SOUTHERLY LINE OF THAT CERTAIN STRIP OF LAND 60.00 FEET WIDE CONVEYED TO
THE COUNTY OF RIVERSIDE BY DEED RECORDED DECEMBER 23, 1915 IN BOOK 433,
PAGE 98 OF DEEDS, OFFICIAL RECORDS OF SAID RIVERSIDE COUNTY, SAID
INTERSECTION BEING ALSO THE BEGINNING OF A NON - TANGENT CURVE CONCAVE
NORTHWESTERLY AND HAVING A RADIUS OF 380.00 FEET, A RADIAL LINE TO SAID
INTERSECTION BEARS SOUTH 090 48'05" EAST;
THENCE NORTHEASTERLY ALONG SAID CURVE AND SOUTHERLY LINE THROUGH AN
ANGLE OF 190 06'52" A DISTANCE OF 126.77 FEET;
THENCE TANGENT TO SAID CURVE AND ALONG SAID SOUTHERLY LINE NORTH 61 ❑ 05'
03" EAST A DISTANCE OF 119.77 FEET TO AN ANGLE POINT IN THE BOUNDARY LINE OF
THAT CERTAIN PARCEL OF LAND CONVEYED TO THE STATE OF CALIFORNIA BY DEED
RECORDED MARCH 31, 1978 AS INSTRUMENT NO. 60976, OFFICIAL RECORDS OF SAID
RIVERSIDE COUNTY;
THENCE ALONG THE BOUNDARY LINE OF SAID PARCEL CONVEYED TO THE STATE OF
CALIFORNIA THE FOLLOWING COURSES:
SOUTH 840 43'26" EAST A DISTANCE OF 525.97 FEET;
SOUTH 080 07' 11" EAST A DISTANCE OF 466.21 FEET;
NORTH 830 36'04" EAST A DISTANCE OF 8.00 FEET;
SOUTH 080 16'09" EAST A DISTANCE OF 245.13 FEET;
SOUTH 450 36'57" WEST A DISTANCE OF 62.89 FEET;
NORTH 760 23' 28" WEST A DISTANCE OF 88.29 FEET TO THE BEGINNING OF A
TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 470.00 FEET;
NORTHWESTERLY ALONG SAID CURVE THROUGH AN ANGLE OF 270 23' 45" A
DISTANCE OF 224.73 FEET;
TANGENT TO SAID CURVE NORTH 480 59'43" WEST A DISTANCE OF 54.00 FEET TO AN
INTERSECTION WITH THE AFORESAID NORTHEASTERLY LINE OF THAT CERTAIN
STRIP OF LAND 60.00 FEET WIDE CONVEYED TO THE COUNTY OF RIVERSIDE FOR
ROAD PURPOSES BY DEED RECORDED SEPTEMBER 3, 1924 IN BOOK 544, PAGE 315 OF
DEEDS, OFFICIAL RECORDS OF SAID RIVERSIDE COUNTY;
THENCE CONTINUING NORTH 480 59'43" WEST ALONG SAID NORTHEASTERLY LINE A
DISTANCE OF 82.67 FEET TO THE TRUE POINT OF BEGINNING.
A CERTIFICATE OF COMPLIANCE WAS RECORDED DECEMBER 23, l 997 AS INSTRUMENT
NO. 470236 OFFICIAL RECORDS.
LEGAL DESCRIPTION
16.7 ACRES
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF RIVERSIDE, IN
THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS
FOLLOWS:
PARCEL A:
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 5 SOUTH,
RANGE 5 WEST, SAN BERNARDINO MERIDIAN, IN THE COUNTY OF RIVERSIDE, STATE
OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 15;
THENCE NORTH 010 07' 26" EAST ON THE WEST LINE OF SAID SECTION 15, 145.70
FEET;
THENCE SOUTH 880 52'34" EAST, 279.50 FEET;
THENCE NORTH 010 07'26" EAST, 55.00 FEET;
THENCE NORTH 880 52' 34" WEST 279.50 FEET TO SAID WEST LINE OF SECTION 15;
THENCE NORTH 10 07' 26" EAST, ON SAID WEST LINE, 306.90 FEET TO THE
SOUTHWESTERLY CORNER OF PARCEL 1 OF THOSE CERTAIN PARCELS DESCRIBED
BY DEED TO CHARLES
J. BIDDLE RECORDED MARCH 18, 1987 AS INSTRUMENT NO. 73306, OFFICIAL
RECORDS OF RIVERSIDE COUNTY, CALIFORNIA;
THENCE SOUTH 610 42' 31" EAST ON THE SOUTH LINE OF SAID PARCEL 1, 1025.35
FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY AND
HAVING A RADIUS OF 1402.69 FEET;
THENCE SOUTHEASTERLY ON SAID CURVE AND SOUTH LINE OF PARCEL 1 THROUGH
AN ANGLE OF 020 58'35", 72.86 FEET TO THE SOUTH LINE OF SAID SECTION 15;
THENCE NORTH 890 08'21" WEST ON SAID SOUTH LINE, 976.18 FEET TO THE POINT OF
BEGINNING. EXCEPTING THEREFROM ALL MINERALS, INCLUDING, WITHOUT LIMITING
THE GENERALITY THEREOF, OIL, GAS AND OTHER HYDROCARBON SUBSTANCES, AS
WELL AS METALLIC OR OTHER SOLID MINERALS, WITHOUT, HOWEVER, THE RIGHT
TO GO UPON OR USE THE SURFACE OF SAID LAND, OR ANY PART THEREOF, FOR THE
PURPOSE OF DRILLING FOR, MINING, OR OTHERWISE REMOVING, ANY OF SAID
MINERALS. TOGETHER WITH THE RIGHT TO REMOVE ANY OF SAID MINERALS FROM
SAID LAND BY MEANS OF WELLS, SHAFTS, TUNNELS, OR OTHER MEANS OF ACCESS
TO SAID MINERALS WHICH MAY BE CONSTRUCTED, DRILLED OR DUG FROM OTHER
LAND, PROVIDED THAT THE EXERCISE OF SUCH RIGHTS SHALL IN NO WAY
INTERFERE WITH OR IMPAIR THE USE OF THE SURFACE OF SAID LAND OR OF ANY
IMPROVEMENTS THEREON, AS RESERVED BY THE ATCHISON, TOPEKA AND SANTA FE
RAILWAY COMPANY IN THE DEED RECORDED NOVEMBER 27, 1985 AS INSTRUMENT
NO. 268350, OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS,
COAL AND CLAY DEPOSITS, NATURAL GAS RIGHTS, OTHER HYDROCARBONS, AND
GEOTHERMAL DEPOSITS OR RESOURCES BY WHATSOEVER NAME KNOWN, THAT
MAY BE WITHIN OR UNDER SAID LAND AND THAT HAVE NOT HERETOFORE BEEN
RESERVED OF RECORD BY OR CONVEYED OF RECORD TO OTHERS, TOGETHER WITH
THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING,
THEREFOR AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY
OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND
MINE FROM LANDS OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS
WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF
THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR
DIRECTIONALLY DRILLED WELLS, TUNNELS, AND SHAFTS UNDER AND BENEATH OR
BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP,
MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT,
HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH
THE SURFACE OR THE UPPER FIVE HUNDRED (500) FEET OF THE SUBSURFACE OF
THE LANDS HEREINABOVE DESCRIBED, AS RESERVED BY LONG BEACH EQUITIES,
INC., IN THE DEED RECORDED SEPTEMBER 29, 1989 AS INSTRUMENT NO. 337562,
OFFICIAL RECORDS.
SAID LEGAL DESCRIPTION IS SHOWN PURSUANT TO THAT CERTAIN NOTICE OF LOT
LINE ADJUSTMENT NO. 2911 RECORDED SEPTEMBER 26, 1989 AS INSTRUMENT NO.
330783, OFFICIAL RECORDS.
PARCEL B:
THAT PORTION OF SECTIONS 15 AND 22, TOWNSHIP 5 SOUTH, RANGE 5 WEST, SAN
BERNARDINO MERIDIAN, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA,
ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID SECTION 15;
THENCE NORTH 01° 07'26" EAST ON THE WEST LINE OF SAID SECTION 15, 507.60 FEET
TO THE SOUTHWESTERLY CORNER OF PARCEL 1 OF THOSE CERTAIN PARCELS
DESCRIBED BY DEED TO CHARLES
J. BIDDLE RECORDED MARCH 18, 1987 AS INSTRUMENT NO. 73306, OFFICIAL
RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, THE TRUE POINT OF BEGINNING;
THENCE CONTINUING NORTH 010 07'26" EAST ON SAID WEST LINE OF SECTION 15,
256.90 FEET TO THE SOUTHERLY LINE OF THAT CERTAIN 60.00 FOOT WIDE STRIP OF
LAND DESCRIBED TO THE COUNTY OF RIVERSIDE RECORDED SEPTEMBER 3, 1924 IN
BOOK 544, PAGE 315 OF DEEDS, OFFICIAL RECORDS OF RIVERSIDE COUNTY,
CALIFORNIA;
THENCE SOUTH 730 56'35" EAST ON SAID SOUTHERLY LINE (RECORDED AS SOUTH
74° 45'00" EAST), 409.98 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF
543.00 FEET;
THENCE SOUTHEASTERLY ON SAID CURVE AND SOUTHERLY LINE THROUGH AN
ANGLE OF 340 42'00",
328.86 FEET;
THENCE TANGENT TO SAID CURVE AND ON SAID SOUTHERLY LINE SOUTH 390 14,35"
EAST (RECORDED AS SOUTH 40° 03'00" EAST) 518.91 FEET TO THE BEGINNING OF A
TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 603.00 FEET;
THENCE SOUTHEASTERLY ON SAID CURVE AND SOUTHERLY LINE THROUGH AN
ANGLE OF 090 45'08",
102.64 FEET;
THENCE TANGENT TO SAID CURVE AND ON SAID SOUTHERLY LINE, AND ITS
SOUTHEASTERLY PROLONGATION, SOUTH 48° 59'43" EAST (RECORDED AS SOUTH
490 09' 00" EAST) 228.57 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 530.00 FEET;
THENCE SOUTHEASTERLY ON SAID CURVE THROUGH AN ANGLE OF 220 03'5511,204.11
FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF THE AFORESAID 60.00
FOOT WIDE STRIP OF LAND DESCRIBED TO THE COUNTY OF RIVERSIDE, SAID
INTERSECTION BEING ALSO AN ANGLE POINT IN THE BOUNDARY LINE OF THE LAND
DESCRIBED TO THE STATE OF CALIFORNIA RECORDED MARCH 31, 1978 AS
INSTRUMENT NO. 60976, OFFICIAL RECORDS OF SAID RIVERSIDE COUNTY;
THENCE CONTINUING SOUTHEASTERLY ON SAID CURVE THROUGH AN ANGLE OF 050
19' 50 ", 49.31 FEET;
THENCE TANGENT TO SAID CURVE SOUTH 760 23'28" EAST, 138.29 FEET;
THENCE SOUTH 430 59'59" EAST, 47.72 FEET;
THENCE SOUTH 060 23' 56" EAST, 215.79 FEET TO THE BEGINNING OF A TANGENT
CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 2044.00 FEET;
THENCE SOUTHEASTERLY ON SAID CURVE THROUGH AN ANGLE OF 140 44'06", 525.66
FEET TO AN INTERSECTION WITH THE WESTERLY LINE OF THE AFORESAID 60.00
FOOT WIDE STRIP OF LAND DESCRIBED TO THE COUNTY OF RIVERSIDE;
THENCE SOUTH 290 32'56" EAST ON SAID WESTERLY LINE (RECORDED AS SOUTH 290
42'00" EAST) 332.77 FEET TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF AFORESAID SECTION 22;
THENCE NORTH 890 05'21" WEST ON SAID SOUTH LINE 82.74 FEET TO THE EASTERLY
LINE OF THE AFORESAID PARCEL 1 OF THOSE CERTAIN PARCELS DESCRIBED TO
CHARLES J. BIDDLE;
THENCE NORTH 690 06' 56" WEST, 81.20 FEET TO THE WESTERLY LINE OF SAID
PARCEL 1;
THENCE NORTH 210 28' 53" WEST, ON SAID WESTERLY LINE 663.79 FEET TO THE
BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A
RADIUS OF 1402.69 FEET;
THENCE NORTHWESTERLY ON SAID CURVE AND SOUTHWESTERLY LINE OF SAID
PARCEL 1 THROUGH AN ANGLE OF 400 13'38", 984.83 FEET;
THENCE TANGENT TO SAID CURVE AND ON THE SOUTHERLY LINE OF SAID PARCEL 1
NORTH 610 42'31" WEST, 1025.35 FEET TO THE TRUE POINT OF BEGINNING.
SUBJECT TO AN EASEMENT FOR ROADWAY PURPOSES OVER THE WESTERLY 30.00
FEET OF THAT PORTION OF SAID SECTION 15 LYING NORTHERLY OF THE ABOVE -
DESCRIBED PARCEL AND SOUTHERLY OF THE SOUTHWESTERLY LINE OF THAT
CERTAIN 66.00 FOOT WIDE STRIP OF LAND CONVEYED TO THE COUNTY OF
RIVERSIDE BY DEED RECORDED SEPTEMBER 3, 1924 IN BOOK 544, PAGE 315 OF
DEEDS, RECORDS OF RIVERSIDE COUNTY.
EXCEPTING THEREFROM ALL MINERALS, INCLUDING, WITHOUT LIMITING THE
GENERALITY THEREOF, OIL, GAS AND OTHER HYDROCARBON SUBSTANCES, AS WELL
AS METALLIC OR OTHER SOLID MINERALS, WITHOUT, HOWEVER, THE RIGHT TO GO
UPON OR USE THE SURFACE OF SAID LAND, OR ANY PART THEREOF, FOR THE
PURPOSE OF DRILLING FOR, MINING, OR OTHERWISE REMOVING, ANY OF SAID
MINERALS. TOGETHER WITH THE RIGHT TO REMOVE ANY OF SAID MINERALS FROM
SAID LAND BY MEANS OF WELLS, SHAFTS, TUNNELS, OR OTHER MEANS OF ACCESS
TO SAID MINERALS WHICH MAY BE CONSTRUCTED, DRILLED OR DUG FROM OTHER
LAND, PROVIDED THAT THE EXERCISE OF SUCH RIGHTS SHALL IN NO WAY
INTERFERE WITH OR IMPAIR THE USE OF THE SURFACE OF SAID LAND OR OF ANY
IMPROVEMENTS THEREON, AS RESERVED BY THE ATCHISON, TOPEKA AND SANTA FE
RAILWAY COMPANY IN THE DEED RECORDED NOVEMBER 27, 1985 AS INSTRUMENT
NO. 268350, OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS,
COAL AND CLAY DEPOSITS, NATURAL GAS RIGHTS, OTHER HYDROCARBONS, AND
GEOTHERMAL DEPOSITS OR RESOURCES BY WHATSOEVER NAME KNOWN, THAT
MAY BE WITHIN OR UNDER SAID LAND AND THAT HAVE NOT HERETOFORE BEEN
RESERVED OF RECORD BY OR CONVEYED OF RECORD TO OTHERS, TOGETHER WITH
THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING,
THEREFOR AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY
OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND
MINE FROM LANDS OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS
WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF
THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR
DIRECTIONALLY DRILLED WELLS, TUNNELS, AND SHAFTS UNDER AND BENEATH OR
BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP,
MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT,
HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH
THE SURFACE OR THE UPPER FIVE HUNDRED (500) FEET OF THE SUBSURFACE OF
THE LANDS HEREINABOVE DESCRIBED, AS RESERVED BY LONG BEACH EQUITIES,
INC., IN THE DEED RECORDED SEPTEMBER 29, 1989 AS INSTRUMENT NO. 337562,
OFFICIAL RECORDS.
SAID LEGAL DESCRIPTION IS SHOWN PURSUANT TO THAT CERTAIN NOTICE OF LOT
LINES ADJUSTMENT NO. 2911 RECORDED SEPTEMBER 26, 1989 AS INSTRUMENT NO.
330783, OFFICIAL RECORDS.
SEC. 15, 16, 21, 22,27& 28 T.5S., R.5W., S.B.M. SHEET 1 OF 1 SHEETS
ALBERHILL VILLAGES SPECIFIC PLAN PROJECT AREA
IN THE CITY OF LAKE ELSINORE,
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
TEMESC
i
2! g
29 28
LOT 8
LOT 9 1 35000
gyp.
JRol
LOT 10
1500' 0 1500'
SCALE.- 1 =1500'
E.
22
LOT 1
I
I
1 LOT 2
IFR�E�YAY
LOT 3
LOT 4
LOT 7
2922 LOT
28 27 5 -
1
156 0 '
I 1
�.8 LOT 6���
28 27
MOUNTAIN 5TIF£ET
J.N. 06.1000. IR: 1061 1000�L£GALSJ W2LAGE11000 Gos .dwg
1I
PON7E7J.- 05120116
EXHIBIT A -27: ALBERHILL VILLAGES SPECIFIC PLAN ADOPTED BY
INITIATIVE
Chapter Paqe
1. EXECUTIVE SUMMARY...
1.1
Project Overview ........... .... ...............................
• ..._.................--- .....1
1.2
Purpose of the Specific Plan .......................................
............................... 4
1.3
Regulatory Framework ................................................
............................... 6
1.4
Document Organization ............ ...---------- .. ....
,....... ............. _...... ................. 8
2. INTRODUCTION ..................................................................... ...............................
2.1
Project Location ........ ............ ... ........ ....__ -------------
.. ................................. 9
2.2
Physical Setting .................................. .......................................................
9
2.3
Historical Background ................. ................................
............................... 9
2.4
Entitlement Background .................................. ......... ............................... 10
2.5
Governmental Authority ................................-••
......... ............................... 11
3. DEVELOPMENT PLAN .............. ............................................ ........ .......................
3.1
Vision, Goals and Objectives
.................................... ............................... 13
3.2
Land Use .................. ...............................
•----- ............... ........
3.3
Overlay Zones ................ ....._................................
............................... 16
3.4
Villages and Planning Areas .....................................
............................... 17
3.5
Circulation Network ...................................................
............................... 19
3.6
Public Services and Utilities --------------
........................ ............................... 20
3.7
Grading ...........................................................................
•- ••.....................22
4. DEVELOPMENT REGULATIONS ....... ............................... ............ ...............
4.1
Purpose and Intent ....... .... ........ ............. .............. .._. ..._.,...__._........
.......... __
23
4.2
Development Regulations. .............................. ................... ____ ... _ - _ -
23
4.3
Land Use Regulations ..............•.....,...................,...... ...............................
25
4.4
Circulation Requirements ............................................ .............................29
Transportation & Land Use ................................. ... ....... ...........................
4.5
Parking Requirements - ----------- ................... ............................... ...._.
32
4.6
Recreation /Open Space Regulations ........................ ...............................
33
4.7
Stormwater Management Techniques ...................... ...............................
36
5. IMPLEMENTATION ................................................................ ...............................
5.1 Implementation Process ................................... ............................... ...... 37
5.2 Transfer of Development between Villages and Planning Areas ............. 42
5.3 Development Approvals Required ............................ ............................... 43
5.4 Development Status Matrix ....................................... ............................... 44
5.5 Phasing ....................................... ___ ............. ....................................... 46
5.6 Financing and Maintenance ...................................... .... .......................... 46
6. GENERAL PLAN CONSISTENCY ANALYSIS ...................... ...............................
6.1 Introduction .......... .... ........................................... 48
6.2 Alberhill District Plan Consistency ................................ _............. ............. 49
6.3 General Plan Format.-., ........ ... __ ... .......... ......... ___ ............................ 54
6.4 Community Form ......... .. .... ._.................................................................... 54
6.5 Public Safety and Welfare ......................................... .._............................ 60
6.6 Resource Protection and Preservation ..................... ............................... 65
CLIMATE ACTION PLAN COMPLIANCE .............................. ...............................
7.1
Introduction .... .........................................................................................
72
7.2
General Plan ............................................................. ...............................
72
7.3
Population & Employment ........... ............................. -- -- . ----- ...._._...,..,...-
72
7.4
Transportation & Land Use ................................. ... ....... ...........................
73
7.5
Energy & Water Use._-.._. ............. __ .....................................................
76
7.6
Solid Waste .............................................................. ..............................,
78
7.7
Community Education & Outreach ............................ ...............................
79
8.
LANDSCAPE DESIGN GUIDELINES ..................................... ...............................
8.1
Purpose ............................................... ............................... ........ ...
.......
80
8.2
Landscape Plan ........................................................ ...............................
80
8.3
General Landscape Requirements .................... ...... ........... ........ ............
82
8.4
Entry Monumentation & Signage ............................. ...............................
84
8.5
Streetscape ................................................................. .............................87
8.6
Landscape Interface Between Uses ......................... ...............................
90
8.7
Community Walls & Fences ...................................... ..................•- ____
96
8.8
Slope Management & Fuel Modification ................... ............................-..
97
8.9
Community Plant Palette .... ..... ............................ ...............................
98
8.10
Bikeway System ................_......._.. ......................................................
. 98
8.11
Multi -Use Trail System ............ ................................ .....................
99
8.12
Parks & Open Space .............................................. ...............................
100
8.13
Themed Site Materials, Finishes, Street Furniture .. ...............................
102
9.
LIGHTING DESIGN GUIDELINES .......................................... ...............................
9.1
Introduction .............. .......................................................... .. ................ ..
103
9.2
Lighting Design Guidelines ..................................... ...............................
103
9.3
Lighting Fixture .-.........• ............................ ... •------ ....................• .........
104
10.
SIGN
REGULATIONS...... ........................................................................... _
10.1
Purpose --------..... ___ ...............,..._........................... ...............................
105
10.2
General Sign Guidelines ......................................... ...............................
105
10.3
Sign Regulations .................................................... ...............................
107
10.4
Special Signs .......................................................... ................--------- ......
108
10.5
Directional and Kiosk Signs .................................... ...............................
108
10.6
Temporary Real Estate Signs.. ............................... ........,......................
109
10.7
Political Campaign Signs .................... .................... ...............................
110
10.8
Construction Signs .................................................. ...............................
110
10.9
Flags, banners, pennants, balloons, window and interior signs .............
110
10.10
Residential Signs ................................................. ___ ..........................
110
10.11
Commercial & Professional Office Signs ............................... - ............
111
10.12
Commercial Freeway Signs ................................... ...............................
113
11.
MITIGATION MEASURES ........................................................ .................... .......
11.1
Mitigation Measure Process .................................... ...............................
114
11.2
Inventory of Mitigation Measures ............................ ...............................
114
11.3
Issues & Areas of Mitigation Measures ................... ...............................
114
12.
DEFINITIONS ..................................................... ...............................
12.1
Definitions.....--••-----------.......,..,...... .. ............................. ...........................127
List of Figures
Figure
1 -1 Regional Location ................. ..... .............. ..................... .....................................
..:..
1 -2 AVSP and Alberhill Ranch Areas ............................................. ...............................
1 -3 Implementation Process .........................................................................................
2-1 Vicinity Map . ................................ ................. ,........................................................
2 -2 AVSP and Alberhill Ranch Areas ............................................. ..........._.._.._....._.......
3 -1 Conceptual Land Use /Circulation Plan ........... ......................... ....... ........................
3 -2 Open Space Vicinity Map ........ ........................_..------.....-.,..-.. ...............................
3 -3 Open Space Map ................................................................ ...........................• - . ---,.
3 -4 Sample Open Space Corridor Sections ................................... ...............................
3 -5 Overlay Zones .... .-------- ..... ............... .... .... .... ..................... ,. Y..,, , .............. _...............
3 -6 Villages and Planning Areas Map ............................................ ..... ..........................
3 -7 Circulation Plan .............................. .......................................
_ ....- ......._..............,...
3 -8 Slope Analysis ....................................... .. .................................... ...........................
4 -1 Lake Street Road Sections ....... ..............................................
..,......_._.._.... ......
4 -2 Temescal Canyon Road Sections ........................................... ......................__.._....
4 -3 Nichols Road Sections ..................... ........................... . . .. ..- •••......................•..
4-4 Street A Sections....... .............................................................................................
4-5 Street B Section...... . .............. ................... ..--, ..................................
.._.,..,.....,.._._...
4 -6 Street C Sections ............:........:: •--..........,........,.,..,............... ...........- ...................
4 -7 Street D Section ..._.... . ................• .......... ............................... .............
4 -8 Streets E and F Sections...... ............. ............................ ..... --- ...........................
4 -9 Preliminary Park Plan ............... ...... .......................... .------------------------ ................
....
5 -1 Example Tier II Land Use Map ................................................ ...............................
5 -2 Example Tier II Structure Diagram .......................................... ...............................
5 -3 Conceptual Phasing Plan ......... .. -------- ..-.. .... --- ............... ---- ................ .........
8 -1 Circulation & Monumentation Master Plan .... .......................... ................- ..- ...........
8 -2 Planting Master Plan .................................. ...............................
8 -3 Typical Wall and Fence Program ............... ......................................... ......... ...- ......
8-4 Conceptual Wall & Fence Detail. ................................................. ..... .. .. ............ . . .. ..
8 -5 Conceptual Wall & Fence Detail-__ ....... ................ ............... ............... ...... ..........
8 -6 Conceptual Wall & Fence Detail .l. ............................,................ ...............................
8 -7 Conceptual Wall & Fence Detail ........................................ ...... ................. ..............
8 -8 Conceptual Wall & Fence Detail ....................................... .------------ ---- ..............
8 -9 Conceptual Wall & Fence Detail .......... ...,.,:-...--.,.:-,:....,........ ,..............................
8 -10 Conceptual Monumentation Signage ........................................ ...............................
8 -11 Conceptual Monumentation Signage ................... ............................. ............ --- ....
8 -12 Conceptual Monumentation Signage ................................ ... ................ ... ... .. . . .. ......
8 -13 Conceptual Monumentation Signage .........................:..-.......... ........_....._................
8 -14 Trail Monumentation.......... .. --- --------- ...............................................................
8 -15 Trail Monumentation......... - - - ......................
List of Tables
Table Paae
3 -1
Land Use Summary by Planning Areas ............................... .... ... ... ..... ... ... ... . . . . . ..
19
4 -1
Zoning Requirements ............. ........ .............. ... ...... ............... -
25
4 -2
Alberhill Villages Parks and Open Space ............ --- ....... ................. - .......... .....
36
5 -1
Transfer of Development Criteria -------- .......... .......... .- ....... -.. ... - ..- ...... _..................
43
5 -2
Required Development Approvals. ......... -- ............ ........................ ..................
43
5 -3
Implementation Table ..........................;.,..,.....,.. ............................... .............
44
5-4
Development Status Matrix ...................... ...................,----- - - - - -- --------------------------------------
45
5 -5
Financing Mechanisms ----------------------------------------------- .---------------------------------------
47
6 -1
General Plan Content ............... --- ................................................................ -..
48
Contents Chapter
1.1 Project Overview
1.2 Purpose of the Specific Plan
1.3 Regulatory Framework
1.4 Document Organization
-' EXECUTIVE
SUMMARY
1.1 PROJECT OVERVIEW
The Alberhill Villages Specific Plan (AVSP or Villages) is a blueprint for the People of the City of
Lake Elsinore for the development of a sustainable new community, at the northwestern gateway
of the City in southwestern Riverside County. The AVSP is subject to the previous and current
General Plan statements that vest the total number of dwelling units and commercial
development for the project area. The following analytical descriptions of land uses noted are
approximate. The fully developed site of approximately 1,400 acres will provide 8,244 residential
units, distributed over a wide variety of unit types and sizes. The plan also includes a University
Town Center with 1,532,500 square feet of retail /community space, and medical/ office
development. Additional mixed -use areas will be placed in three other strategic phased locations
offering 974,500 square feet of retail and service uses. Regional and community amenities
include a 63.6 -acre university for 6,000 students with 1,500,000 square feet of indoor facilities, an
850 student capacity elementary, a 36.8 -acre lakeside park alongside two lakes totaling 39.6
acres, a 45.9 -acre City Regional Sports Park, as well as over 150 acres of natural and restored
open space with multi -use trails. When fully developed, over a period of approximately twenty
(20) to thirty (30) years, Alberhill Villages will be a thriving sustainable community of people
enjoying the advantages of a highly livable, environmentally friendly, and socially inclusive
community. The Villages' facilities and services will also attract the greater Lake Elsinore
community and surrounding county residents.
The "sustainable community" of today embodies many of the familiar concepts that are already
finding their way into the "best planning practices" of urban redevelopment and new community
design. Many of the urban design and fiscal best practices are embodied in the concept of "new
urbanism," "traditional neighborhood design," "smart growth," and Leadership in Energy and
Environmental Design (LEED) Neighborhood Development." AVSP embraces the new urbanism
as embodied in its mixed -use village core, its grid- inspired street design, its compact design, its
walkable, pedestrian - friendly development patterns, and its extensive recreational facilities
among many other attributes. Sustainable community design builds upon these approaches and
adds a new dimension that can be summarized as a deep concern for the environmental and the
social consequences of development, at all levels — the individual, the community, the region,
and the planet as a whole. As generally described by the Urban Land Institute, the concept of
sustainability speaks to the idea of "balancing economic and social forces against the
environmental imperatives of resource conservation and renewal for the world of tomorrow."
The principal element in this New Urbanism is job growth and job creation sustained in a
"localized" village area that provides thousands of new temporary construction and permanent
jobs meeting the resident needs of this city sized community. The public revenue projections
from the 4,007,000 new square feet of commercial retail, service and professional office uses will
be significant for the long term economic viability of the City of Lake Elsinore over the next 30
years and into the future. The Alberhill Villages is the significant economic "blueprint" for
sustainable communities of today and tomorrow. AVSP at buildout is projected to generate a
positive total excess revenue per year to the City of Lake Elsinore after all public service costs
are funded.
The AVSP (Villages) project area is located in northwest Lake Elsinore, just south of Interstate 15
(1 -15) Freeway, in the vicinity of Lake Street and Temescal Canyon Road (see Figure 1 -1,
Regional Location). It encompasses the site of the old mining community of Alberhill, which
emerged in the early 1900s as a result of incentives offered by mining corporations that
encouraged workers to build their homes in the area. Although the community was full of promise
and was later considered to be one of the area's most important suburban towns, it was
abandoned when construction of the 1 -15 Freeway began.
The goal of the Villages is to build on the history of the area by re- establishing a community
based around an on -going historical and vested mining operation in existence since the 1880s.
As mineral resources become fully extracted from phased mining areas, and mining operations
cease, the land will be reclaimed in phases for community development, and the former Alberhill
mining areas will have then evolved into a dynamic and vibrant community of regional importance
serving as one of the major gateways to the City of Lake Elsinore.
AVSP is distinguishable as a sustainable community for new residents and 5,000 new permanent
employees by the following characteristics:
1. Balanced uses of land affording the opportunity to live, work, shop, attend school,
and recreate within the Villages. The distribution of these facilities is dispersed
throughout the Villages while being interconnected by a system of walking and bicycling
paths. This arrangement helps reduce automobile use and encourages social interaction.
2. Provide the opportunity for increased higher education opportunities and cultural
enrichment by designating land for the use of a student university and related facilities
and attractions to serve about 6,000 students, Lake Elsinore residents and visitors.
3. Include designated land that may be used for at least one elementary school within
Alberhill Villages, and which would be paired with neighborhood and community parks
and could use shared parking during off peak hours; benefiting commercial, school and
park uses. The elementary school site would be adequate enough to provide for a K -6 to
K -8 expansion. This is consistent with the request of the Lake Elsinore Unified School
District. Additional land would be designated for religious assembly centers designed for
joint private educational use.
4. Two mixed -use town centers that meet the needs of the Alberhill area in the City of
Lake Elsinore and the region. The regionally focused University Town Center is coupled
with a university and large community park with a significantly sized lake complex. The
Alberhill Town Center is located in the southeast portion of the project at the intersection
of Nichols Road and Lake Street, adjacent to an existing Alberhill Community Park, a
planned school, and an existing Boys and Girls Club. Both town centers will offer a full
range of land uses ranging from residential, retail, civic, office, medical office, and public
gathering places. This commercial and office space will greatly benefit the City of Lake
Elsinore and nearby Alberhill Ranch planned community by providing grocery, drug
stores, and other needed services. Additionally, the town centers will create jobs,
increase sales tax revenue, and contribute to other city revenues such as property taxes
as wage earners gain purchasing power to buy real estate within the City.
5. Restoration and reclamation of hundreds of acres of mined land by phases into new
and restored natural areas, public facilities, a university, parks, schools, housing, retail,
and business park. Mining is a permitted land use within the Specific Plan. Current
mining activities will be phased out in segments as the AVSP urban land uses are
developed. The Mining Reclamation Plan will be amended in phases from open space
and industrial land uses as the "end use" of mining reclamation to AVSP urban land uses
to coincide with the phased development of AVSP over the next 20 to 30 years.
6. A compact development pattern adjacent to the existing 1 -15 Freeway and future transit
corridor. The project is located at the northwestern gateway to the City of Lake Elsinore.
The community plan is organized into a series of walkable villages that have their own
identity or focal point thus helping to reduce the dependency on the cars.
7. A wide choice of housing opportunities that promotes affordable, moderate, student,
as well as upper income housing. This residential mix assists in creating a diverse social
make up in the community and assists the city in attaining their fair share of the Regional
Housing Needs Assessment (RHNA).
8. Designated zones for an employment/business park providing the opportunity for a
local jobs and housing balance. The business park would allow the ultimate use of
medical office centers and support facilities generating significant temporary and
permanent jobs.
9. This project will support the establishment of the Alberhill area wastewater facilities,
which will allow additional needed industrial, commercial, and residential development
2
to occur in north - western Lake Elsinore, an area which has previously been hindered by a
lack of sewer availability. Although Elsinore Valley Municipal Water District (EVMWD), the
water district for the region, proposed a wastewater treatment plant for the area, it is
analyzing an alternative method for wastewater treatment, which includes a series of lift
stations and force mains conveying sewage to the existing Regional Wastewater
Treatment Plant.
10. A system of open space and parks that is consistent with the Multiple Species
Habitat Conservation Plan (MSHCP) and that would fulfill the parks, recreation, and
open space requirements of the Quimby Act, while more specifically providing visual
relief, passive and active recreational opportunities, biological habitat, wildlife corridors,
and ground water recharge of the area. All park, recreation and open space facilities, both
public and private as shown in the AVSP, would fulfill the Quimby Act standards for parks
and open space dedication and otherwise satisfy all City park, recreation and open space
regulations. Park and recreation facilities, both public and private, will be constructed at
the time of need as determined by the population generated by each phase Construction
of public and private parks will be the responsibility of the Developer. The City Regional
Sports Park, if constructed, will be the responsibility of the City
11. A modified grid system of roadways that provides for a simple organized element of
urban landscape, and hence, provides an easier to navigate environment for both the
motorist and the pedestrian. This system also provides the opportunity to create visual
destinations with landmarks, such as public art or open space vistas of mountains and
lakes.
12. Domestic water will be provided by EVMWD, according to the Water Supply
Assessment (WSA), which has concluded that they have sufficient water supply for
the project. In addition to domestic water, the water district is analyzing the regional
opportunity for reclaimed water to be used for parks and open space.
13. Landscape, site design, and design guidelines promote water and energy
conservation, including affordable and economic passive solar and "green building"
design.
14. Allow for the expansion of the existing roadway system with the improvements to
Lake Street and Temescal Canyon Road. It would also include future roadways of Lincoln
Street and Nichols Road consistent with the Circulation Element of the City's General
Plan.
15. Natural spring water has historically served the property and will flow into the
restored lakes, which provides a natural water source to the Alberhill Village
recreational lakes. Low flow storm water will be captured within each development to
percolate into the groundwater table to replenish water supplies. High storm water flows
will safely be conveyed through the site into Temescal Creek as existing flows currently
exist today during a storm event. In the unlikely event natural spring water is not sufficient
for the lake use, alternate water supplies will be utilized in consultation with the Elsinore
Valley Municipal Water District.
The "project core' of Alberhill Villages, as represented in the following abstract graphic, consists
of a regional University Town Center with retail, office, high density housing, a University campus
with possible uses such as performing arts facilities, libraries, meeting centers, and housing
which merge into the adjacent commercial and office areas, and a community park and lake with
a variety of recreational amenities. The Villages contain a series of focal points or event areas
such as a public plaza, town green, or amphitheater. These distinct and active public use areas
construct the "spine" of the community. Surrounding the "project core' are themed residential
Villages, as represented in yellow on the following abstract graphic and also contain focal points
such as a park or school located within a five - minute walk of most housing units. Interspersed
throughout the community are a series of parks, plazas, paseos, and walking / biking areas. The
following —graphic illustrates the structure of the AVSP planned community in a more abstract
form:
Pedestrian
Town Green Event .4ru_
Focal Point
Comrtmnity Gathering Place
Ridge
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District
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District
Bicycle Linages
mr-- I'mal Point
ticlghbonccxnd Gathering Place
Re- Identlal
DiAr et
An important feature of the AVSP is the creation of naturalized and restored open space on the
edges throughout the planned community and connecting to adjacent areas of the City, which
provides important connections to the off -site and adjacent MSHCP areas. Although the naturally
occurring wildlife corridors have long ceased to exist on the site due to over 100 years of mining
activities, a series of re- created natural wildlife and open space connections are provided
throughout the project area to allow for the safe passage of wildlife through or around the
Specific Plan area and interfacing with the Multiple Species Habitat Conservation Plan ( MSHCP)
on the project periphery.
1.2 PURPOSE OF THE SPECIFIC PLAN
The purpose of the AVSP is to incorporate ±1,374 -acres (annexed into the City on March 2008),
the 9.09 -acre area (referred to as the 6 -acre area in 89 -2 of the Alberhill Ranch Specific Plan and
zoned as Commercial/ Specific Plan (C /SP)) and the 16.7 -acre area (referred to as the 11 -acre
area in 89 -2 of the Alberhill Ranch Specific Plan (Refer to Exhibit A -26 AVSP Legal Descriptions)
and zoned as Commercial/ Specific Plan (C /SP)) into the 1,400 -acre land use plan for the AVSP
(Refer to Exhibit A -22 and A -23) which allocates 8,244 residential units to the site. In addition to
these residential units, the AVSP project area will include approximately 4,007,000 square feet of
commercial and office uses.
1) Phase VI (Alberhill, Historic and Lake Elsinore Hills Districts) was adopted by the City
Council and became effective on October 8, 2015. Ordinance No. 2015 -01 approved
Zone Change No. 2015 -01, known as the Zoning Consistency Project — Phase VI, which
changed the zoning in the Lake Elsinore Hills, Historic, Alberhill, and Business Districts. A
corresponding Zone Change Exhibit C — Alberhill District was included in the approval.
This AVSP hereby amends Ordinance No. 2015 -01, which removed the M -3 designation
from the approximately eleven (11) spot zoned parcels within the 1,400 -acre project area
of the Alberhill District. This AVSP hereby allows M -3 Zoning to be put back onto the
approximately eleven (11) spot zoned parcels removed by the previous City Council zone
change. By this Specific Plan adoption, the M -3 zone is placed back onto the entire AVSP
project area (1,400 acres), as previously annexed with M -3 zoning, and thereby removing
the approximately eleven "spot zoning" areas by replacing them with this AVSP land use
designations providing legal consistency between the General Plan and Zoning for the
1,400 -acre area (Refer to Exhibit A -18 and Exhibit A -19).
2) AVSP streamlines the development and building process for the project implementation,
provides details about the project, imposes requirements on the Developer and the City to
get the project built on a phased and timely basis which accelerates the public and private
benefits to the community and speeds up the positive revenue for the city that will result
from project completion; and,
3) Require the Developer to mitigate and reduce the identified environmental impacts of the
project, identified in the Draft Environmental Impact Report dated on October 21, 2015,
which had been prepared over the last 4 years and reviewed at least 6 times by the City,
and recommended for approval by the Planning Commission at a Public Hearing on
February 16, 2016, as more fully described in Chapter 11 where mitigation will be applied
at the Subdivision Map stage of the AVSP process.
4) Notwithstanding the City of Lake Elsinore's Zoning Code, the provisions of this Alberhill
Villages Specific Plan shall take precedent over the City's existing Zoning Code. Where
there is an apparent conflict, the AVSP shall prevail.
Figure 1 -2 identifies Alberhill Villages, and the 9.09 and the 16.7 acre areas in relation to the 1 -15
Freeway / Lake Street interchange.
The maximum entitlements for development as set forth in this Specific Plan are consistent with
what has been allocated to the project area based on the 2011 General Plan and Zoning with the
City of Lake Elsinore, and including the 2011 General Plan update, and as amended by this
Specific Plan. It is anticipated that these maximum entitlement limits will be reached
approximately 20 to 30 years into the future, or possibly beyond, depending on national and
statewide economic cycles. Development of this Specific Plan is expected to continually
urbanize, change, and evolve as market demand conditions change. Areas within the Specific
Plan may develop initially at a lower suburban intensity observable in today's market, but as
additional development pressures arise in the future, re- intensification or private redevelopment
may occur at a higher intensity, similar to other urbanizing areas in Southern California (San
Diego and Irvine).
This Specific Plan establishes a basic framework or foundation for future phased development
with a carefully developed, illustrated, and backbone system of roadway circulation rights -of -way,
land uses, open space, public facilities, and interface with on -going mining operations to facilitate
the phase out of mining by mining reclamation increments and the phasing of urban development
of the 1,400 acre AVSP site. The content of this Specific Plan meets state requirements for a
specific plan under Government Code Sections 65450 - 65457:
(a) A specific plan shall include a text and a diagram or diagrams which specify all of the
following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within
the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal, energy,
and other essential facilities proposed to be located within the area covered by the plan
and needed to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
(4) A program of implementation measures for development including regulations,
programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the relationship of the specific plan to the
general plan.
The AVSP, as adopted, also includes a planning process that provides local decision makers
with periodic review opportunities for Developer submitted additional project design and
engineering details at predictable stages in the development process once marketing, economic,
and architectural design trends become certain.
5
1.3 REGULATORY FRAMEWORK
A three -tier implementation approach provided in this Specific Plan will ensure that certain project
design details or standards, which cannot be anticipated at this time, are identified once
development becomes imminent (refer to Figure 1 -3, Implementation Process).
This three tier implementation plan allows for the establishment of:
Tier 1 An overall land use, zoning, and backbone circulation plan and development regulations
for the entire project area within the Specific Plan adopted by the People.
Tier 2 The preparation of Phased Development Plans (PDPs), for a defined geographic area
when development in that area becomes imminent providing more detailed land use,
circulation, development regulations, and design guidelines.
Tier Design Review for review of detailed dimensioned site plans, elevations and floor plans
for consistency with the Specific Plan and applicable PDP.
Tier 1 Specific Plan
The Specific Plan sets general guidelines for future development, but requires additional details
to be provided in a subsequent Phased Development Plan (PDP) document:
This Alberhill Villages Specific Plan contains:
• General land uses;
• Backbone circulation patterns;
• Regional trail connectivity;
• Open space connections;
• Anticipated public facilities;
• Maximum allowable dwelling units and square footage consistent with the existing General
Plan;
• Districts and planning areas; and,
• General development regulations.
Tier 2 Phased Development Plan (PDP)
A Phased Development Plan (PDP) will be submitted for each phase or stage of the Specific
Plan once the marketing and economic environment dictate that additional details for
development within each phase become more certain. The information to be included in the PDP
includes:
• Refined land uses by subarea;
• Design Guidelines;
• Specified access points;
• Traffic calming devices;
• Entry statement locations;
• Treatments for important edge conditions including school /residential interfaces,
park/residential interfaces, and neighborhood center /residential interfaces; and,
• The relationship and separation of ongoing mining operations to new development.
The consideration and approval of PDPs is addressed in Chapter 5 — Implementation of this
Specific Plan.
Tier 3 Design Review
Design Review will occur at a later point in the process and would include the following
information:
1) Residential Single Family
a. A Site Plan with the type and location of all buildings and structures, entrances,
parking, landscape areas, signs, walls, preliminary grading information, and the
location of existing improvements on adjacent properties;
b. Architectural Drawings of the Elevations and Floor Plans; and,
Technical Studies addressing phased infrastructure systems including traffic, sewer,
water, and drainage to support the nexus required improvements.
2) Commercial, Mixed -Use, Multi - Family, and Schools
A Site Plan, scaled and fully dimensioned indicating the type and location of all buildings and
structures, entrances, parking, landscape areas, signs, walls, preliminary grading information,
and the location of existing improvements on adjacent properties;
a. Architectural Drawings of the Elevations and Floor Plans
b. Technical Studies
c. Sign and Lighting Design
d. Technical Map scaled and indicating all technical components.
The consideration and approval of Design Review is addressed in Chapter 5 — Implementation of
this Specific Plan.
Subdivision Map Actions
Subdivision maps may be processed at any time in the development process, concurrently with
the Specific Plan, concurrently with a PDP for all or a portion of the area subject to the PDP, or
subsequent to the approval of a PDP. Subdivision Map Conditions shall relate only to project
nexus related infrastructure needs. Subdivision Conditions shall recognize that the Developer will
be responsible for their nexus infrastructure such as, road widening or traffic signals that relate to
traffic or other infrastructure impacts emanating from the Project.
Subdivision Maps will be prepared and processed through the City for individual planning areas
in accordance with the Subdivision Map Act and City Municipal Code. Subdivision Maps shall be
consistent with the vision and sustainable community design standards of this Specific Plan and
the applicable PDP. These maps will create buildable parcels and road rights -of -way and /or
private streets. Engineered improvement plans will be prepared to implement required facilities.
The City conditions on the Subdivision Map shall be based solely on the project's nexus
relationship to the infrastructure needs of the particular project element being subdivided and
public and private improvements will not be required before its public improvement infrastructure
needs are required for the project. Mitigation measures noted in Chapter 11 of this Specific Plan
will be considered and applied to the Subdivision Maps.
During the consideration of a Subdivision Map, the Developer and its successors in interest, shall
cause a Traffic Study to be prepared and submitted to the City of Lake Elsinore Public Works
Department for administrative review only, for the following: (1) 200,000 SF of commercial
building area for the AVSP project; or prior to the issuance of the 4015' Residential Occupancy
Permit; and (2) at the 200th Residential Occupancy Permit thereafter and or 100,00 SF
commercial occupancy permits thereafter; or (3) every 24 months thereafter, until completion of
the AVSP project. These studies will be conducted in order to evaluate the nexus traffic impacts
of the AVSP development and determine consistency with the decision to construct the nexus
infrastructure improvements as identified in the AVSP LLG Traffic Study Report dated, October
14, 2015. Any identified traffic improvements in the periodic traffic studies prepared by the
Developer shall be constructed within the 200th Residential Occupancy Permit or 100,000 SF
commercial building area, or 24 months of the review of the Traffic Study by the City of Lake
Elsinore, whichever occurs first. The Developer submitted traffic study will be used by the City
and Developer to evaluate the nexus infrastructure requirements of the particular stage of AVSP
development.
The Traffic Study shall consist of conducting AM and PM peak period traffic counts at the study
intersections identified as being impacted during the phased horizon year analysis consistent
with original traffic impact analysis (TIA), dated October 14, 2015, and performing AM and PM
peak hour level of service (LOS) analyses, accordingly. The Traffic Study Report shall consist of
a letter report complete with existing traffic volume figures, a LOS summary table, appendix
material presenting the existing traffic counts and LOS calculations, and a summary of the nexus
traffic improvements required. The minimum acceptable level of service within AVSP shall be
LOS D. The mitigation measures provided in Chapter 11 will be applied at the subdivision map
level or Tier 3 of the Specific Plan process.
1.4 DOCUMENT ORGANIZATION
This Executive Summary (Chapter 1) introduces the project, the purpose behind the AVSP, and
the approach to accommodate the development that is expected to occur within the Specific Plan
area.
Chapter 2 provides an Introduction to the Specific Plan including the project location and
physical setting, the historical background of the area, and the governmental authority by which
specific plans may be adopted.
Chapter 3 provides the vision, goals, and objectives for the project along with a summary of the
development plan including land use, circulation, infrastructure, and grading.
Chapter contains general development regulations.
Chapter 5 outlines the implementation process.
Chapter 6 includes a consistency analysis of the relationship of the Specific Plan to the General
Plan.
Chapter 7 assesses compliance of the Alberhill Villages Specific Plan with the City's Climate
Action Plan (CAP).
Chapter 8 contains the Landscape Design Guidelines and Standards for use in the preparation
of the landscape plans throughout Alberhill Villages.
Chapter 9 includes all Lighting Design Guidelines for Alberhill Villages.
Chapter 10 includes Signage Regulations to maintain and enhance the physical appearance and
economic value of the Alberhill Villages community.
Chapter 11 includes mitigation measures to administer the AVSP at the Subdivision Map
approvals stage.
Chapter 12 includes Alberhill Villages Specific Plan definitions.
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Figure 1 -3
Contents
2.1 Project Location
2.2 Physical Setting
2.3 Historical Background
2.4 Entitlement Background
2.5 Governmental Authority
2.1 PROJECT LOCATION
Chapter
2
INTRODUCTION
The Alberhill Villages Specific Plan (AVSP) is located in northwest Lake Elsinore and includes
approximately 16 acres of the original Alberhill Ranch Specific Plan 89 -2 (ARSP), approved on
August 8, 1989, in addition to approximately ±1,374 -acres which was annexed into the City of
Lake Elsinore in 2008, (known as AVSP) (refer to Figure 1 -2, AVSP & Alberhill Ranch Areas) and
9 acres of commercial property. The AVSP area is located just south of Interstate 15 and is west
of Lake Street (refer to Figure 2 -1, Regional Map). The eastern project boundary borders Lake
Street, the southeastern project boundary borders the Murdock Alberhill Ranch Specific Plan
residential development, and the 1,000 acre Horsethief single - family planned development is
located along the western boundary. (Refer to Figure 2 -1, Vicinity Map). The existing ARSP land
use designations for these approximate 25 acres are hereby amended with this AVSP. The land
use designations remain essentially the same under both Specific Plans noting a commercial
land use designation on the 25 former ARSP acres (Refer to Figure A -22 and A -23).
2.2 PHYSICAL SETTING
The project area is significantly isolated from existing development with the exception of the
1,000 acre Horsethief Planned Development along the western boundary and a portion of the
Murdock Alberhill Ranch development along Lake Street south of Nichols Road. Lake Street is
an existing two lane road which connects the mainly residential northwest portion of the city with
the 1 -15 Freeway. The project area has been heavily impacted by the vested mining operations
that have occurred onsite for over a hundred years. The site consists of rolling terrain and
contains a series of stock piles of mined raw and finished material interspersed with various sizes
of depressions, including mining washout areas and various locations of mining manufacturing
operations. The project area is divided historically by five ephemeral drainages. Only two of these
drainages remain intact today. The western portion of the site has two existing unnamed
drainages at trends southwest to northeast and drains to the north generally along or near the
boundary with the Horsethief Canyon Planned Development to the west emptying into an area
that crosses Hostettler Road, exiting Horsethief Canyon. The central portion of the site picks up
storm water from two drainages from Rice Canyon to the south, holds it in a series of washout
ponds and detention basins, and then releases the storm water to the north along Lake Street
toward Temescal Creek along the south side of the 1 -15 Freeway. The fifth drainage is Temescal
Creek that flows through portions of the project area along the 1 -15 Freeway. Formerly a natural
ephemeral water course, Temescal Creek has been turned, at least temporarily, into a modified
ephemeral water course due to intermittent upstream reclaimed water discharges by two
upstream water districts. All of these drainages have been mined and disturbed by human
activities for over 100 years, and two former stream courses connected with Rice Canyon are
partially disconnected from the upstream and downstream areas due to the historical mining
operations. These streams now flow into large water detention basins and discharge to
Temescal Creek only during storm events after storm water cleaning.
2.3 HISTORICAL BACKGROUND
The most unique attribute of the AVSP area is its mining history as part of the Alberhill area.
Mining in the Alberhill area began roughly around the same time that the region's first railroad,
the Atchison, Topeka, and Santa Fe Railroad, was completed in the 1880s. The railroad, along
with various mining opportunities, greatly increased migration to the Lake Elsinore area. Portions
of Lake Street and Coal Road (now named Nichols Road) are generally aligned with a section of
the railroad that has since been removed in that area.
The mining industry began with John D. Huffs founding of the Southern California Coal and Clay
Company in the 1880's. Huffs company became part of a newly established community, Terra
Cotta, which was later considered to be one of the area's most important suburban towns. The
name of the community was later changed to Alberhill after CH Albers and JH Hill, the two men
who originally discovered the coal and clay resources in the area in 1886. The community of
Alberhill contained two markets, Gahagan's General Store, a post office, a smoked turkey
restaurant, Winks Cafe, a gas station, and a school which accommodated 100 students from first
through eighth grade. The Alberhill School, the only remaining building and a locally recognized
historic resource, is located along Lake Street and served the area from its inception in 1912 until
it was abandoned in 1964. The Alberhill School building is dilapidated and currently unsafe for
human use and cannot safely or economically be relocated. The mines at Terra Cotta operated
until the 1940s. The Alberhill Coal and Clay Mine became the sole operating clay mine in the
region.
Because of the richness and abundance of resources within the Alberhill Ranch area, mining
operations have continued to exist since the late 19w century and occupy a significant portion of
the Alberhill Villages Specific Plan area. Development will be phased to allow mining activities to
remain in operation until resources are fully extracted.
2.4 ENTITLEMENT BACKGROUND
The project area and areas surrounding the Alberhill Villages Specific Plan area, specifically the
Alberhill Ranch area, has been included in several entitlement applications:
• In 1989, AVSP was the subject of an annexation to the City of Lake Elsinore of 2,667 acres
including an annexation -wide area Specific Plan 89 -2. This annexation, together with the
Alberhill Ranch Specific Plan, includes the 9.09 and 16.7 acre commercial designated parcels
located near Lake Street and the 1 -15 Freeway near ±1,374- acres, and will be included within
the AVSP commercial areas. This Alberhill Ranch annexation and Specific Plan zoning did
not include ±1,374 -acres at that time.
• In 1991, the Alberhill Ranch Specific Plan Amendment #1 (ARSPA #1) separated the Brighton
ownership area of approximately 1,000 acres from the rest of the Alberhill Ranch planning
area and added a public golf course along Temescal Creek and the 1 -15 Freeway.
• In 1992, the Alberhill Ranch Specific Plan 89 -2 was amended and entitled the Murdock
Alberhill Ranch Specific Plan for a 511.4 -acre portion of the 2,667 -acre Specific Plan area.
• In 1997, the Horizon Group, Inc. processed an Alberhill Ranch Specific Plan Amendment #3
(ARSPA #3) for the 202 -acre area at Nichols Road and the 1 -15 Freeway for a commercial
development as an expansion for the Outlet Center to the south of the 1 -15 freeway along
Collier Avenue.
• In 2000, following a bankruptcy proceeding, the ARSPA#1 (Brighton) 1,000 -acre area was
subject to a draft Specific Plan amendment that was never finalized for the now defunct
Alberhill /Lake Elsinore Sports and Entertainment Center Specific Plan Race Track project.
This Specific Plan Amendment and its Draft Environmental Impact Report (DEIR) were
circulated for public comment, but never approved by the City. In February 1, 2012 the
second operating memorandum of understanding became effective.
• On February 24, 2004, properties throughout Riverside County were removed from the
MSHCP pursuant to a lawsuit settlement agreement with Riverside County. The ±1,374 -acres
was part of this settlement agreement and this ±1,374 -acres portion of the project area is not
subject to the provisions of the MSHCP, but will include de facto MSHCP corridors and
connections throughout the Alberhill Villages area.
• In 2006, ±1,374 -acres (now Alberhill Villages) mining site was the subject of an annexation
with the city. The annexation became effective in 2008 upon certification of the annexation by
LAFCO.
• In 2007, the 9.09 -acre portion of the Alberhill Ranch Specific Plan near the intersection of
Lake Street and Temescal Canyon Road was the subject of a MSHCP Habitat Acquisition
and Negotiation process (HANS), also called Lake Elsinore Acquisition and Negotiation
Process (LEAP). This 9.09 -acre property was acquired after the MSHCP settlement
agreement and as such was subject to the MSHCP program. This LEAP process resulted in
a decision of the Lake Elsinore City Council to identify a 2.09 acre MSHCP conservation
"linkage" area out of the 9.09 -acre commercial specific plan area. Therefore, 7 acres were
designated for commercial development. Since this project area has a final LEAP
determination pursuant to MSHCP 6.1.1.C., no further LEAP and CEQA/NEPA processing for
biology matters is required pursuant to the MSHCP Section 6.1.1.A., p. 6 -3.
• In August of 2006, the City began a comprehensive amendment to their General Plan.
• In November of 2011, the City adopted a comprehensive amendment to their General Plan
and adopted a Climate Action Plan after 7 years of City preparation, delays, staff and
consultant changes, and public and agency reviews.
10
• In October 2012, the Alberhill Villages Project Specific Plan and Environmental Impact Report
were submitted to City. The Specific Plan and EIR processing had to wait for the City's
General Plan adoption in order to have consistency with the General Plan. Five (5) separate
reviews and resubmissions of the AVSP and EIR have taken place over the intervening 3
years since General Plan adoption.
• The Alberhill Villages Specific Plan has undergone review by 4 separate and different City
Planning Directors, 3 City Managers and 4 City Engineers.
• The final Alberhill Villages Specific Plan and EIR in 2015 have gone through at least 10
separate joint City staff and Developer /Consultants meetings to attempt to arrive at a joint
agreement on both technical documents to no avail.
• The People desire to move this Specific Plan along, due to numerous City delays, request for
additional consultant studies, delays adding additional private sector costs, and
repeated /redundant staff reviews.
• The Specific Plan and EIR were placed on a public web site and public meetings were held to
review and receive comments on the Specific Plan and EIR from the People.
At least eight (8) separate California Environmental Quality Act (CEQA) documents have covered
the adjacent Alberhill Ranch Specific Plan areas including four Specific Plan EIRs, two mitigated
negative declarations, one EIR addendum, and an EIR/EIS for the Countywide Multiple Species
Habitat Conservation Plan. Several certified EIR's have covered the AVSP area.
The AVSP incorporates the recently annexed ±1,374 -acres and approximately 17 acres of
commercially zoned land within the original Alberhill Ranch Specific Plan and 9 acres of existing
commercial into one Specific Plan document covered by one project EIR. This Alberhill Villages
Specific Plan allocates 8,244 dwelling units to the site. It also includes a total of 4,007,000 square
feet of commercial and office uses for ±1,374- acres, 9.09 and 16.7 acre portions of the site. (refer
to Figure 1 -2, Alberhill Villages Specific Plan located in the Executive Summary.
The governing General Plan Land Use Designation of the Specific Plan is contained in the 1990
— 1992 General Plan and designates the area for "6 dwelling units per acre with commercial uses
and other support facilities ". The current 2011 General Plan designates the Alberhill Villages
Specific Plan project area as Future Specific Plan and an extractive overlay. The Circulation and
Land Use Element of this 2011 General Plan has used the AVSP land uses and circulation
intensities now reflected in the various Elements of the 2011 General Plan. The General Plan
text under the Alberhill land use District plans notes that this future Specific Plan, area is subject
to an extractive mining overlay permitting mining operations to continue concurrently with AVSP
urban development as mining is phased out over time.
2.5 GOVERNMENTAL AUTHORITY
The adoption of the AVSP zoning ordinance by the People of the City of Lake Elsinore is
authorized by California Government Code, Title 7, Division 1, Chapter 3, Article 8, §65450
through §65457. As set forth by the Government Code, Specific Plans must contain the
information outlined below in either text and /or exhibits. References to the location of this
information within the AVSP are shown in bold.
• The distribution, location, and extent of the uses of land, including open space, within the
area covered by the Plan (Chapter 3 - Development Plan, Land Use section).
• The proposed distribution, location, extent, and intensity of major components of public and
private transportation, sewage, water drainage, solid waste disposal, energy, and other
essential facilities proposed to be located within the area covered by the Plan and needed to
support the land uses described in the Plan (Chapter 3 - Development Plan, Circulation
and Infrastructure sections).
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable (Chapter 4
- Development Regulations).
• A program of implementation measures including land development regulations, capital
improvement programs, public works projects, and financing measures necessary to carry out
the above items (Chapter 5 — Implementation).
1,11111
A statement of the relationship of the Specific Plan to the General Plan (Chapter 6 - General
Plan Consistency Analysis).
Chapter 17.204 of the City of Lake Elsinore Zoning Ordinance repeats the same state mandated
requirements, but sets forth some additional requirements for specific plans including:
• General Plan, regional and sub - regional or community plan land use designations (Chapter 2
Introduction, Historical Background section);
• Slope analysis (Chapter 3 Development Plan, Grading section);
• General objectives /concepts (Chapter 3 Development Plan);
• Tabulation of land area to be devoted to various uses including open space (the details are
to be provided in subsequent Phased Development Plans); and,
• A calculation of the overall density and the average densities per net residential acre of the
various residential areas (to be provided in a subsequent Phased Development Plans).
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Contents
3.1 Vision, Goals, and Objectives
3.2 Land Use
3.3 Overlay Zones
3.4 Villages and Planning Areas
3.5 Circulation Network
3.6 Public Services and Utilities
3.7 Grading
3.1 VISION, GOALS, AND OBJECTIVES
Vision
Chapter
3
DEVELOPMENT
PLAN
The vision for the AVSP is to reclaim a 100 - year -old mining site and develop a landmark
university- oriented mixed -use planned community over the span of several decades, which will
define the northwestern entrance into the City of Lake Elsinore. The AVSP combines the existing
and approved development into a comprehensive and functional community that blends with the
City of Lake Elsinore and provides a major entry statement for the north end of town.
Land Use
Goal 1: To provide a jobs /housing balance and integrated community offering a diverse
range of residential densities and housing types, community mixed -use
centers, and a comprehensive open space system focused around a university
campus and regionally- oriented mixed -use core.
Objective 1 -1: Establish a major regionally- oriented mixed -use village core, which can be
conveniently accessed from the 1 -15 Freeway.
Objective 1 -2: Provide employment opportunities through the establishment of a university
campus, a medical complex, and mixed -use centers which have the capability
of providing commercial retail and office uses, civic uses, social entertainment,
active and passive recreational opportunities, and cultural uses.
Objective 1 -3: Provide residential housing opportunities for a variety of family types and
individuals of varying economic means.
Objective 1-4: Strive to locate all neighborhoods conveniently close to an overall open space
network and trail system that will provide access to the mixed -use centers,
parks, schools, and employment areas within the planned community.
Objective 1 -5: Allow for the provision of parks, schools, and other public facilities necessary
to serve the specific plan area.
Objective 1 -6: Provide for flexibility, especially in the "intensification zones ", for private
redevelopment to accommodate the future needs of the community.
Circulation
Goal 2: To create a multi -modal circulation system that involves close coordination of
land use and transportation planning to provide adequate roadway capacity for
the automobile, reduce the length and number of vehicle trips, provide alternate
routes to several destinations, and accommodate the needs of community
residents and visitors traveling by foot, bicycle, and transit, as well as, the
automobile.
Objective 2 -1: Widen and realign Lake Street to provide a major arterial roadway to serve the
project area and northwestern portion of the city.
Objective 2 -2: Re -route Temescal Canyon Road, as well as relocating the bridge over
Temescal Creek to tie into Lake Street as a major alternate arterial highway
through the northern portion of the city towards the 1 -15 Freeway.
13
Objective 2 -3: Extend Nichols Road westerly from Lake Street to join into Lincoln Street a
proposed four lane north /south collector roadway within AVSP.
Objective 2-4: Create street networks directly connecting local destinations that are safe and
inviting to use by pedestrians, bicyclists, and other various modes of
transportation such as bus and automobile.
Objective 2 -5: Utilize a modified grid system that aids in dispersing vehicular traffic
throughout the project site to minimize congestion on backbone roads.
Objective 2 -6: Minimize signalized intersections along Lake Street and Lincoln Street, the
main north /south routes within the project area, in order to allow for the smooth
flow of traffic to the freeway and mixed -use centers.
Objective 2 -7: Provide pedestrian linkages and hiking trails to open space and recreational
areas.
Objective 2 -8: Adopt a transportation management plan in conjunction with each independent
Phased Development Plan to reduce trips and add capacity to the internal and
external roadway systems.
Objective 2 -9: Provide bicycle access throughout the AVSP on designated trails and
roadways.
Infrastructure and Public Facilities
Goal 3: To ensure the timely provision of adequate infrastructure and community
services that promotes a healthy and safe living environment through a
coordinated planning approach.
Objective 3 -1: Work with EVMWD to initiate the establishment of: (1) Phase I of the Alberhill
Wastewater Treatment Plant Facility, or (2) a lift station and a sewer force
main, to provide sewer treatment service and sewer trunk lines to the existing
EVMWD Regional Wastewater Treatment Plant.
Objective 3 -2: Provide sewer, water, and other infrastructure and services in phases in
conjunction with development in order to properly accommodate growth.
Objective 3 -3: Work with the Elsinore Valley Municipal Water District ( EVMWD) and /or other
agencies to set funding and development priorities for the use of water and
other resources, provide monitoring of infrastructure systems, and evaluate
new products and processes for inclusion into community systems.
Objective 3-4: Optimize the use of both public and private resources through efficient siting of
public facilities near to and easily accessed by the end user.
Objective 3 -5: Assist in planning for community services that are efficiently staffed, managed,
and conveniently located to meet the needs of residents and the greater
community.
Objective 3 -6: Utilize reclaimed water if available from EVMWD or will be economically
feasible in the future for the region. Encourage the use and installation of
reclaimed water.
Objective 3 -7 Encourage the use of swales or other permeable surface water conveyance
devices to maximize local infiltration of runoff.
Extractive Activities/Reclamation
Goal 4: To reclaim mined lands while ensuring that the health, safety, and welfare of
residents is protected.
Objective 4 -1: Ensure proper reclamation and land use compatibility between mining
activities and surrounding uses pursuant to the adopted reclamation plan, the
14
City of Lake Elsinore's M3 mining ordinance, and Surface Mining and
Reclamation Act (SMARA) requirements.
Objective 4 -2: Provide for an incremental phase out of mining and a phase in of urban
development within the AVSP area to ensure mining activities will continue
concurrent with development activities until resources are fully extracted.
Objective 4 -3: Buffering between mining and proposed land uses should meet the minimum
standards of the M -3 zone.
Sustainability
Goal 5: To incorporate sustainable design concepts into the community which balance
environmental, economic, and social equity concerns.
Objective 5 -1: Promote the efficient use of natural resources and environmentally sustainable
behaviors through the thoughtful siting and design of buildings and associated
infrastructure and the use of feasible technological advances that reduce the
environmental impact of development.
Objective 5 -2: Create quality employment opportunities that will provide living wages,
encourage commercial uses that will generate sales tax revenue, and reduce
resource and infrastructure costs through compact development and
sustainable design.
Objective 5 -3: Promote community interaction by establishing a variety of both private and
public gathering places for residents and the community at large and
promoting a variety of cultural and recreational sports activities and events.
3.2 LAND USE
The land use plan contains a total of six (6) land use categories: Regional Mixed -Use,
Institutional /Educational, Residential, Hillside Residential, Community Mixed -Use, and Open
Space (refer to Figure 3 -1, Conceptual Land Use Plan), described as follows:
Regional Mixed -Use (University Town Center)
The University Town Center, a regional mixed -use area, is the largest of the mixed -use
and has a regional focus due to its proximity to the 1 -15 Freeway and three (3) major
roads: Temescal Canyon Road, Lake Street and Lincoln Street. It is intended that this
area will accommodate a wide variety of uses including civic/institutional,
commercial /retail, professional office /medical, and entertainment. A maximum of 1,940
dwelling units and 1,532,500 square feet of non - residential uses have been allocated to
this land use category (refer to Table 3 -1, Land Use Summary by Planning Area).
Institutional /Educational (University Village)
The institutional /educational land use category has been set aside for the development of
a university campus or similar educational institutions which are intended to
accommodate up to 6,000 students. This university is intended to serve the existing and
proposed communities, as well as the larger region, which has a shortage of higher
educational facilities. Approximately 1,500,000 square feet of institutional office uses have
been allocated to the university area. Some retail use may also occur along the campus's
northern edge in an effort to seamlessly integrate the campus into the community. A
maximum of 452 dwelling units has been allocated to this area to help meet the housing
needs of the university, as well as the surrounding community.
Residential (ParkviewVillage, Lakeside Village, and RidgeviewVillage)
This residential land use category covers the greatest area within the Specific Plan, as
well as the flexibility to provide a variety of residential uses with specific densities to be
determined in subsequent Phased Development Plans (PDPs). The higher density
residential neighborhoods should surround the mixed -use areas to enhance the success
and viability of these areas while the lower density residential uses should be located
towards the edges of the Specific Plan community with the least intense uses in the
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southwest hillside area. A variety of housing types for seniors, including congregate care,
will also be available for future residents. A maximum of 5,696 dwelling units has been
allocated to the residential land use category. There are two worship centers located
within these three Villages that are anticipated to offer day care, as well as some
schooling facilities. Supporting land uses such as schools, parks, neighborhood
commercial and pedestrian paseos can also be accommodated within this land use
category and will serve as focal points for the Villages and neighborhoods.
Hillside Residential (Highlands Village)
This hillside residential land use category is located within the southwestern portion of the
site where there is some steeper terrain and will contain a maximum of eight (8) custom
residences at a very low density. The individual home sites will be located in a manner as
to minimize pad grading while providing privacy and views. This area will also include a
linear greenbelt, detention basin facilities, a water tank facility, and a paseo that links to
the community Lakeside Park. A wildlife connection is also included in this Village
adjacent to Lincoln Street and leading to the east -west Lakeside Park connection and
beyond to the MSHCP.
Community Mixed -Use (Alberhill Town Center Village, Lakeside Mixed -Use)
Town Center, a community mixed -use area, is intended to serve the needs of the
surrounding proposed and existing communities without intruding on smaller residential
neighborhoods. A maximum of 150 dwelling units and 592,500 of non - residential uses
have been allocated to this land use category. Lakeside Mixed -Use is also intended to
serve the community. This center will have a maximum of 75 units and 382,000 square
feet of non - residential uses.
Open Space
The AVSP includes re- created and restored natural wildlife and open space connections
in key locations in the Specific Plan area to provide continuity to the National Forest off -
site to the south and the MSHCP core areas off -site to the north (refer to Figure 3 -2,
Open Space Vicinity Map). The intent of these wildlife connections is not to encourage,
but also not to discourage, large wildlife into the community, but to facilitate connections
to allow for safe passage of wildlife around the community and towards the existing under
passes that permit wildlife to safely cross the 1 -15 Freeway into core MSHCP areas (refer
to Figure 3 -2, Open Space Map). These open space connections can be designed to
separate wildlife from humans through the use of lighting, educational signage, and
fencing. Multi- purpose trails are also a component of these connections, generally located
along the outer edge in order to maximize the effectiveness in moving wildlife along and
through these open space areas (refer to Figure 3 -4, Sample Open Space Connection
Sections).
3.3 OVERLAY ZONES
The ±1,374 -acres mining area covering the AVSP areas is an existing vested mine and will
remain vested as the AVSP progresses by Subdivision Map phases until AVSP buildout. An
existing mining extraction designation exists in the General Plan for the AVSP area. To
implement this General Plan District AVSP mining extraction designation for zoning consistency,
the existing M -3 zone that covered the AVSP area prior to City zone changes will be reinstated,
maintained, and reclaimed in phases over the entire AVSP area in order to accommodate
ongoing mining operations concurrent with the future AVSP urban land use plan described in the
AVSP. The City of Lake Elsinore's M -3 Mining District Ordinance provides standards for these
mining operations to adequately avoid and to sufficiently mitigate conflicts with and between
adjacent urban developments (refer to Figure 3 -5, Overlay Zones).
The on -going mining activity will conform to the M -3 zone as it existed at the time of the General
Plan adoption and the adopted Mining and Reclamation Plan for the AVSP project area. In
addition, the on -going mining activity will continue until it is phased out over time throughout the
AVSP project area. As future AVSP areas are processed for development through Subdivision
Maps, the M -3 overlay zone will be removed during the subdivision phase and eliminated
concurrently with the Subdivision Map and Amendment to the Mining and Reclamation Plan for
only that particular area covered by the Subdivision Map. The Mining and Reclamation Plan and
M -3 zone shall stay in place for and covering the remaining AVSP project area. With subsequent
16
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and following Subdivision Maps, the Mining and Reclamation Plan and M -3 zone shall
concurrently be eliminated for those subsequent phased Subdivision Mapped areas and so on
until the buildout of AVSP. The AVSP mining activity located along Lake Street is a pre- existing
operation pursuant to the M -3 code. Therefore, surface mining activity adjacent to Lake Street,
from Nichols Road north within ±1,374 -acres site, will be permitted to continue to occur directly
adjacent to the existing Lake Street right of way and /or within the proposed Lake Street right of
way for the purpose of expediting Lake Street construction in advance of the nexus required
roadway.
This Specific Plan document also provides the ability for the AVSP area to evolve by establishing
through this AVSP Intensification Overlay for targeted planning areas where higher intensity
developments will be permitted to occur in the future as a result of changing market conditions
(refer to Figure 3 -5, Overlay Zones). The initial stages of development within the Intensification
Overlay areas are expected to proceed at a rate that the current market can support with an
ability to privately redevelop or intensify in the future, once market conditions warrant the
intensification. For example, an initial PDP for the University Town Center (UTC) may specify a
plan for low rise commercial development, but as the community becomes more highly
populated, the 1 -15 Freeway corridor intensifies, alternate modes of transportation become
available, and housing demand increases, a subsequent PDP may be prepared, which intensifies
the area with the addition of housing units. There is no limit to the number of PDPs that can be
processed for the areas within the intensification overlay zones provided that the maximum
entitlements allotted under the AVSP are not exceeded. Subsequent PDPs do not necessarily
have to follow the same geographic boundaries as the previous PDP(s); they may cover all or a
portion of the intensification overlay zone area identified in the previous PDP and they may or
may not include areas outside of the Intensification Overlay areas. Areas outside of the
Intensification Overlay areas are not suitable for re- intensification and shall be governed by only
one PDP.
3.4 VILLAGES AND PLANNING AREAS
The Specific Plan area has been organized into Villages and Planning Areas (refer to Figure 3 -6,
Village & Planning Areas Map). Each Village is intended to create and maintain a unique
character. There are a total of six Villages and each is bounded by major roadways, topography,
and intended service area (i.e., regional or community focused). In addition, each Village will be
anchored by a central focal point, such as a school, park, commercial core, and plaza so that
these uses are within a ten - minute walk or five - minute bike ride from residential uses.
Village 1: University Town Center and University Village
This Village includes regional mixed -use and the site for the university campus. At ultimate build -
out it is intended to be the most intense, active, and vibrant area with regionally- focused
commercial uses adjacent to 1 -15 Freeway, housing for various types of occupants including
students, teachers, alumni, senior citizens, working professionals, and families, a potential
office /medical center, and entertainment uses.
Village 2: Parkview
This District is bounded by the wildlife connection adjacent to Temescal Canyon Road /Lincoln
Street, steep slopes to the south, and the project boundary to the north and west. The Greenbelt
District is named after the Greenbelt open space connection formed by a tributary of a canyon
drainage, which will carry a portion of the storm water runoff and serve as wildlife and pedestrian
connection. Wildlife move mostly at night and early evening when these pedestrian /movement
corridor areas are not used by humans. A park and elementary school will provide a focal point
and social gathering place for the neighborhoods within this District and should be centrally
located to facilitate safe and easy walking. A place of worship site will round out the variety of
land uses in this Village.
Village 3: Highlands
This hillside area consists of two major components: custom hillside estate homes that will be
located in and along the highest portions of the site and the open space connection that runs
along Lincoln Street. The open space connection will serve a multitude of functions including
drainage, sediment collection, wildlife conveyance, and recreational pursuits. In addition, the
open space connection will buffer the low density residential development from the more intense
development to the east.
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Village 4: Lakeside
The central portion of the Specific Plan area contains the Lakeside Village. A lake and
community park is designed for this area to serve as a transition between the intense University
Mixed -Use District and the adjacent residential districts to the south, east, and west. A series of
interconnected open space areas for pedestrians, bicyclists, and wildlife will be provided. This
Village is within easy walking distance of the community Alberhill Town Center along Lake Street
and Nichols Road. A lake front mixed -use area is also located in this Village.
Village 5: Ridgeview
The Village will be anchored by residential and is also within easy walking distance of the existing
Alberhill Ranch Regional Park and the community Alberhill Town Center along Lake Street and
Nichols Road. In addition, the Village includes 45.9 -acres of land dedicated by the Developer for
a future City Regional Sports Park, which may be built by the City. Overall, the Village is
surrounded on the south and west by open space.
Village 6: Alberhill Town Center
The site is intended to accommodate a mix of uses, such as a major market, office, smaller retail
businesses, and residences, located in a manner that creates a pleasant pedestrian environment
complete with public spaces.
Planning Areas
Each Village is divided into smaller Planning Areas or Neighborhoods that can number as little as
two or, as many as six. Individual Planning Areas or Neighborhoods have boundaries that are
defined by major and minor roadways or distinct topographic features. In addition, they are sized
so that uses are within a five - minute walk or quarter mile radius.
Table 3 -1, on the following page, identifies the maximum allowable dwelling units, non - residential
square footage, and students permitted by Planning Area or Neighborhood.
18
TABLE 3 -1
Land Use Summary by Planning Areas
PLANNING
AREA
LAND USE
DWELLING
UNITS
(MAX)
NoN-
RESIDENTIAL
(SQ.FT.)
SCHOOL
CAPACITY
(STUDENTS)
University
PA 1a
Institutional / Office
/ Residential
450
1,500,000
6,000
University Town Center
PA 1b
Req.Mixed -Use
346
1.029.500
-
PA 1c
Rea. Mixed -Use
1.594
503,000
-
PA lb
Pocket Park
-
-
Parkview
PA 2a
Residential /Park
1,132
-
600
(Worship/
School)
PA 2b
Residential
1,026
-
-
PA 2c
Residential /Park
287
_
850
Elementary
School
Highlands
PA 3a
PA 3b
Hillside Residential
j Open Space / Park
8
-
-
-
Lakeside
PA 4a
Residential /Park 1
1,684
-
PA 4b
Residential /Park 1
701
PA 4c
Mixed -Use 1
250 1
382,000
Ridgeview
PA5a
Residential
287
-
PA5b
Residential j
329
-
-
Alberhill Town Center
PA 6a
Comm. Mixed -Use
100
392.500
-
PA 6b
Comm. Mixed -Use
50
200,000
600
(Worship/
School)
TOTAL j
8.244 j
4,007,000
8,050 1
3.5 CIRCULATION NETWORK
Regional access to the AVSP area will occur from 1 -15 Freeway, which connects to the project
site via an interchange at Lake Street. Two parallel routes, Lake Street and Lincoln Street, will
function as the main north /south roadways through the project site. Temescal Canyon Road will
be reconfigured with a relocation of the bridge over Temescal Creek in order to link to Lake
Street. To minimize congestion near the 1 -15 Freeway, the first signalized intersection within the
project site has been located on Lake Street approximately 900 feet from the 1 -15 Freeway on-
and off -ramps utilizing trap lanes. This same minimum spacing has been used for four -way
intersections along both roads (refer to Figure 3 -7, Circulation Plan).
The project has been designed to accommodate several multi -modal forms of transportation
including transit, walking, and bicycling that will evolve over a 25 to 30 -year period. The
framework and right of ways have been planned to accommodate these potential future features.
The 1 -15 Freeway is envisioned to become a future transit corridor. A future transit station or stop
may be located in the University Town Center area and a future bus route may serve Nichols
Road and Lake Street connecting residential areas with the University and Alberhill Town Center.
Walking and bicycling is encouraged through the establishment of multi -use trails that permit both
forms of transportation and have a rest stop located approximately every quarter mile. A project
core area with a variety of intense uses ranging from regional commercial and office/medical
uses, a university of 6,000 students, housing at 35 dwelling units per acre, and a large lakeside
park also contribute to pedestrian activity through the incorporation of a pedestrian spine, which
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contains a series of special event gathering places or focal points such as plazas, mini - parks, or
a town green.
A Transportation Management Plan (TMP) will be submitted to the City by the Developer to
spread out peak travel times through ridesharing and van - sharing. The City will have 30 days to
review and comment only on the TMP. The TMP will be deemed complete upon submission to
the City. City comments may be utilized within the TMP. If City comments are not received
within 30 days from TMP submission, the TMP will be considered final and must be followed by
the City and applicant or proponent during subsequent reviews and approvals. If the City
comments are not utilized in the TMP, the Developer shall state the reasons in writing to the City.
Submission of reasons in writing by the Developer or applicant shall be considered a final
approved TMP.
A modified grid system has been utilized within the project area in order to disperse traffic and to
maintain road sections as narrow as possible for a safe pedestrian - oriented community. Lake
Street and Lincoln Street are joined by east/west two -lane collectors at various key locations
where community and regional mixed uses will generate the most traffic. The system is
augmented by other two -lane streets that further disperse traffic throughout the project site. This
arrangement allows local trips to occur by foot, bicycle, or automobile and reduces pedestrian
and bicycle interaction with vehicular traffic on wide four- or six -lane streets.
To further contribute to the pedestrian oriented environment, a number of different traffic calming
or speed reducing devices or designs may be implemented in PDPs including roundabouts,
neck - downs, cul -de -sacs, divided roadbeds, knuckles, pocket parks, and neighborhood focal
points. Similar devices may be utilized, as long as they meet the goals and intent of the
circulation system for this Specific Plan.
3.6 PUBLIC SERVICES AND UTILITIES
Water
Existing and proposed tanks and other water facilities will serve the project's three different
pressure zones. The portion of the project within the 1434 pressure zone will be served by the
existing 8.0 MG tank located north of the site along Lake Street. Two proposed 1601 zone tanks
will be located within both the Alberhill Ridge east of Lake Street, as well as along the western
border of the Hillside Residential District. Homes in the Hillside Residential will be served by the
existing 1801 zone tanks. A Water Supply Assessment (WSA) report was required by EVMWD in
March 2012 by MWH, which determined that the district has sufficient water supply for the
Alberhill Village project and was subsequently approved by the EVMWD Board of Directors.
Water will be supplied by EVMWD, which supplies water from a combination of water wells and
imported water.
Sewer
Wastewater treatment may occur at the proposed Alberhill Wastewater Treatment Plant (AWTP),
which may be located west of the project and north of the 1 -15 Freeway along Temescal Canyon
Road. The collection system of appropriately sized pipes will accommodate sewer service for the
area with the backbone sewer lines located in Lincoln Street and Lake Street. Pipes will be sized
to convey ultimate sewer flows at build -out. As an alternative to the AWTP, currently EVMWD is
analyzing a series of lift stations and sewer force mains in order to convey wastewater flows to
EVMWD's Regional Waste Water Treatment Plant.
Drainage
A multi - faceted storm drain system utilizing above- and below - ground facilities will be used to
treat, detain, and convey storm flows where necessary. Low flows are intended to be managed in
surface systems such as naturally vegetated bio- swales while major flows are intended to be
conveyed in underground facilities. The major off -site flows from Rice Canyon District and
Horsethief Canyon District drainage areas will first pass through sediment basins in order to
remove debris from the storm water runoff. On a periodic basis the remaining debris will be
removed from the sediment basins. The proposed lake system will also be used to retain
portions of clarified storm flows. A stream or series of streams will utilize on -site spring water to
replenish and cleanse the project's lake(s). A series of channels, large pipes, and box culverts
will be used to convey flows ultimately to the Temescal Creek Channel.
20
Solid Waste
The City of Lake Elsinore has a franchise agreement with CR &R Disposal, Inc. to provide solid
waste services within the City. The solid waste that is collected within the project area can be
hauled to the El Sobrante Sanitary Landfill, Badlands Landfill, and Lamb Canyon Landfill located
within Western Riverside County. These facilities are Class III landfills that accept
construction /demolition waste and mixed municipal refuse.
Electrical and Natural Gas
The City of Lake Elsinore receives electrical service from Southern California Edison (SCE). Gas
service is provided by the Southern California Gas Company (The Gas Company). There are
existing 11 5K power lines in Lake Street and Temescal Canyon Road, as well as an existing 6"
high pressure gas line. Both SCE and the Gas Company must for Franchise Agreements and
Public Utilities Commission work with Developers' and the City as development proposals come
forward in order to determine the appropriate location for additional facilities needed to meet
future demand.
Police Protection
Currently, the City of Lake Elsinore, through a contract with the Riverside County Sheriffs
Department, will provide police protection for the AVSP area. The nearest Lake Elsinore Police
Department/Sheriffs Station is located at 333 Limited Avenue in Lake Elsinore, approximately 5
miles southeast from the AVSP site. Currently, the City of Lake Elsinore's contract provides for
146.3 hours of daily patrol time. For Fiscal Year 2014/2015, the total number of sworn officers
serving the City is 43.6, which equates to a ratio of 1 sworn officer per 1,000 population. This
ratio only includes patrol time and is consistent with countywide police staffing levels. If an
additional police substation is required to service the AVSP area, it shall be located within the
University Core Mixed -Use District in an appropriate, to be determined, location pursuant to the
PDP and Subdivision Review Process. All costs for the future site, police facilities, and police
staff should be borne by the City.
Fire Protection
The City of Lake Elsinore, through a contract with the Riverside County Fire Department, will
provide fire protection. The nearest Fire Station is Fire Station No. 85 located at McVicker Park
at 29405 Grand Avenue, approximately 10 miles southeast of the AVSP site. All of the Riverside
County fire stations are part of the Integrated Fire Protection System, under contract with the
State, and may have a mix of State, County, contract City, or volunteer staffed equipment. All
calls for a fire substation may be required within the AVSP area to provide the necessary
coverage. If required, the fire substation may be located within the University Town Center or
east of Lake Street in the Alberhill Ridge Specific Plan area subject to review and approval by the
appropriate fire agencies.
Fire services are dispatched by the same County Fire 9 -1 -1 Center. In addition to emergency
and fire services, the City receives services such as administration, personnel, finance, dispatch,
fire prevention, hazardous materials, training, emergency services and arson investigation from
the Department.
Schools
School sites have been provided in accordance with the Lake Elsinore Unified School District's
criteria for sizing facilities. One elementary school student capacity of 850 has been identified
within the AVSP area with the capability of increasing to the size needed to support a middle
school.
Parks
The Project's public parks will consist of: a 36.8 -acre lakeside park that borders 39.6 acres of two
large recreational lake facilities; an active 14.3 -acre community park bordering a 12 acre
elementary school with its own recreation play fields and shared school play facilities; a 6 acre
community garden; two (2) town greens, which are approximately 0.7 acres each, and 4 acres of
multi -use trails throughout the Project. Approximately thirty -five (35) smaller private pocket parks
are approximately one (1) acre each and will be built and maintained by the HOA. The thirty -five
21
(35) acres of private pocket parks will be distributed throughout the Villages within easy walking
distance of the surrounding residences and the private pocket park will provide specialized
private amenities including but not limited to: private pools, basketball courts, volleyball courts,
and tennis courts.
In addition, Alberhill Villages will include 45.9 -acres of land dedicated by the Developer for a
future City Regional Sports Park, which may be built by the City.
Library
City residents have access to all libraries and bookmobiles within the Riverside County library
system. In addition, all new subdivisions, apartments, condominiums, four - plexes, triplexes,
duplexes, mobile homes, and single family residences are required to pay a library fee, which are
used to fund a city operated library facility pursuant to a Resolution passed by the City of Lake
Elsinore in 1989. A University library will be included within AVSP, but no public libraries will be
located within the development.
3.7 GRADING
A mining Reclamation Plan is required by RP -112, governed by the City Reclamation and M -3
Ordinance, and will address re -grading of the mined landform upon completion of the mining
reclamation prior to development or building in any project phase. Refer to Figure 3 -8 for a
general slope analysis of the existing conditions of the site.
During development, highly visible slopes along major roadways that are over approximately 30
feet in height, such as those along Lake Street and Lincoln Road, will be set back from the
roadbed and contour graded. The bottom of these slopes will be 3 to 1 or slightly less and will
transition into a 2 to 1 slope. This technique will "soften" the most visual portion of the slope
while landscaping is being established.
The perimeter slopes along the western side of the project will only be visible from afar. These
slopes will be located below the adjoining residential neighborhoods and will be somewhat
screened by homes and landscaping.
The central slope on the southern boundary will be substantial due to the mining operation. It will
be visible to those traveling north on Lincoln Road and Lake Street and will serve as a reminder
of the mining history of the site. The slope will be 3 to 1 transitioning to a 2 to 1 slope and placed
adjacent to the wildlife connection and drainage swale area.
The slope on the south side of the lake and park near the middle of the project will also be
contour graded when over 15 feet high in order to visually soften the slope for the users of the
park. All other slope gradients can be 2 to 1, or steeper, if their stability is certified by a registered
Geologist. All up- slopes adjacent or in proximity to a public street will be maintained by a
Landscape Lighting and Maintenance District or other similar mechanism.
The separate ongoing mining activity within portions of the project area may leave the landform in
a condition that may require additional grading of up to 150 feet of cut or fill in order to establish
the desired pad elevations. As a result, the project will incorporate appropriate measures to
reduce potential impacts from the grading and haul operation.
The AVSP mining activity located along Lake Street is a pre- existing operation pursuant to the M-
3 ordinance. Therefore, surface mining activity adjacent to Lake Street, from Nichols Road north
within ±1,374- acres, will be permitted to continue to occur directly adjacent to the existing Lake
Street right of way and /or within the proposed Lake Street right of way for the purpose of
expediting Lake Street construction in advance of the nexus required roadway.
22
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Contents
4.1 Purpose and Intent
4.2 Development Regulations
Chapter
4.3 Land Use Regulations
4.4 Circulation Requirements
4.5 Parking Requirements
4.6 Recreation /Open Space
DEVELOPMENT
Requirements
4.7 erManagement
REGULATIONS
Techniques
4.1 PURPOSE AND INTENT
The Specific Plan zones contained herein provide a menu of regulatory options for
implementation of the land uses identified in Chapter 3 Development Plan. The precise location
of these zones within the Districts and Planning Areas of the Specific Plan will be determined at
the time a Tier II Phased Development Plan (PDP) is approved by the City. The development
regulations contained in this chapter are intended to accommodate the future dense
development, which will occur within the intensification overlay zones and accommodate flexible
urban design based on future development and market trends. PDPs may include, but are not
required, to contain more refined development regulations, which better reflect the intensity of the
development proposed in a specific zone. The development regulations within PDPs must also
remain consistent with the development standards set forth in this specific plan. For example, a
PDP can refine the development regulations to reduce the density within a zone, but cannot
change the zoning to exceed the density imposed by this specific plan. Such a proposal would
require a specific plan amendment.
These zoning regulations supersede otherwise applicable City zoning ordinances. Where the
Specific Plan or a subsequent PDP is silent on other regulatory areas, the existing City
ordinances will apply. Application of these regulations is intended to encourage and create a
harmonious relationship among land uses and protect the health, safety, and general welfare of
the community. The Developer will provide to the City a copy of any AVSP related state approved
Property or Home Owners Association (HOA) document or any other Association document
approved by the state for only information use by the City. HOA or other association related
matters shall not be the subject of City review or approval through any of the AVSP described
processes, according to the Filing & Accordance of the Final Subdivision Tract or Parcel Maps.
4.2 DEVELOPMENT REGULATIONS
Table 4 -1, Development Regulations identifies the zones that implement each land use category
and the development regulations or standards to which development within each zone must
adhere to. The Hillside Residential land use category shall rely on the Hillside Residential (HR)
development regulations. The Residential land use category may be subdivided in a PDP into
Residential Single Family (RS), Medium Density Residential (RM), Medium High Density
Residential (RMH), or High Density Residential (RH). The Regional (Reg.), Community (Com.),
and Institutional (Inst.) land use designations fall under the Mixed -use (MXU) development
regulations.
23
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4.3 LAND USE REGULATIONS
Mixed -Use (MXU)
• Distributed throughout the Villages to provide easy and convenient access;
• Three primary markets — regional, community, and institutional; and,
• Typical mix of land uses could include: retail, office, medical, student housing, age- restricted
housing, live /work lofts, high density condominiums, apartments, public plazas, public
services, and commercial recreation.
Permitted Uses:
• Retail uses, excluding adult businesses;
• Office uses;
• Personal service uses including, but not limited to, hair and nail salons, spas, and massage
parlors, dry cleaning, and tailors;
• Medical and dental offices and clinics;
• Animal veterinary clinics;
• Entertainment uses including, but not limited to, bowling alleys, movie theaters, playhouses,
and game arcades (excludes adult entertainment businesses);
• Restaurants and eating places, including places with outside eating areas;
• Grocery and specialty food stores;
• Banks, financial institutions;
• Lodging facilities including hotels, motels, bed and breakfasts;
• Civic uses including, but not limited to, government buildings and service facilities, libraries,
and cultural exhibits;
• Health and exercise clubs;
• Places of Religious Assembly;
• Live /work units and work /live units;
• Single- family detached and attached dwelling units;
• Multi- family residential dwelling units including, but not limited to, condominiums, duplexes,
triplexes, four - plexes, row houses, and apartment housing;
• Dwelling units located above ground floor commercial or office uses;
• Home occupations; subject to the completion and approval of an application for a home
occupation permit issued by the Planning Department and compliance with the provisions of
Chapter 17.48;
• Small family day care homes and residential day care facilities pursuant to Chapter 17.52 of
the City of Lake Elsinore Zoning Ordinance. Operation of a large family day care home shall
be subject to the review and approval of a residential care permit by the Director of
Community Development;
• Public utility distribution and transmission facilities including private radio, television,
antenna and cell towers;
• Parks, playgrounds, community centers, plazas, and recreational buildings;
• Open space /wildlife connections, Trails;
• Drainage and flood control facilities, water storage and pumping facilities.
• HOA/POA managed offices and support facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance:
• Bars or cocktail lounges not in conjunction with a restaurant;
• Public and private elementary, and high schools and colleges and universities;
• Animal Boarding facilities;
• Drive - through or drive -in establishments;
• Gasoline dispensing establishments subject to the provisions of Chapter 17.112 of the City
of Lake Elsinore Zoning Ordinance;
• Motor vehicle, motorcycle, and recreational vehicle sales and services;
• Uses, which exceed the height limit established in Table 4 -1; and,
• Other uses that the Community Development Director determines to be in accord with the
purpose of this Chapter and having characteristics similar to those uses listed in this section.
Hillside Residential (HR)
• 0 -0.5 dwelling units per acre;
• Assigned to hillside areas where large lot, single family detached residences will be located;
and
• See Table 4 -1.
25
Permitted Uses:
• Single- family residential detached dwelling units;
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance;
• Parks, playgrounds, community centers, and recreational buildings;
• Open space /wildlife connections;
• Drainage and flood control facilities, water tanking facility;
• Trails;
• Accessory uses and structures pursuant to Section 17.72 of the City of Lake Elsinore Zoning
Ordinance;
• HOA/POA managed offices and support facilities.
Uses Subject to a Conditional Use Permit. The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants for
commercial purposes;
• Places of Religious Assembly;
• Cell Towers
• Uses, which exceed the height limit established in Table 4 -1; and,
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Single Family Residential (RSF)
• 2 -6 dwelling units per acre;
Assigned to areas where single family detached residences will be located; and,
See Table 4 -1.
Permitted Uses:
• Single family residential detached dwelling units;
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance;
• Neighborhood retail, provided that the site is limited to three acres in size, includes all uses
permitted in Chapter 17.120 of the City of Lake Elsinore Zoning Ordinance;
• Parks, playgrounds, community centers, and recreational buildings;
• Open space /wildlife connections;
• Drainage and flood control facilities, water storage and pumping facilities;
• Trails;
• Accessory uses and structures pursuant to Section 17.76 of the City of Lake Elsinore Zoning
Ordinance;
• Small family day care and residential care facilities pursuant to Chapter 17.16 of the City of
Lake Elsinore Zoning Ordinance;
• Public utility distribution and transmission facilities including private radio, television, and
paging antenna and towers;
• Government buildings and service facilities;
• Public and private elementary and high schools and colleges and universities;
• Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance;
• Places of Religious Assembly;
• HOA/POA managed offices and support facilities;
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Large family day care homes in compliance with the provisions of Chapter 17.52 of the City
of Lake Elsinore Zoning Ordinance;
• Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants for
commercial purposes;
• Uses, which exceed the height limit established in Table 4 -1; and,
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Medium Density Residential (RM)
• 6 -12 dwelling units per acre;
• Assigned to areas where both detached and attached residences will be located;
ix!
• Typical products could include: patio homes, single family cluster, duplexes, townhomes,
zero lot lines, and wide & shallow;
• See Table 4 -1.
Permitted Uses:
• Single family residential attached and detached dwelling units;
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance;
• Neighborhood retail centers, provided that the site is limited to three acres in size.
Typical retail stores could include: apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair,
bookstores, newsstands, music, barber and beauty shops, dry cleaners , pet shops (no
boarding), restaurants (subject to compliance with Chapter 17.148, dance and music
schools, sporting goods, toys, auto parts (new or rebuilt only), Other uses that the
Community Development Director determines to be in accord with the purpose of this
Chapter;
• Parks, playgrounds, community centers, and recreational buildings;
• Open space /wildlife connections;
• Drainage and flood control facilities, water storage, pumping facilities;
• Trails;
Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore
Zoning Ordinance;
• Small family day care and residential care facilities pursuant to Chapter 17.52 of the City
of Lake Elsinore Zoning Ordinance;
• Public utility distribution and transmission facilities including private radio, television, and
paging antenna and cell towers. subject to approval by the Planning Commission of a
Conditional Use Permit per Chapter 17.168;
• Government buildings and service facilities;
• Public and private elementary, and high schools and colleges and universities;
• Manufactured houses in compliance with the provisions of Chapter 17.14 of the Zoning
Ordinance;
• Places of Religious Assembly;
• HOA/POA managed offices and support facilities.
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance:
• Large family day care homes in compliance with the provisions of Chapter 17.52 of the
City of Lake Elsinore Zoning Ordinance;
• Uses that exceed the height limit established in Table 4 -1; and,
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Medium -High Density Residential (RMH)
12 -18 dwelling units per acre;
Assigned to areas where both detached and attached residences will be located;
Typical products could include: single family cluster, triplexes, townhomes,
condominiums, and apartments; and,
• See Table 4 -1.
Permitted Uses:
• Single family residential attached and detached dwelling units. Density ranges to be
established in the Phase Development Plans (PDP) for each Phase;
Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance;
Multi- family residential dwelling units including, but not limited to, condominiums,
duplexes, triplexes, four - plexes, row houses, and apartment housing;
Neighborhood retail centers, provided that the site is limited to three acres in size;
Typical retail stores could include: apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair,
bookstores, newsstands, music, barber and beauty shops, dry cleaners, pet shops,
restaurants (subject to compliance with Chapter 17.148, dance and music schools,
sporting goods, toys, auto parts (new or rebuilt only);
Parks, playgrounds, community centers, and recreational buildings;
Places of Religious Assembly;
• Open space /wildlife connections;
27
• Drainage and flood control facilities, water storage, pumping facilities;
• Trails;
• Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore Zoning
Ordinance;
• Small and large family day care and residential care facilities pursuant to Chapter 17.52
of the City of Lake Elsinore Zoning Ordinance;
• Public utility distribution and transmission facilities including private radio, television,
antenna and cell towers;
• Government buildings and service facilities;
• Public and private elementary, and high schools and colleges and universities;
• Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance;
• HOA/POA managed offices and support facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Uses which exceed the height limit established in Table 4 -1; and,
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
High Density Residential (RH)
18 -24 dwelling units per acre (up to 35 DU /Ac with performance criteria being met);
• Assigned to areas where both detached and attached residences will be located;
Typical products could include: townhomes, multi family, condominiums, and
apartments; and,
• See Table 4 -1.
Permitted Uses:
• Multi- family residential dwelling units including, but not limited to, condominiums,
triplexes, four - plexes, row houses, and apartment housing;
Neighborhood retail centers, provided that the site is limited to three acres in size-
Typical retail stores could include: apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair,
bookstores, newsstands, music, barber and beauty shops, dry cleaners , pet shops (no
boarding), restaurants (subject to compliance with Chapter 17.148, dance and music
schools, sporting goods, toys, auto parts (new or rebuilt only), Other uses that the
Community Development Director determines to be in accord with the purpose of this
Chapter;
• Parks, playgrounds, community centers, and recreational buildings
• Open space /wildlife connections;
• Drainage and flood control facilities, water storage, pumping facilities;
• Trails;
Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore
Zoning Ordinance;
• Small and large family day care and residential care facilities pursuant to Chapter 17.52
of the City of Lake Elsinore Zoning Ordinance;
• Public utility distribution and transmission facilities including private radio, television,
antenna and cell towers.
• Government buildings and service facilities;
• Public and private elementary and high schools and colleges and universities;
Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance;
• HOA/POA managed offices and support facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Uses which exceed the height limit established in Table 4 -1; and,
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
28
Non - Permitted Uses
The keeping of farm animals and /or livestock is not permitted in any zone within the AVSP
project area, with the exception of schools with animal keeping programs.
Any areas not covered in this Specific Plan, a PDP, or Design Review submittal will rely on
the zoning requirements of the City of Lake Elsinore in effect at the time a development
proposal comes forward.
4.4 CIRCULATION REQUIREMENTS
One of the most important unifying elements in a new community is the circulation system. The
circulation system consists of streets, walkways, paseos and trails, providing not just the means
for transportation and personal mobility, but also as the backbone for landscape elements.
Street design is important in providing for safe and convenient circulation for autos, pedestrians
and bicyclists, and when designed with a curvilinear element, it can be efficient and aesthetically
pleasing. To achieve this goal, there must be a set of design standards.
The overall project circulation design standards are established at this Tier One Level (Specific
Plan), and are further defined more specifically at the Tier Two Level (Phased Development
Plan). The Tier One Level address the backbone circulation system, which includes Lake St.,
Temescal Canyon Rd. (relocation), Lincoln Street (extension), Nichols Rd. (extension), and
Streets "A" through "F, as well as open space connections, major multi -use trails, transit routes,
paseos and bicycle routes (see Figure 3 -7, Circulation Plan). The Tier Two Level addresses the
circulation system on a project level, and Tier Three includes local streets, walkways, bicycle
routes, pathways and minor multi -use trails.
The circulation system of the AVSP shall comply, at a minimum, with the standards and
specifications of the City of Lake Elsinore Public Works Department. The following are the
general circulation system design standards for the AVSP:
Design Standards
Parkway Medians:
• Width: Overall width, including curb, to be no less than the min. width specified in the
Alberhill Villages Specific Plan.
• Curbs: Standard City design for arterials (8 in. high), collectors (6 in. high), and locals (6
in. high). Local streets may also incorporate wedge (beveled) and rolled designs.
• Planting Area: 4 ft. minimum width. Concave surface levels are preferred; however, raised
levels are acceptable provided water from irrigation and precipitation are controlled within
the median.
• Landscape Treatments: Native, drought tolerant and non - invasive plant species is strongly
encouraged. Bio- retention design is strongly encouraged. Dry streambeds, weirs, and
ponds are encouraged.
Walking Paths / Mixed Use Trails:
• Width: Extends from street curb through parkway area to building facade with planting
areas (tree wells) dispersed throughout.
• Material: Durable paving, which emphasizes pedestrian scaled patterns. Focal points,
such as mid -block crossings, plazas, street art locations, and intersections are strongly
encouraged to use enriched paving, utilizing pedestrian - scaled patterns.
• Features: Dry streambeds, weirs, and ponds are encouraged.
• Open -Space Corridor Widths: Non - contiguous Regional Trails: 8 ft. minimum width.
Includes Lake St., Lincoln St., and Temescal Canyon Rd. on one side of the street;
• Hiking Paths: 3 ft. minimum width within open space corridors;
• Surfaces: Permeable encouraged, such as decomposed granite, depending upon road
gradient. 6% or less permeable material strongly encouraged.
Travel Lanes:
• Width: 11 ft. minimum, 16 ft. maximum.
• Material: Recycled content is strongly encouraged.
29
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Parking Lanes:
• Width: 7 ft. minimum, 8 ft. maximum.
• Materials: Recycled content is strongly encouraged.
Emergency /Bike Lanes (Lake St., Nichols Rd., Lincoln St. Temescal Canyon Rd)
• Width: 5 ft. minimum, 6 ft. maximum.
• Striping: Required per City standards.
Street Planting Areas:
• Mixed Use Zones: Planter pockets predominate in urban conditions; Tree well - grates
encouraged in high traffic areas; Close tree spacing encouraged; Materials: Plantings,
mulching, limited non - pervious materials, recycled content encouraged; Close tree spacing
encouraged.
• Local Residential Streets: Planting width: 3 ft. minimum when walks are contiguous to
streets, 5 ft. minim when parkway is adjacent to curb; Materials: Plantings, mulching, limited
non - pervious materials, recycled content encouraged; Close tree spacing encouraged.
• Collector Streets: Planting width: 4 ft. minimum when walks are non - contiguous,
encourage meandering walks that join curb at bus stops, loading zones, and other key
features; Materials: Plantings, mulching, limited non- pervious areas, recycled content
encouraged; Close tree spacing encouraged.
• Arterial Streets: Planting width: 5 ft. minimum, non - adjacent to curb; not required when
regional trail (8 ft. minimum) occurs on same side of street; Materials: Recycled content
encouraged.
Intersection Treatments:
• Round -a- bouts: Planting area: Concave surface levels are preferred, however, raised
levels are acceptable provided water from irrigation and precipitation are controlled
within the median; Landscape materials: Drought - tolerant, native, non - invasive plants
encouraged; Signage is to be appropriately placed.
• Traffic Circles: Planting area: Concave surface levels are preferred, however, raised
levels are acceptable provided water from irrigation and precipitation are controlled
within the median; Landscape materials: Drought- tolerant, native, non- invasive plants
encouraged;
• Signage is to be appropriately placed.
• Corner or Curb: Variable radii depending on particular street type.
• Crosswalk: Special striping and color contrasts on high traffic volume streets strongly
encouraged; Neck -downs at mid -block crossings encouraged in residential districts
(required in Mixed -Use Districts).
• Mini -Parks / Pocket Parks: Encouraged for traffic calming and "way finding ".
• Commercial Districts: Material change and color contrasts strongly encouraged; Curb
extensions strongly encouraged.
• Bus Stops: Design to meet standards of the Riverside Transit Agency; ADA compliant;
Sheltered from sun and rain; Comfortable seating; Bike parking may be available;
Lighting for safety; All bus stops should be clearly set behind walk in order to allow for
free flow of pedestrian traffic; Signage and schedules clearly posted.
• Speed Bumps: Not allowed in public streets.
• Pedestrian / Bicycle Priority: Create plazas for autos, bicycles and pedestrians, all
three sharing spaces, in typically narrow and circuitous routes.
• Lighting: Pedestrian scale reinforces overall community identity;
Any areas not covered in this Specific Plan or PDP, or subsequent PDP's will rely on the street
requirements of the City of Lake Elsinore in effect at the time a development proposal comes
forward. Any conflicts will be resolved in favor of the Alberhill Villages Specific Plan.
Alberhill Villages Circulation Roadways
The following is a list of backbone roads that form the framework for the entire project. They
include a new realigned Lake Street, a new realigned portion of Temescal Canyon Road,
Lincoln Street, Nichols Road (extension), Street A, which bisects the campus and the UTC area,
Street B, which runs south of the campus, Street C, which runs north -south in the Lakeside
Village, Street D near the Alberhill Town Center, and Street E and F in the Parkview Village
area (Refer to Figure 3 -7 Circulation Plan).
30
Lake Street
Lake Street, which will serve as the northern gateway to the City of Lake Elsinore, will be
realigned and widened. Lake Street is a major thoroughfare off the 1 -15 Freeway and will serve
as the main entrance into Alberhill Villages. In addition, a new widened bridge will extend over
Temescal Creek along Lake Street.
Monumentation will be placed at key location(s) to identify one of the City's key entries at Lake
Street. A major feature of this "gateway experience" will be a variable width median ranging up
to 26 feet wide, and is complimented by a 100 foot by 250 -foot open space corridor on the east
side of Lake Street that stretches from the freeway to the intersection at Nichols Road that is a
part of the Alberhill Ridge project. This is a multi - functional corridor, which provides wildlife
linkage, meandering pedestrian and bicycle paths, utility easements, a perennial flowing creek,
ponds, and a native re- vegetated landscape. A landscape setback has been set in place on the
western edge of the street to ensure a visually appealing environment and complement the
wildlife movement corridor on the east side of Lake Street. With the landscapes corridors and
edges on both sides of Lake Street, combined with the landscaped roadway median, this Lake
Street entry will form a broad canopy of native landscape that will be one of the central features
of the AVSP. Lake Street's cross section will vary from 6 to 8 lanes, the 8 lanes occurring near
the Temescal Canyon Road intersection and transitioning to 6 lanes as it approaches Nichols
Road. Bike lanes will be provided on both sides of the street (Refer to Figure 4 -1).
Temescal Canyon Road
Temescal Canyon Road will consist of 6 lanes and be realigned along with replacement and
relocation of the Temescal Creek Bridge in order to link directly to Lake Street. Temescal
Canyon Road will also connect to Lincoln Street, which will consist of 4 lanes as it moves south.
Lincoln Street
Lincoln Street consists of 4 lanes and will include bike lanes on both sides of the road, as well
as an 8 -foot minimum multi - purpose path along its western edge. As with all divided roads,
Lincoln Street will incorporate a "depressed" or concave median with "broken" curbs in order to
minimize runoff in the pavement area. The corridor will also provide: trail rest stops, off -site
siltation collection, drainage, utility easement, enhanced wildlife connection, and a naturalized
landscape (Refer to Figure 4 -2).
Nichols Road
Nichols Road will be a 4 lane divided road with wide medians that links Lake Street and Lincoln
Street. There are two distinct cross sections for Nichols Road: the section that bisects Alberhill
Town Center, which employs unique left turn pockets and a wide median; and the section that
extends westerly between Lakeside and Ridgeview Villages. Both sections will have bike lanes
and non - adjacent sidewalks along each of their sides in order to provide a safe and enjoyable
experience for the residents. This road will serve as one of the three main east -west links
between Lake Street and Lincoln Street. Street A and B provide the other two links near the
University and UTC Villages. These three roads, when combined with other streets and the
pedestrian, bicycle paths, provide the inter - locking modified grid that allows residents and
visitors a variety of choices when moving around, though, and among the Alberhill Villages
(Refer to Figure 4 -3).
Street A
Street A is one of the main east -west connections located in the northern portion of the project.
It plays a major role in providing a seamless connection between the UTC and University
Villages. This road will have bike lanes and an "urban edge" consisting of a wide walk with tree
wells along the street's sides. This "urban edge' or main street design configuration is important
in balancing automobile and pedestrian safety. Its unique configuration is based on small town
central squares where residents and visitors socialized on a daily basis. There are three distinct
cross sections that when combined form an environment both conducive to moving automobile
traffic, as well as providing safe pedestrian and bicycle crossings. The three sections consist of
a traditional divided 4 lane road, a "main street" section with buildings and parking on both
sides, and the "town square" section that provides the social gathering space so important in
establishing community pride (Refer to Figure 4-4)
Street B
Street B, a two lane divided road employing extra wide travel lanes, is another important east -
west link in the northern portion of the project. When combined with the other east -west links, it
31
provides alternative traffic routes through the project, as well as serving as the main entry to the
University. This road will have bike lanes and non - adjacent sidewalk along its northern side and
an "urban edge" consisting of a wide walk with tree wells along its southern side The street's
wide median and extended curbs design also facilitates the pedestrian and bicycle movement
across its section. This feature is important because the street separates the University Village
from the Lakeside Park and the southern Villages (Refer to Figure 4 -5).
Street C
Street C, a two lane road with curb extensions, is the north -south connector for the Lakeside
and Ridgeview Villages that will extend from Nichols Road to Street B. It will be composed of
two different cross sections that are designed to both calm traffic and alert the driver to his or
her surroundings. Street C1 is the northern portion of this road and will incorporate a median to
bring attention to the Lakeside Park area. Street C2, the southern portion, will travel through a
residential neighborhood that will utilize alley - loaded homes whose entries will face the street.
These features will assist in bringing "eyes on the street" and encourage social interaction to
this main north -south auto, pedestrian, and bicycle route. Refer to Figure 4 -6
Street D
Street D forms the north and south western boundaries of the Alberhill Town Center. It is a two
lane divided road with parking on both sides. Due to the anticipated traffic the travel and
parking lanes are slightly wider than other two lane streets in the community. Where possible
on this street, curb extensions will be employed to facilitate the safe street crossings due to the
strong draw of the mixed -use Town Center. Refer to Figure 4 -7.
Street E and Street F
Streets E and F are very similar to Street D, but service primarily residential traffic. They are
each two lane divided roads with parking on both sides. Where possible on this street, curb
extensions will be employed to facilitate safe street crossings. Refer to Figure 4 -8.
4.5 PARKING REQUIREMENTS
The amount, location, and utility of vehicle (motorized and non - motorized) parking areas plays
an important role in the success of any mixed -use project. The goal is to provide for safe and
convenient parking while reducing conflicts with pedestrians and bicyclists. Higher fuel costs
and increased environmental awareness are expected to lead to the wider acceptance and use
of alternative modes of transportation such as electric /hybrid and natural gas fueled vehicles,
van pools, and public transit (i.e. bus). The increased use of alternative modes of transportation
along with design concepts that include dedicated lanes for multi - passenger vehicles, and land
use juxtapositions, which locate higher density housing near public places and business, which
will decrease the need to drive leading to lower parking ratios, shared parking facilities, and
transportation management programs. These on -going and new transportation trends and
techniques will be permitted and encouraged within the Specific Plan.
Due to the uncertainty of the future timing of newer parking trends, specific parking and loading
requirements will be addressed at either the PDP or Design Review stages for the AVSP to take
advantage of future transportation technologies and planning expertise that will become
available. Parking and loading requirements will include typical passenger and delivery
vehicles, as well as off - street bicycle parking. It is within these subsequent PDP and Design
Review documents and plans that the following subjects will be addressed:
• Shared parking ratios between complementary land uses
• Parking requirements by land use or district
• The use of alternative parking surfaces (i.e. pervious paving materials, bio- retention
techniques within parking areas).
Parking stall sizes and configurations
Landscaping requirements
Aisle widths
Lighting
Loading areas for passengers and freight
Trash enclosure access and locations
Patron, resident, and employee parking
Vehicle space markings and signage
ADA parking
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requirements of the City of Lake Elsinore in effect at the time a development proposal comes
forward.
4.6 RECREATION / OPEN SPACE REQUIREMENTS
The open space system is comprised of various public and private components including
community gardens, town greens, neighborhood parks, private pocket parks, community parks,
two large recreational lakes, school and university recreation areas, multi -use trails, and rest
stops with benches along trails. These open space elements are modeled after Section 4 of City
of Lake Elsinore's Parks and Recreation Master Plan and provide the project and surrounding
community with a diverse, multi -use open space system that meets the needs of the project's
residents and visitors. The project provides a total of 137 acres of parks, which is 27 acres more
than is required by the Quimby Act per population. The Quimby Act requires a total of 110 acres
of dedicated land for parks based on population, which the project meets and exceeds. Final
determination of park dedication will be made at the subdivision map level consistent with this
AVSP. AVSP park and open space programs, policies and standards will be found consistent
with and in accordance to the Quimby Act. All trails, paseos, native open space areas, parks,
garden areas, town greens, passive open space areas, over looks or vistas, lakes, swales, and
other open space areas as may be described by the Developer or proponent in the PDP or
Design Review shall be considered consistent with the Quimby Act and other City open space
and park programs and policies.
The City's standard requirement for the provision of public parks in new developments is a ratio
of 5 acres per 1,000 population. If a new development does not meet the minimum requirement,
the City may collect a fee in lieu pursuant to the Quimby Act. The AVSP meets and exceeds the
Quimby Act requirement by providing 5 acres per 1,000 project generated persons, with 183
acres of pockets parks, a community park, a regional sports park, lakeside park, community
garden, multi -use trails, paseos, plazas and two town greens. The total combined minimum
public and private park acreage per Quimby is 110 acres, and is calculated as follows:
Total AVSP Single Family Absorption: 3.48 Persons Per Household; 2,675 Single - Family
Units
( Persons per Household x Total Dwelling Units ) x 5 = Required Acres
1,000
( 3.48 x 2,675 ) x 5 = 46.55 = 47 Acres
1,000
Total AVSP Mixed -Use Absor tp ion: 1.85 Persons Per Household; 2,150 Mixed -Use Units
( Persons per Household x Total Dwelling Units ) x 5 = Required Acres
1,000
( 1.85 x 2,150 1 x 5 = 42.75 = 43 Acres
1,000
Total AVSP Multi - Family Absorption: 2.50 Persons Per Household; 3,420 Multi - Family Units
( Persons per Household x Total Dwelling Units ) x 5 = Required Acres
1,000
( 2.50 x 3.4201 x 5 = 19.89 = 20 Acres
1,000
Total Quimby Acreage Required Based on AVSP Persons by Household Breakdown:
• 47 acres (Single - Family) +43 acres (Mixed -Use) + 20 acres (Multi - Family) = 110 acres
Public Parks
The project's public parks will consist of: a 36.8 -acre lakeside park that borders an active 14.3 -
acre community park bordering a 12 -acre elementary school with its own recreation play fields
and shared school play facilities The location and definition of these public recreation areas
shall be reviewed as part of a subsequent Phased Development Plan and Design Review
33
process. The design concept of joint use of facilities through the location of public parks
adjacent to school playgrounds and worship areas is encouraged.
Public park land will be dedicated by the Developer, built by the Developer, and maintained by
the City, depending on the Subdivision Map schedule. Such public park dedication will satisfy a
portion of the Quimby Act and a portion of the Park Capital Improvement Fund found in Chapter
16.34.060 of the Municipal Code.
Private Parks
The project's private parks consist of: a 6 -acre community garden, 39.6 acres of two large
recreational lake facilities, two (2) town greens, which are approximately 0.7 acres each, and 4
acres of multi -use trails throughout the project.
In addition, approximately thirty -five (35) smaller private pocket parks are approximately one (1)
acre each and will be built and maintained by the HOA. Thirty -five (35) acres of private pocket
parks will be distributed throughout the Villages within easy walking distance of the surrounding
residences and the private pocket parks will provide specialized private amenities including but
not limited to: private pools, basketball courts, volleyball courts, and tennis courts.
Park and recreation facilities needed to serve the AVSP area will be provided by the Developer
within the AVSP. For private parks, the Developer will build and complete the private parks and
will transfer the title to a private Homeowner's Association. Such private park dedication will
satisfy a portion of the Quimby Act and a portion of the Park Capital Improvement Fund found in
Chapter 16.34.060 of the Municipal Code. The location and definition of these private recreation
areas shall be reviewed as part of a subsequent Phased Development Plan and Design Review
process. The design concept of joint use of facilities through the location of private parks
adjacent to school playgrounds and worship areas is encouraged.
City Regional Sports Park
In addition to the parks included in the project (or the above mentioned parks), the Developer
will also dedicate 45.9 -acres of land to the city for the development of a City Regional Sports
Park. This dedication of land will take place in Phase 2 of the Alberhill Villages Specific Plan.
The site for the City Regional Sports Park is situated along Lake Street and across from the
existing Alberhill Ranch Community Park and future school site.
The amenities within the City Regional Sports Park include 4 soccer fields, 4 baseball fields, 4
volleyball courts, 4 basketball courts, 3 restrooms, 1 concession stand, 5 picnic areas, 3 tot lots,
1 zero -water play area, 746 standard parking stalls, 51 handicap stalls, and all fields lighted
properly.
The Developer will offer to dedicate the City Regional Sports Park to the City by way of a
revocable offer to dedicate, within ten working days of the recordation of the first subdivision
map in Phase 2. The revocable offer of dedication shall include a reversionary interest where
the City does not substantially develop and complete to a "turn -key" standard the City Regional
Sports Park as defined in this section within five (5) years of the date of the Developer's delivery
of the revocable offer of dedication to the City or other mutually agreed upon schedule of
performance.
Description of Public and Private Parks
Each Village illustrated in Figure 4 -9, will contain some form of open space such as a private
pocket park, town green, plaza, trail, rest area, or a school so that all homes will be within
approximately one - quarter mile or a five (5) minute walk to an open space area. Open space
areas can vary in size, form, and function, and are clarified below. Each park classification
below is modeled after Section 4 of the City of Lake Elsinore's Parks and Recreation Master
Plan, which is used as a guide for development of a city -wide system of parks and recreation
areas.
Private Pocket Parks — Parks of this nature are typically less than one (1) acre in size
according to Section 4 of the Lake Elsinore Parks and Recreation Master Plan. The
project provides approximately thirty -five (35) one -acre private pocket parks, which are
distributed throughout the five different Planning Areas. These private pocket parks are
built and maintained by the HOA and are intended to serve the immediate surrounding
residents. Each private pocket park will provide its own specialized programing and
include different private amenities such as private pools, basketball courts, tennis courts,
and volleyball courts.
34
2. Community Park — Section 4 of the City's Parks and Recreation Master Plan classifies
community parks between 11 - 40 acres in size and are designed to serve 15,000 -
20,000 residents within a one and one -half mile (1 % mile) service radius, as well as
visitors to the area and utilized for active and passive recreation. The project provides a
19.5 -acre community park bordering a 12 -acre elementary school with its own
recreational fields. This 19.5 -acre community park will include lighted sports fields and
courts for joint -use with the elementary school, picnic facilities, play areas, and
restrooms. This community park will focus on sports and other active uses due to its
adjacency to an elementary school and its relatively level terrain.
3. Lakeside Park — Section 4 of the City's Parks and Recreation Master Plan classifies
regional parks between 25 -100 acres in size and are designed to offer a broad range of
amenities to attract the greatest range of users from within and beyond the City limits.
Amenities can include open space, bodies of water, and trails. The 36.8 -acre Lakeside
Park will be located at the heart of the project and boarder two recreational lakes totaling
39.6 acres of light water activities. The 36.8 -acre Lakeside Park alongside the
recreational lakes makes it the largest park in the entire project. Along with the
university, the Lakeside Park and recreational lake will be the focal point of Alberhill
Villages. Two large recreational lakes totaling approximately 39.6 acres will be
surrounded by playfields, picnic areas, active areas, as well as passive park uses such
as an outdoor amphitheater. The 36.8 -acre Lakeside Park will also serve as a wildlife
corridor to allow connections of local wildlife.
4. Recreational Lake Facilities — Two large recreational lake facilities totaling
approximately 39.6 acres will be the main attraction of the AVSP. The 13.6 -acre west
lake and the 26.0 -acre east lake at the heart of the project will provide light water
activities to both local residents and visitors. Trails and pathways will surround the lake
and provide opportunities for biking, jogging, and scenic walks.
5. Town Green — Two (2) town greens approximately % acres in size will be located near
single family homes and near the University Town Center. The town green in the
University Town Center will serve the university and regional mixed -uses, and act as a
social gathering place / outdoor event area for the Lake Elsinore community and region.
In addition, the Town Green has the potential to establish a unique character for the
regional mixed -use area and act as a gateway to the university.
6. Plazas / Hardscapes — The project will contain a series of primarily hardscaped open
spaces such as private and public plazas, or other unique gathering places. These
hardscaped areas may contain water features, decorative paving, ornamental
landscaping and shade trees, seating, and other amenities, which contribute to a
pleasant urban gathering place.
7. Community Garden — The project will provide a 6 -acre community garden in the
detention basins located along Lincoln Street. This community garden will be built the
Developer and operated and maintained by the HOA in order to create a sense of
community and togetherness amongst residents and visitors. Each plot in the community
garden will be rented by residents of the community and will provide beautification and
preservation to the natural environment.
8. Trails — The project will provide approximately 8,000 lineal feet (approximately 4 acres)
of open space connections for the entire community. The public trails preserve and
restore open space, as well as provide opportunities for physical activity to improve
fitness and mental health. Residents and visitors will be able to connect to the multiple
recreational facilities and parks through these public trails. These trails also function as
wildlife corridors, which connect to the Cleveland National Forest to the north and
connect to through the Ridge Project to the south under 1 -15 Freeway into the MSHCP
CORE areas.
In addition, recreational rest areas, par courses (exercise), or vista spots will be located
throughout the project area along trails, wildlife corridors, and greenbelts. These additional
recreation areas may include a bench and a single tree for shade, or even a more complex
arrangement of benches, trash receptacles, several trees and shrubs, educational signage, and
even an overhead structure with solar panels for lighting. The following photos suggest possible
park solutions:
35
Mini Parks
NON--
Parcourse
Trash /Receptacles
TABLE 4 -2
Alberhill Villages Parks and Open Space
Wildlife Corridors
PARK
CITY BUILT
DEVELOPER
.- •
.-
QUIMBY
&
DEDICATION To
OWNED,
AND LLMD
USER FEE
QUALIFIED
Private
MAINTAINED
THE CITY
MAINTAINED
X
MAINTAINED
ACREAGE
35
Pocket Parks
Community
X
X
14.3
Park
Lakeside
X
X
36.8
Park
Recreational
X
X
39.6
Lake
Facilities
Town Greens
X
1.4
(2)
Community
X
X
6
Garden
Trails (8,000
X
4
linear feet)
Open Space f
X
N/A
TOTAL QUIMBY QUALIFIED ACREAGE:
137
TOTAL QUIMBY REQUIRED ACREAGE:
110
TOTAL EXCEEDED QUIMBY QUALIFIED ACREAGE:
27
4.7 STORMWATER MANAGEMENT TECHNIQUES
A variety of storm water management techniques are permitted including the use of swales,
wetland enhancement areas, bio- retention basins, storm water detention areas that serve a dual
purpose as recreational facilities, and parking lot bio - infiltration. Additional techniques may be
implemented in a PDP provided that they meet the goals and intent of this specific plan.
36
ALBERHILL VILLAGES SPECIFIC PLAN: PRELIMINARY PARK PLAN
PARK LEGEND:
tl~ ANIMAL CROSSING
�-
ALBERHILL RANCH COMMUNITY PARK...... 20 AC
(EXISTING)
FIGURE 4 -9
RECREATIONAL LAKE FACILITIES........
39.6 AC
®
LAKESIDE PARK .......................
36.8 AC
'^
COMMUNITY PARK ......................
14.3 AC
COMMUNITY GARDEN ....................
6.0 AC
TOWN GREEN (B.7 ACRES EACH).....,...
1.4 AC
POCKET PARK (ABOUT 1 ACRE EACH)... --
35.8 AC
MULTI -USE TRAILS... .... ......... -
4.0 AC
TOTAL PARK ACRES PROVIDED:
137 AC
TOTAL PARK ACRES REQUIRED:
110 AC
(BY QUIMBY ACT POPULATION CALC)
CITY REGIONAL SPORTS PARK.............
45.9 AC
PARK LEGEND:
tl~ ANIMAL CROSSING
�-
ALBERHILL RANCH COMMUNITY PARK...... 20 AC
(EXISTING)
FIGURE 4 -9
Contents
5.1 Implementation Process
5.2 Transfer of Development
between Villages and Planning
Areas
5.3 Development Approvals Required
5.4 Development Status Matrix
5.5 Phasing
5.6 Financing and Maintenance
5.1 IMPLEMENTATION PROCESS
Chapter
5
IMPLEMENTATION
To administer the Specific Plan and control the build out of residential units and
commercial /office square footage allocated to the AVSP project area via the General Plan, the
Developer and City will follow a three -tier zoning implementation process for all development
areas and projects within the six (6) phases of the AVSP areas. The three -tier process consists
of 1) Tier I - adoption of this Specific Plan by Initiative approval, 2) Tier II - administrative
approval of the Phased Development Plans (PDPs) for all phases of the Project, and 3) Tier III -
administrative Design Review process that corresponds with actual development plans for all
phases of the Project. All six (6) phases of the Project are described in the chart below and are
defined by the maximum total dwelling units and the total non - residential building square
footage allotted within each phase. The three -tier implementation approach will reduce the need
to amend the Alberhill Villages Specific Plan in the future by postponing certain details, which
cannot be anticipated until economic, market, and trend development concepts become certain.
PHASE
IMPLEMENTATION
PROCESS
TOTAL
DWELLING
UNITS (MAX)
NON - RESIDENTIAL BLDG.
(SQ. FT.)
1
Administrative Approval
1,389
3,504,000
2
Administrative Approval
838
0
3
Administrative Approval
1,970
0
4
Administrative Approval
1,419
0
5
Administrative Approval
8
0
6
Administrative Approval
2,620
503,000
TOTAL
--
8,244
4,007,000
Cost Recovery Service (CRS Accounts)
The Developer will pay all fees according to applicable law. The Developer will pay for the City's
specialized consultants on a cost recovery basis (CRS Accounts) according to the following
stipulations:
1) The City will provide a monthly accounting of all project related CRS accounts will be
provided to the project Developer on the 15'h day of the following month;
2) All CRS accounting shall include date of the transaction, name of staff or consultant
conducting the transaction, the number of hours expended, hourly rate, and a detailed
summary of the tasks completed;
3) The above CRS accounts shall include the City Attorney where non - attorney
client/privilege matters are accounted for in the CRS account funds
Specific Plan (Tier 1)
This Specific Plan is developed in accordance with the provisions of the Specific Plan District
(SPD) Zone, Chapter 17.204, of the City of Lake Elsinore Zoning Code. The adoption of the
Specific Plan is the first step of a three -tier implementation process for development pursuant to
the AVSP. The information in this Specific Plan meets state mandated requirements and
provides enough flexibility to accommodate future changes in urban design and architectural
preferences.
Phased Development Plans (Tier 11)
Phased Development Plans (PDPs) must be processed in accordance with the provisions of
Section 1.3 and this section of the AVSP prior or concurrent with the processing of subdivision
37
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maps and /or Design Review. The purpose of PDPs is to delineate the specific goals,
objectives, refined development regulations, and design guidelines of each phase of the
Specific Plan while maintaining flexibility as the area builds out incrementally over time. The
PDPs will provide more detailed information regarding the arrangements and types of land uses,
the circulation pattern, development regulations, and design guidelines for a geographic area
within the Specific Plan when development in the area is imminent based on market demand.
The Land Use Plan in each PDP will include more detailed design and regulatory information.
For example, the areas identified as "residential" in the Specific Plan will be delineated in the
PDP as low, medium, or high density residential areas and the associated average densities for
these land uses will be identified. Refer to Figure 5 -1, Example Tier II Land Use Map for a
sample of the level of detail to be provided in a Tier II PDP Land Use Plan. Overall dwelling unit
count and commercial /mixed -use square footage is provided for in the Specific Plan and cannot
be exceeded.
Each PDP will delineate the applicable Villages and Planning Areas it covers into smaller
Subareas. Subareas earmarked for development will be defined by approximate size, number of
detached and attached residential units' permitted, square footage of retail, office, and
educational space permitted, and permitted roadway carrying capacity or Average Daily Trips
(ADTs) by residential type. Adjacent Subareas within the same Planning Area not scheduled for
development within the PDP will continue to be designated as mining areas. These adjacent
Subareas containing ongoing mining activity will be included in a subsequent PDP once urban
development for these areas becomes known. Traffic Impact Analysis will not be required at the
PDP stage but may be required during Subdivision review and /or Design Review.
Land Use Structure Diagrams must be included within the PDP for each specific Subarea, which
will address automobile and pedestrian access points, regional trail linkages, open space
linkages, neighborhood form, and transitional edges (refer to Figure 5 -2, Example Tier II
Structure Diagram). An important edge condition that will be considered includes the existing
ongoing mining activity that will continue to occur within and /or adjacent to the specific plan area
as development proceeds according to the M3 mining ordinance or as otherwise mentioned in
this Initiative associated with the ±1,374 -acres Annexation dated 2008.
The development regulations within the PDP may be more focused based on current conditions
and criteria at the time the PDP is submitted to the City of Lake Elsinore. PDPs for each
planning area of the project may be adjusted or modified based on final design and engineering
and the precise development plans of the planning area builder.
The Community Development Director or their designee shall have the authority to approve
PDPs which substantially conform to the approved Specific Plan, so long as the PDPs are
consistent with the intent of the Specific Plan.
PDPs can make minor modifications to the Specific Plan as may be warranted to accommodate
changes resulting from final design and engineering that cause adjustments in roadway
alignments, location of utilities or other infrastructure, development of innovative product design,
distribution of permitted uses within the Specific Plan, development of builder -level design
guidelines, density transfers or other similar modifications deemed to be minor. Minor
modifications or technical adjustments may include, but are not limited to the following:
a. Inclusion of land uses not specified but similar in intent and character with the underlying
land use designation;
b. Modifications to mitigation measures included in the Specific Plan provided any such
modifications provide substantially equivalent environmental protection as the original
standard;
c. Addition of information to the Specific Plan (including maps or text) for purposes of
clarification that does not change the intent of any plan or regulation, as well as correction of
any clerical or grammatical errors;
d. Adjustments to the alignment, location and sizing of utilities and facilities or a change in
utility and /or public service provider may be approved by the City's Engineering or Public
Works Department so long as the adjustments or changes are found to be in compliance
with applicable plans and standards of the agency responsible for such utilities and facilities
and do not result in significant environmental impacts;
38
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e. Change in roadway alignment, width, or improvements through the final engineering
improvement plan process so long as minimum rights -of -way meet the standards outlined in
the Specific Plan;
f. Minor adjustments of any planning area boundary (less than 10 %);
g. Minor adjustments to any of the development standards or regulations such as modification
of wall heights for noise attenuation purposes, modification of allowable encroachments into
setbacks, etc. that are specifically allowed under the Development Regulations of this
Specific Plan;
h. Modification of any design element in this Specific Plan that improves circulation, reduces
grading, improves drainage, improves infrastructure, or provides similar utility and reduces
operations and maintenance costs or improves the level of sustainability;
i. Modifications to the Specific Plan Phasing, provided that the objectives of the phasing
continue to be met and provided that all infrastructure including, but not limited to, roads,
sewer facilities, water supply and drainage facilities is available to serve the Specific Plan;
and
j. Residential unit transfers between planning areas in accordance with Section 5.2 of this
Specific Plan.
The PDP criteria and Specific Plan modifications described and listed above are not
comprehensive. Any PDP component that is deemed by the Community Development Director
to be in substantial conformance with the purpose and intent of the Specific Plan shall be
permitted. PDP documentation may include text and /or maps which describe the nature of all
proposed modifications or adjustments to the Specific Plan.
PDPs of all phases of the Project shall be reviewed internally by City Staff only. After submittal
of the initial PDP application, the City must provide written comments within 30 days of PDP
written submission or the PDP application will be deemed complete and approved. If the City
provides comments, any issues not raised in the comments will be deemed waived for any
future review. After the PDP is resubmitted in writing by the Developer, the City must provide
comments, with those comments limited to those changes made as part of the resubmittal,
within 30 days or the PDP application will be deemed complete and approved. After the second
resubmittal in writing, the City has one final opportunity to provide comments, limited to those
changes made as part of the second resubmittal, within 15 days or the PDP application will be
deemed complete.
The Community Development Director or designee shall be the review and approval authority
for a PDP. The Community Development Director's review of the PDP is an administrative
action. If the Community Development Director determines that a PDP substantially conforms to
the approved Specific Plan, then he has the authority and the obligation to approve the PDP.
For all phases of the Project, PDPs shall be reviewed by staff and considered for final action at
a public hearing before the Planning Commission. Several PDPs may be processed
concurrently with development occurring in several PDPs at the same time.
The following is a list of items to be addressed in more detail within a PDP
I. Introduction
A. Project location within the Specific Plan
B. Project Description
C. Specific Goals and Objectives of the Tier II development
II. Development Plan
A. Detailed Land Use Plan
1. Specific Design Intent
2. Land Use Plan indicating locations of some or all of the following land uses as
applicable:
a. Rural residential
b. Residential by type and density
c. Institutional
d. Mixed -use
e. Open space corridors
39
f. Potential schools
g. Location of park(s), lake(s), and other recreational amenities
h. Public facilities
B. Applicable Districts and Planning Areas divided by Subarea
1. Statistical analysis indicating acres, number of units and square footage of retail
and office space
2. Any proposed transfers of ADTs or intensity of development between Districts
and Planning Areas
C. Circulation Network
1. Backbone roads, collectors, access points
2. Regional and off -site trail linkages
D. Public Facilities and Services Master Plan (Proposed distribution, location, extent,
and intensity of sewage, water, drainage, solid waste disposal, energy, police, fire,
schools, and other essential services and utilities proposed to be located near the
plan area and needed to support the land uses described in the PDP)
E. Subarea Grading Concept
1. Project perimeter edge conditions
2. Major roads
3. Planning area pad or contoured grading concept.
III. Design Guidelines
A. Purpose and Intent
B. Residential Design Criteria
C. Mixed -Use Design Criteria
D. Institutional Design Criteria
E. Open Space Criteria
F. Lighting Concepts
G. Signage Concepts
H. Sustainable Concepts
I. Landscape Plan (only if added to PDP)
J. Public Art (only if added to PDP — not a City requirement)
IV. Refined Development Regulations
A. Land uses divided into more specific zones based on density
B. Development regulations may specify
1. Setbacks
2. FAR
3. Height
4. Lot coverage
5. Parking requirements
6. Other regulations as necessary to implement the development's purpose and
intent.
C. Development regulations may be articulated in a form -based manner or other zoning
approach, which ensures appropriate implementation of the intended development
concept.
V. Graphics
A. Project Location Map
B. Land Use Plan
C. Structure Diagram
D. Circulation Plan
E. Preliminary Water, Sewer, and Drainage Plans
F. Conceptual vignettes, as necessary, to depict site planning and design guidelines
G. Preliminary Grading Plan
Design Review (Tier lll)
Prior to issuance of a building permit for any structure or sign, Design Review shall be
completed in accordance with Section 1.3 and other sections of this Specific Plan. The Design
Review process requires review of detailed dimensioned site plans showing the location of all
property lines, buildings and structures, entrances, parking, landscape areas, signs, walls, and
preliminary grading information. Elevations and floor plans are required for all buildings.
40
The following requires Design Review consideration:
• New construction of commercial and industrial structures or permitted accessory
structures 500 square feet in area or less;
• Development of single family residential uses;
• Duplexes and multi - family developments not involving more than a total of four units;
• Second units pursuant to Chapter 17.17 of the City of Lake Elsinore Zoning Ordinance;
• Residential accessory structures; unenclosed structures such as non - commercial
stables, corrals, and appurtenant facilities for the keeping of animals, carports, gazebos,
and patio covers (both trellis -type and solid), as well as enclosed structures containing
less than 600 square feet of floor area such as sheds, cabanas, children's playhouses,
and workshops;
• Alterations to existing structures, which substantially change the appearance of the
structure even though the floor area may not be affected;
• Reconstruction of commercial or industrial structures, which have been destroyed or
substantially damaged provided said structures were legally in existence and said
reconstruction returns the structure to its original size and appearance;
• Signs pursuant to this Specific Plan.; and
• Fences and walls.
For all phases of the Project as identified on Figure 5 -3, Design Review shall be reviewed
internally by City Staff only. After submittal of the initial Design Review application, the City
must provide written comments within 30 days of Design Review application submission or the
Design Review application will be deemed complete and approved. If the City provides
comments, any issues not raised in those comments shall be deemed waived for any future
review. After the Design Review is resubmitted, the City must again provide written comments,
with those comments limited to those changes made as part of the resubmittal, within 30 days
or the Design Review will be deemed complete and approved. After the second resubmittal, the
City has one final opportunity to provide comments, limited to those changes made as part of
the second resubmittal, within 15 days or the Design application will be deemed complete.
For all phases of the Project as identified on Figure 5 -3, public hearing shall be required for the
consideration of Design Review. The Community Development Director or designee shall be
the review and approval authority for Design Review and the consistency with the Specific Plan
and the applicable PDP, including design guidelines. The Director's consideration of Design
Review is an administrative action. If the Community Development Director determines that the
Design Review substantially conforms to the Specific Plan and the applicable PDP, then he has
the authority and the obligation to approve the Design Review.
For all phases of the Project as identified on Figure 5 -3, the Community Development Director
may approve, deny, or conditionally approve, according to the provisions of Lake Elsinore
Municipal Code Section 17.184.110. In addition, for all phases of the Project as identified on
Figure 5 -3, the applicant submitting for "Minor Design Review" may appeal the Director's
decision and /or conditions to the Planning Commission; provided that said appeal be submitted
to the Director of Community Development within 10 days. The Planning Commission shall hear
the appeal within 30 days in the same manner as prescribed for "Major Design Review"
pursuant to the provisions of Chapter 17.82, as amended in this section. The decision of the
Planning Commission shall be final ten (10) days from the date of decision unless an appeal is
filed with the City Council pursuant to the City procedures outlined in Chapter 17.80 of the City
of Lake Elsinore Zoning Ordinance.
The following items must be submitted with the Design Review application, if applicable:
A. Design Elements
1. Building materials and colors
2. Refuse collection areas
3. Site loading and special equipment areas
4. Roof design and rooftop equipment screening elements
B. Signage
1. Materials and color schemes
2. Lighting
3. Monument signage
4. Wall- mounted building signs
5. Multi- tenant building signs
6. Projecting signs
7. Informational and directional signs
8. Temporary signs
9. Stand traffic signs
it
C. Conceptual Landscape Plans, including:
1. Entry statements
2. Streetscapes
3. Parks and open spaces
Subdivision Map Processing
Subdivision maps may be submitted concurrently with Tier II or Tier III applications
5.2 TRANSFER OF DEVELOPMENT BETWEEN VILLAGES AND
PLANNING AREAS
Transfer of development density between Villages and Planning Areas may occur in the
following situations:
1). If a development proposal is under the maximum allowable dwelling units or square
footage permitted for the area per Table 3 -2 of the AVSP, the additional units or
square footage can be added in other designated planning areas within the same
District or Planning Area or the excess can be transferred to a different District or
Planning Area.
2). Some of the units or square footage allocated to one planning area can be
transferred to a different District or Planning Area thereby exceeding the initial
maximum development allowed in the original District or Planning Area provided
there is no significant un- mitigable traffic impact. See Table 5 -1 for transfer
parameters.
3). All of the dwelling units and square footage allocated to one Planning Area within the
Specific Plan may be reallocated to one or more different Planning Areas for the
purpose of developing a park or institutional use in the original Planning Area.
Average Daily Trips (ADTs) shall be the basis for transfers of units or commercial /office square
footage, thereby assuring that adequate roadway and intersection capacity exists in the area
receiving the transfer. The number of trips that will be allowed to transfer is influenced by
whether the transfer occurs between Districts, Planning Areas, within Planning Areas, or across
major roadways (refer to Table 5 -1). Non - residential commercial and institutional transfers are
restricted to occur between Mixed -Use Districts so that a predominantly residential district is not
impacted by a transfer of non - residential traffic.
Transfers that meet the criteria shall be considered through the PDP process as discussed
above. Any transfers beyond these limits would require a Traffic Impact Analysis (TIA) that
would analyze daily traffic flows and peak turn movements to determine the proposed transfer
feasibility. Such TIA shall be submitted as part of the PDP process.
TABLE 5 -1
Transfer of Development Criteria
Transfer Criteria for Planning Areas
ADTs Allowed to be Transferred
Between Like Subareas
50%
Between Adjacent Planning Areas
25 % *
Across One Ma or Thoroughfare
15 % *
Across Two Ma =a= hfares
10 % / Max. 1000
Transfer Criteria for Mixed -Use Districts
and Planning Areas
ADTs Allowed to be Transferred
Between Like Planning Areas
Between Adjacent Districts
No transfers between regional and community
MXU are allowed
* A maximum of 2000 ADT is allowed across a 2 lane thoroughfare, a maximum of 3500 ADT is
allowed across a 4 lane thoroughfare, and a maximum of 5000 ADT is allowed across a 6 lane
thoroughfare.
42
5.3 DEVELOPMENT APPROVALS REQUIRED
To implement the AVSP, applications must be submitted and reviewed, as summarized in Table
5 -2.
TABLE 5 -2
Required Development Approvals
PERMIT APPLICATION
AGENCY t PURPOSE
APPROVAL
Phased Development
Lake Elsinore Specifies greater details
Plan
Planning regarding the type of
Administrative
Department development that will occur
within a phase of the
specific plan.
Subdivision Maps
Lake Elsinore
Create legal lots.
Council Approval
Planning and
Engineering Depts.
Site Plans
Lake Elsinore Review architectural detailsT
Planning Dept. prior to building permit
Administrative
issuance.
Right -of -Way Permits
Lake Elsinore
Work in public right -of -way
En ineerin Dept.
Administrative
Grading Permits
Lake Elsinore
Site preparation.
En ineerin Dept.
Administrative
Final Map
Lake Elsinore
Final mapping of approved Council Approval
En ineerina Dept. I
subdivision lots.
Storm Drain Facility
Lake Elsinore
Storm Drainage and Flood
Improvement Plans
and /or Riverside
Facilities Administrative
County Flood
Control
Roadway
Lake Elsinore
Plans for roads /utilities.
Improvement Plans
Engineering Dept.
Administrative
Building Permits
Lake Elsinore
Construction of buildings.
Buildin2 Dept.
Administrative
National Pollutant
Santa Ana
Discharge approval.
Discharge Elimination
Regional Water
Administrative
System (NPDES)
Quality Control
Permit
Board (SARWQCB)
General Construction
SARWQCB Storm water runoff during
Storm Water Permit
construction period.
Administrative
Waste Discharge
SARWQCB I
Waste discharge.
Requirements Permit
`I
Administrative
Water Facility
EVMWD
Water service
Improvement Plans
Administrative
Sewer Facility
EVMWD
Sewer service
Improvement Plans
Administrative
School District
LEUSD
School service
Approval
Administrative
Fire District Approval
Riverside County
Fire service
Fire
_
Modification of on -ramps
Administrative
Caltrans Approval
California
Department of
and off -ramps
Administrative
Trans ortation
CDFW 2081 or 1600
California
Incidental take and
Permits
Department of Fish
streambed alteration Administrative
and Game
401 Water Quality
Regional Water
Discharges into waters of
Administrative
Permit
Quality Control
the US
Board
USACE 404 Permit
US Army Corp of
Construction activities
Administrative
En ineers
within the waters of the US
LEAPS Process
City of Lake
For right -of -way within the
Elsinore
MSHCP core areas outside
Administrative
of the AVSP project area
and the MOU for Alberhill
Prooertv Owners
Department of Real
_Ridoe
I For managing, marketing,
43
PERMIT APPLICATION AGENCY
PURPOSE L APPROVAL
Association /Home Estate
and selling of homes and Administrative
Owners Association
lots in a residential
(HOA)
subdivision.
Both ministerial and Council actions can occur simultaneously. Subdivision maps and Design
Review may also be processed concurrently with a PDP for all or a portion of the area subject to
the PDP. Alternatively, a PDP may be processed prior to subdivision maps and Design Review.
Subdivision maps may be processed concurrently with or prior to design review plans (refer to
Table 5 -3). Site plans are required at the Design Review stage. In addition, a development
status matrix identifying the number of units, mixed -use square footage, and ADTs used to date
must be updated at the PDP and Design Review stages (refer to Table 5 -4).
The following table indicates at what stage each entitlement implementing action can occur:
TABLE 5 -3
Implementation Table
IMPLEMENTING
TIER I TIER 11
TIER III
ENTITLEMENT
SPECIFIC PLAN PHASED
DESIGN REVIEW
ACTION
DEVELOPMENT PLAN
Subdivision Maps
O O
N/A O
O
Transfer of
O
Development (within
the Specific Plan
areal
N/A R
Updating
R
Development Status
Matrix
Site Plan Th
N/A O
R
0 = Optional, R = Required; N/A = Not Applicable
Tentative maps and /or parcel maps shall be submitted in accordance with the State Subdivision
Map Act and the Subdivision Ordinance of the City of Lake Elsinore. Future tentative or parcel
maps must be in substantial conformance with the development standards and design
guidelines of the AVSP, the associated Mitigation measures identified in the AVSP, the
applicable PDP and the applicable Design Review.
Final subdivision or parcel maps, grading plans, and improvement plans shall be in substantial
conformance with the approved tentative or parcel map, as well as the approved site plan
package.
Subdivision milestones indicating required traffic studies shall not hinder or delay the issuance
of grading and building permits or otherwise delay the construction of the project moving
forward.
Building permits for dwelling units shall be issued only after a final subdivision map has been
recorded and Design Review approval has been obtained. Permits may be issued for model
units prior to the final map recordation subject to the requirements of the City.
5.4 DEVELOPMENT STATUS MATRIX
Regardless of whether or not an applicant chooses to transfer development within the specific
plan area, for each PDP and Design Review, the following Development Status Matrix shall be
updated for each District in order to document the approved ADTs, mixed -use square footage,
and number of dwelling units approved to date, as well as the ADTs still available for transfer.
This matrix will be updated at the PDP and Design Review stages by the Developer and utilized
to track the approved development to ensure that the maximum entitlements (dwelling units)
allotted per the AVSP are not exceeded.
44
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5.5 PHASING
The conceptual phasing plan identified in Figure 5 -3 is dependent on the mining operation
phasing and the market conditions for materials and manufactured products, as well as the
demand for housing and commercial space. This phasing plan is an estimate of the order in
which the development and infrastructure, (roads, sewer, drainage, water, lights, parks,
etc.), will proceed; however, major controlling factors that will affect the actual phasing plan
include economic forces, the development of water, sewer, street, flood control, and other
public infrastructure improvements; current and future trends in regional and local housing
demand and supply; and decisions of local agencies regarding public improvements and
future individual development plans. The actual timing and phasing of development and
infrastructure will be determined by the Developer or applicant. The timing of phasing
areas for development and infrastructure may overlap. See Figure 5 -3 for the conceptual
phasing plan and the corresponding phases shown in the colors below.
1. Phase 1: Red (University Town Center, University, Lakeside Village, Alberhill Town
Center, Single - Family Residential)
2. Phase 2: Yellow (Dedication of City Sports Park land and Single - Family Residential)
3. Phase 3: Green (Single - Family Residential)
4. Phase 4: Orange (Elementary School, Community Park, Worship Center)
5. Phase 5: Purple (Hillside Residential)
6. Phase 6: Blue (Single - Family Residential and Commercial Mixed -Use)
5.6 FINANCING AND MAINTENANCE
The recommended financing mechanisms listed in Table 5 -5 are provided as guidelines
and should not be considered as final recommendations. Actual implementation of a
specific financing mechanism will be accomplished pursuant to certain proceedings as
established by special financing districts, the City of Lake Elsinore, the Lake Elsinore
Unified School District, the Elsinore Valley Municipal Water District (EVMWD), WRCOG,
the Developer, and relevant state and federal laws.
The Developer will provide private funding in conjunction with any approved pubic financing
to allow for the timely development of public facilities, streets, utilities, and other necessary
capital improvements. Maintenance in both private and public areas will be provided by a
combination of public landscape and lighting maintenance districts and
homeowner /property owner associations. The LLMD or similar maintenance mechanism
will maintain public parks (with the exception of the City Regional Sports Park, which will be
subject to a regional LLMD) and all landscape areas within the right -of -way and up- slopes
adjacent to the right -of -way circulation elements as depicted in Figure 3 -7 Circulation Plan.
All other landscape areas shall be maintained by the HOA or Property Owner's Association
(POA). The City and the Developer will use their best efforts to establish community
facilities districts pursuant to the Mello -Roos Community Facilities act of 1982, assessment
districts, improvement districts, maintenance districts, or other public financing
mechanisms, as necessary, for the purpose of financing the planning, design, construction,
and maintenance of the public facilities.
To maximize fiscal benefits via commercial tax generation, the Project will include the
following restrictions on Residential Dwelling Units:
• 200,000 sq. ft. of commercial must be constructed prior to the 200th certificate of
occupancy
• 400,000 sq. ft. of commercial must be constructed prior to the 500'" certificate of
occupancy
• 750,000 sq. ft. of commercial must be constructed prior to the 2,000'h certificate of
occupancy
• 1,000,000 sq. ft. of commercial must be constructed prior to the 4,0001h certificate of
occupancy
For purposes of this section, a hotel room will be the equivalent of 1,062 sq. ft. of
commercial space.
In the event the City provides a tax exemption on a specific commercial project to
encourage its construction, that specific commercial square footage shall not be counted to
relieve the above restriction on residential units until such tax exemption terminates.
46
At any time during the development of AVSP, the Developer may elect to petition the City
to create a Project wide CFD or other funding mechanism for fire, police and paramedic
services. Upon approval of the CFD or other funding mechanism, the above restrictions on
residential development will no longer be applicable.
TABLE 5 -5
Financing Mechanisms
REQUIRED FACILITY
RECOMMENDED FINANCING MECHANISM(S)
Circulation and street
Developer Private Financing; CFD financing, TUMF
improvements and expansion
and TIF Fee Credit/Reimbursement Agreements, Fees
in lieu of facilities
Drainage and Storm Water
Developer Private Financing; CFD financing; City
Management
Storm Drain Fee Credit Reimbursement Agreements,
Fees in lieu of facilities
Water
Developer Private Financing; CFD financing, payment
of connection fees to Elsinore Valley Municipal Water
District (EVMWD), Fees in lieu of facilities
Sewer Developer Private Financing; CFD financing, payment
of connection fees to Elsinore Valley Municipal Water
District (EVMWD), Fees in lieu of facilities
Schools
Payment of school fees, school site purchase.
Community Facilities District (CFD)
Parks and trails
Developer Private Financing; Parkland dedication in
lieu of fees, and citywide Park, Open Space,
Community Facilities District (CFD) and /or Landscape
and Liahtina Maintenance District (LLMD)
Slope Landscaping and
Maintenance of slopes adjacent to public rights of way,
Maintenance
publically accessed landscaped areas, street lighting
and other public facilities via Landscape and Lighting
Maintenance District (LLMD)
— 47
Contents
6.1 Introduction
6.2 Alberhill District Plan Consistency
6.3 General Plan Format
6.4 Community Form
6.5 Public Safety and Welfare
6.6 Resource Protection and Preservation
6.1 INTRODUCTION
Chapter
6
GENERAL PLAN
CONSISTENCY ANALYSIS
California State law requires that Specific Plans must demonstrate consistency with goals,
objectives, policies and programs of a jurisdiction's General Plan. To ensure that the
Alberhill Village Specific Plan (AVSP) is consistent with City of Lake Elsinore General Plan,
a thorough review of the General Plan's stated goals, objectives, policies and programs
was made (see Table 6 -1, General Plan Content).
The General Plan provides the guidelines for how the new projects are to be configured
and implemented. Additionally, the General Plan contains various area plans, or Districts,
which are incorporated into a separate "Districts" chapter of the General Plan, and contain
specific required policies to guide the development for specific areas of particular
importance. The Districts, by virtue of their adoption, are consistent with the General Plan,
and address those issues that are unique to a locality or that require special policies, and
which also reinforce City regulatory provisions, preserve special lands or historic structures,
require or encourage particular design features, or restrict certain activities. The AVSP is
located within the Alberhill District.
6.1.1. Methodology
The Alberhill District is considered consistent with the goals and policies of the
General Plan by virtue of its incorporation into said General Plan. If the AVSP goals
and policies are consistent with the goals and policies of the Alberhill District, and
the Alberhill District is consistent with the General Plan, it can be reasoned that the
AVSP is consistent with the General Plan.
Section 6.2 below lists the Alberhill District's goals and provides discussion and
analysis as to AVSP consistency. Following Section 6.2 are the General Plan
Chapters of Community Form (Section 6.3), Public Safety and Welfare (Section
6.4), and Resource Protection and Preservation (Section 6.5), which contain the
underlying General Plan goals and policies that established the foundation for the
Alberhill District. Following the policies within each of these General Plan Chapters
is a reference to the corresponding Section where AVSP conformance to the
Alberhill District is discussed.
TABLE 6 -1
General Plan Content
Lake Elsinore
General Plan
Chapters
Mandatory
Elements
Issues
Land Use
Diversity of Land Uses, Recreation, Aesthetics,
Community Form
Circulation
Environmental Resources, Historical & Cultural
(Chapter 2.0)
Housing
Resources, Circulation, Growth Management, Housing,
Parks & Recreation.
Air Quality, Hazards & Hazardous Materials Flooding,
Public Safety
Public Safety
Seismic Activity, Noise, Community Facilities &
and Welfare
Noise
Protection Services (fire, police, schools, libraries,
(Chapter 3.0)
animal services, water, wastewater, electricity, natural
gas, refuse, recycling, and telecommunications).
48
Resource Biological Resources, Open Space, Water Resources,
Protection and Conservation Mineral Resources, Cultural & Paleontological
Preservation Open Space Resources, Historic Preservation, Aesthetics,
(Chapter 4.0) Sustainable Environment (greenhouse gas emissions,
energy conservation).
6.2 ALBERHILL DISTRICT PLAN CONSISTENCY
The Alberhill District (District) is located in the northernmost part of the City of Lake
Elsinore, a 4,240 acre predominantly vacant area of rolling hillsides and mining operations.
The District is planned to develop into master- planned and sustainable mixed -use
communities. The District is surrounded primarily by vacant lands, conservation areas and
residential communities. The District plan sets forth the land use policies that will guide the
future development. The goals and policies contained within the District plan reflect the
general intentions of the City's adopted specific plans.
6.2.1 Overall District Goal and Policies
6.2.1.1 Primary Goal
The primary goal of the Alberhill District is to support and maintain a healthy
transition from extractive / mining activities to a network of residential communities
within a balanced mix of commercial, light industrial, business professional,
educational, institutional I public uses, open space and conservation areas that
provide a sense of place and high quality of life.
Discussion: The Alberhill District area has long been an area dominated by the
extraction of materials though concentrated and vested mining
operations, and as the mining operations wind down, and the land is
reclaimed, opportunities will arise for this "diamond in the rough" area
to blossom into an attractive, vibrant, and sustainable master plan
community. The Alberhill District is of such size and strategic
location, that if well designed development policies and guidelines
are established, the area could not only showcase how a progressive
and sustainable community environment should look, but it could
also become the major City "gateway' that would help transform
Lake Elsinore's image into a premier southern California destination.
The following are the District's stated overall policies:
AH1.1 'Continue to encourage proper reclamation and enhancement of areas
impacted by extractive / mining activities for the public's health,
safety, and welfare."
AH1.2 "Consider the preservation of vacant lands in areas with high
elevations in the north, east, and southwest, in order to provide an
adequate amount of conserved lands, open space and wetland
areas. "
AH1.3 "Encourage proper land use compatibility between mining activities
and surrounding uses."
AH1.4 "Impose conditions, as necessary, on mining operations to minimize
or eliminate the potential adverse impact of mining operations on
surrounding properties and the environment."
AH1.5 "Encourage new non - mining land uses adjacent to existing mining
operations based on an evaluation of.: noise, aesthetics, drainage,
operating conditions and operating hours, biological resources,
topography, lighting, traffic and air quality."
AH1.6 "Periodically revise and update the City's surface mining reclamation
ordinance to ensure the most recent SMARA developments are
reflected in the City's municipal code."
Response: The AVSP details a phased development approach that:
49
• Provides consistency with final reclamation to heavily impacted
mining areas following, and in concert with, post- mining interim
reclamation measures under Reclamation Plan RP -112;
• Provides public access to over 150 acres of natural or restored
open spaces with trails, and quality urban development including
parks, schools, housing and commercial uses;
• Provides appropriate buffers and mitigation measures at mining
operation /public interfaces;
• Ongoing vested mining operations are to comply with all
applicable SMARA requirements.
AH1.1: Alberhill District policy designation nomenclature
6.2.2 Urban Design
6.2.2.1 Distinct Design
The stated Urban Design goal of the Alberhill District plan is to create a strong
urban design that would support the Alberhill District as a distinct community.
Discussion: The rolling hills, pronounced ridgelines and varied elevations of the
AVSP site afford the opportunity to create a dynamic and distinctive
community. Lake Street is the primary artery, which will serve the
future land uses within the Alberhill District. Lake Street also is
bordered by a moderately dense landscape of trees and a natural
riparian corridor that could be enhanced to offer opportunity as an
entry statement in the Alberhill area, and as an opportunity for
incorporation into a public open space access trail system.
The following are the District's stated Urban Design policies:
AH2.1 "Through the project and CEQA processes, create strong
connections to Lake Street between neighborhoods and community
supporting uses."
AH2.2 "In areas outside approved specific plans, the City should strive to
establish design standards that are consistent with the Alberhill
District's adopted specific plans in order to ensure a standard design
motif for new developments."
AH2.3 "Consider the establishment and construction of a series of
pedestrian routes as part of the City's trail system from residential
areas to Lake Street's commercial and institutional uses and to the
open space and MSHCP areas to the north, west, and southeast
areas of the Alberhill District."
AH2.4 "Support the placement of community identification signs along the
commerciabrinstitutional uses and intersections along Lake Street
and the P15 Freeway."
AH2.5 "Encourage the use of distinctive trees along Lake Street identified
in the City's Street Tree Program."
Response: The AVSP complies with the Urban Design goals and policies in that
it has a unique design identity as a university- oriented master
planned community, and it incorporates a balanced mix of residential
and supporting commercial, professional and mixed -use
opportunities. The AVSP further complies with the Alberhill District
Urban Design policies by establishing standards and guidelines for
the development of a unique and sustainable mixed -use planned
community as follows:
• Lake Street will connect to the University Town Center and
Alberhill Village commercial areas via bicycle /pedestrian routes
and Streets A and B; and connect with neighborhoods via Streets
A, B, D, Nichols Road, and an enhanced open space corridor
through Planning Areas A & B; Temescal Canyon Road will
50
directly connect to Lake Street; and Lincoln Street will run parallel
to Lake Street.
• Encourages the incorporation of designs that take advantage of
existing topographical features into community land plans;
• Incorporates sustainable design standards such as natural water
flows and aquifer recharging along a 1 mile +/- long reclaimed
wetlands corridor along the east side of Lake Street of and other
greenbelt areas, as well as the location of residential areas within
short distance to employment centers, commercial centers, and
transit hubs;
• Encourages residential, commercial and institutional developers
to utilize designs and materials that evoke a sense of quality,
permanence and local mining history such as the use of clay
brick and tiles;
• Provides for a native plant palette focused on oak trees and other
native species along Lake Street.
6.2.3 Historic Preservation
6.2.3.1 Preserve and Enhance
The stated Historic Preservation goal of the Alberhill District plan is to preserve and
enhance the cultural and historical resources of the Alberhill District.
Discussion: The Alberhill area has a 100 -year history of mining operations. The
mining of coal was followed by the mining of clay and other
aggregates. The settlement of Terra Cotta, a post office, and the
Alberhill School were once part of a thriving community, but now no
longer exist. As no other significant cultural, archaeological or
paleontological resources have been known to have occurred,
mining, or perhaps the reclamation aspect of mining presents
opportunity for historical enhancement and preservation.
The following are the District's stated Preserve and Enhance policies:
AH3.1 "Support the relocation and restoration of the Alberhill School as a
20,000 square foot community center promoting education
awareness of the District's cultural heritage including mining,
homesteading, the railroad, and the Terra Cotta town."
AH3.2 "Support educational awareness programs that inform residents and
visitors of the District's cultural heritage."
AH3.3 'Encourage the use of signs within recreational areas along Lake
Street depicting the Alberhill District's historical and cultural
significance. "
Response: The AVSP complies with the Alberhill District Historic Preservation
goals and policies as follows:
• The Alberhill Schoolhouse will be reconstructed in a nearby
location using new materials that will match the original building
as close as possible.
• The AVSP provides a framework for the reclamation of significant
surface mining operation into a well- functioning, multi -used,
educationally focused, conservation friendly community;
• The development of the AVSP will re- establish natural elements
into an area, which through mining destroyed these natural
elements;
• The AVSP successfully interfaces new residents and visitors to
enjoyable landforms and natural elements that once may have
been thought not possible given the condition of the land through
enhanced open space corridors and alongside educationally
signed wildlife corridors;
• The AVSP positively solves the environmental conservation vs.
development conundrum by providing corridors for animal
movement
through the development.
51
• The enhancement of widening Lake Street and including
landscaped medians will complement the Alberhill Ridge linear
park on Lake Street.
6.2.4 Transportation / Circulation
The vehicular circulation system that supports the Land Use Plan for the Alberhill
District is shown on ADP Figure AH -1. The vehicular circulation system is anchored
by the 1 -15 Freeway, which runs east and west and generally forms the northerly
boundary of the District. Lake Street runs north south through the Alberhill District
and will serve as the major transportation artery to serve the future planned
communities within the Alberhill District. Temescal Canyon Road runs parallel to the
1 -15 Freeway and is the connection to the northwest unincorporated area of the
Temescal Valley.
6.2.4.1 Connections
The stated Transportation / Circulation goal of the Alberhill District plan is to support
a multi -modal transportation system with connections to new development,
Interstate 15, recreational and open space areas, and districts to the south that
serve the needs of residents through the following land use policies:
Discussion: Lake Street currently is a two -lane road that serves as the main
transportation artery to the AVSP from the 1 -15 Freeway, and
basically forms the easterly boundary of the AVSP. Temescal
Canyon Road transverses the site in an east/west direction. The
AVSP includes transportation guidelines and policies designed to
adequately serve the future communities and incorporate desired
multi -modal forms of transportation.
The following are the District's stated Transportation / Circulation policies
AH4.1 "The interchange at Lake Street and 1 -15 shall be improved to meet
the future traffic demand and satisfy the minimum level of service
required by the City."
AH4.2 "Through the project and CEQA processes identifies and requires
improvements to Lake Street and Nichols Road as the most
significant roadways within the Alberhill District for transit,
landscaping, pedestrian travel, and bikeways."
AH4.3 "Through the project and CEQA processes, require the construction
or expansion of roadways serving new development located east and
west of Lake Street. "
AH4.4 "Lake Street shall be constructed in accordance with Urban Arterial
standards. "
AH4.5 "Encourage the use of traffic- calming measures within commercial
and institutional developments along Lake Street when
recommended by traffic studies."
Response: The AVSP complies with the Alberhill District Transportation /
Circulation goals and policies as follows:
The portion of Lake Street serving the AVSP will be improved as
an urban arterial highway (6 to 10 lane themed divided highway)
and will serve as the main link to the 1 -15 Freeway. Nichols Road
will be improved to major highway standards (4 -lane themed
divided highway). Lake Street improvements will provide
connection points to future streets that will access property to the
east;
Temescal Canyon Road will provide east/west connection from
Lake Street and northwesterly to Temescal Valley;
Lake Street and Nichols Road improvements will include
delineated and signed bicycle routes and pedestrian walkways,
and themed landscape improvements.
52
• Street A (4 -lane) and Street B (2 -lane) will serve to connect Lake
Street from the east to Lincoln Street. (4- lane major highway)
and internal neighborhoods;
• A number of landscaped "roundabouts ", landscape medians and
islands, curb extensions and other traffic calming improvements
are planned for throughout the AVSP. Review and approval will
be at the Tier II (Phased Development Plan) level.
6.2.5 Parks and Recreation
The Alberhill District currently contains only 1 community recreational facility,
namely the City recreational facility located on the easterly side of Lake Street in the
south - central portion of the District. The facility is a 20 -acre park that includes a
15,000 square foot City recreation center, several soccer fields, play areas,
basketball courts, tot lot, and a 5,500 square foot Boys & Girls Club. The nearest
other park and recreation facilities are located approximately one mile from the
Alberhill District.
6.2.5.1 Wide Variety
The stated Parks and Recreation goal of the Alberhill District plan is to encourage a
wide variety of open space and recreational opportunities that are integrated within
adopted master planned communities and future developments.
Discussion: As future developments are built within the Alberhill District,
adequate numbers and varying intensities of parks and recreational
facilities will need to be built to support the needs of the residents
and ensure a higher quality of life.
The following are the District's stated Parks and Recreation policies:
AH5.1 'Encourage the creation of an extensive system of open space and
preservation lands throughout the Alberhill District to ensure a
healthy balance between development and the natural environment."
AH5.2 "Support joint -use of recreational facilities with the Lake Elsinore
Unified School District ( LEUSD). "
AH5.3 'Pedestrian and hiking trails shall be considered between
neighborhoods and surrounding open space and MSHCP
preservation areas."
Response: The AVSP complies with the Alberhill District Park and Recreation
goals and policies as follows:
• The Alberhill Villages Specific Plan proposes a regional sports
park, community parks, community garden, pocket parks and
open space corridor / multi -use trials, a large recreational lake
facility, and various open space /wildlife corridors.
• Lake Street will be bordered by a 1 mille +/- long reconstructed
and - natural riparian corridor that will be linked to other open
space corridors and multi -use trails;
• The AVSP meets it's Quimby Act requirement by providing 5
acres per 1000 project generated persons, with 3.8 acres per
thousand persons devoted to traditional public and private parks,
and 1.2 acres per 1000 project generated persons;
• The AVSP encourages the side -by -side siting of public parks with
school playgrounds and places of worship for greater impact and
expanded usage. Developers of the parks will be encouraged to
partner with the LEUSD to optimize recreational opportunities;
• Pedestrian, hiking and multi -use trails will connect neighborhoods
with open space corridors, and provide access to the Cleveland
National Forest, Lakeside Village Lake, and the University Town
Center.
53
6.3 GENERAL PLAN FORMAT
The City of Lake Elsinore's General Plan was adopted December 2011. The General Plan
directs the City's land use and development in strategic locations, as well as sets forth the
foundation for the development of its economic base, transportation system framework, and
the preservation of valuable natural and cultural resources. Land uses are organized at the
General Plan level under three (3) foundational Chapters: Community Form, Public Safety
and Welfare, and Resource Protection and Preservation. Within these Chapters are found
the seven (7) State mandated General Plan Elements (see Table 6 -1). The following
sections list the Chapters, mandatory elements, and policies of the City's General Plan.
6.4 COMMUNITY FORM
The Community Form Chapter sets forth the City's policies for guiding local development
and growth that strive to promote development in an orderly manner that is physically
attractive in both form and appearance.
6.4.1 Land Use
6.4.1.1 Diverse and Balanced Land Uses
Create a diverse and integrated balance of residential, commercial, industrial,
recreational, public and open space land uses, in accordance with the following land
use policies:
a. "Promote innovative site design, and encourage the preservation of
unique natural features, such as steep slopes, watercourses, canyons,
rrdgelines, rock formations, and open space with recreational
opportunities. "
b. "Encourage development of unified or clustered community -level and
neighborhood- level commercial centers and discourage development of
strip commercial uses. "
c. "Encourage the development of sit -down restaurant establishments
where appropriate and discourage the proliferation of drive- through fast
food establishments."
d. "Encourage development of a mix of industrial uses including light
industrial, clean manufacturing, technology, research and development,
medium industrial and extractive uses."
e. "Encourage the development of large planned industrial and /or
professional office parks on large parcels."
f. "Encourage development of institutions including hospitals and
educational campuses and facilities."
g. "Encourage the use of paseos, greenbelts, linear parks, and trails within
future developments."
h. `Encourage a jobs/housing balance of one job for every 1.05 households
by the year 2030. "
i. "Encourage rehabilitation and new construction to replace aging
commercial facilities."
"SP /Alberhill District Conformance: See Sections 6.2.1 and 6.2.2,
Chapter 6 of this document
6.4.1.2 Recreational Destinations
Establish and maintain the City as a year round recreation destination,
through the following land use policies:
a. "Encourage recreational uses including parks, beaches, marinas, and a
multipurpose trail within the City's rights -of -way"
54
b. "Consider the feasibility and encourage, if feasible, the development of a
new pier near the end of Main Street to connect the lake with the
Downtown area."
c. "Consider the feasibility of development of geothermal; resources such
as a spa or bathhouse establishment in the Downtown area."
d. "Consider to evaluate the provisions of public access to the lake and
open space areas when making land use decisions. "
e. "Encourage a pedestrian circulation route around the lake to improve
public access to this amenity. "
AVSP /Alberhill District Conformance: See Section 6.2.5, Chapter 6 of
this document.
6.4.1.3 Aesthetics and Environmental Resources
Establish a development pattern that preserves aesthetics and enhances the
environmental resources of the City, through the following land use policies.
a. "Consider the establishment of hillside grading standards that address
unique natural features and encourage the sensitive treatment of
hillsides in the site design and architecture of new construction. "
b. "Encourage new commercial and/or industrial developments, incorporate
buffers, which minimize the impacts of noise, light, visibility, or activity
and vehicular traffic on residential uses and MSHCP conservation
areas.
AVSP /Alberhill District Conformance: See Sections 6.2.2 and 6.2.3,
Chapter 6 of this document
6.4.1.4 Historical and Cultural Resources
Develop a viable downtown area that preserves potentially significant
historical structures and provides civic and cultural opportunities, as well as
a destination for shopping, meeting, and gathering for both tourists and
residents, through the following land use policies:
a. "Encourage the historic registration of potentially significant historic
buildings as identified in Section 4.7 of the General Plan."
b. "Encourage the preservation, innovative reconstruction, and re -use of
historic buildings in and around the Historic District."
c. "Consider locating additional civic, public, and cultural facilities, and
encourage both residential and commercial mixed -uses, in and around
the Main Street Overlay area."
d. "Encourage the revitalization of the Historic District through the revisions
of the Historic Elsinore Architectural Design Guidelines and
implementation of the Downtown Master Plan. "
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document.
6.4.1.5 Climate Action Plan
Promote land use strategies that decrease reliance on automobile use,
increase the use of alternative modes of transportation, maximize efficiency
of urban services provision and reduce emissions of greenhouse gas
emissions, as detailed in the Climate Action Plan (see Alberhill Villages
Specific Plan Climate Action Plan).
55
6.4.2 Circulation
6.4.2.1 Efficiency & Safety
Optimize the efficiency and safety of the transportation system within the City of
Lake Elsinore, through the following land use policies:
a. 'The interconnection and coordination of traffic signals shall be achieved
through two processes, namely the requirements in the conditions of
approval on development projects and/or through the implementation of
Capital Improvement Programs projects."
b. Enforce and comply with proper intersection "sight distance"
requirements as described by the Engineering Division."
c. 'Maximize the use of shared driveways and on -site circulation to
minimize conflicts at access points to the roadway network."
d. "Maintain the system of bike lanes and multi -use trails throughout the
City. Encourage the implementation of the network of Class 1, 11 and 111
bike lanes on all development projects through construction of the facility
as described in the Bike Lane Master Plan and/or the Trails Master
Plan. "
e. 'The City will monitor traffic and congestion on Grand Avenue and
Corydon Street through the review of project - specific traffic studies, and
apply mitigation measures to ensure that projected traffic does not count
daily capacities as new development occurs in the area."
AVSP /Alberhill District Conformance: See Section 6.2.4, Chapter 6 of
this document.
6.4.3 Growth Management
6.4.3.1 Orderly Growth
Maintain orderly, efficient patterns of growth that enhance the quality of life for the
residents of Lake Elsinore through the following land use policy:
a. "Encourage mixed -use developments to reduce public service costs and
environmental impacts through compatible land use relationships, and
efficient circulation and open space systems."
AVSP /Alberhill District Conformance: See Section 6.2.1, Chapter 6 of
this document.
6.4.4 Housing
The Housing Element is one of the seven General Plan elements mandated by the
State of California in Sections 65580 to 65589.8 of the Government Code. State
Law requires that the Element consist of "an identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified
objectives, and scheduled programs for the preservation, improvement and
development of housing ". The Housing Element is an official response to the need
to provide housing for all economic segments of the population. It establishes
policies that will guide the City in its decision making, and sets forth an action plan
to implement the housing goals.
6.4.4.1 Housing Opportunities
Provide decent housing opportunities and a satisfying living environment for the
residents of Lake Elsinore, through the following land use policies:
a. "Utilize the General Plan Land Use Element, Zoning Ordinance, and
other land use controls to provide housing sites that can facilitate and
encourage the development of a variety of housing consistent with the
City's identified local needs and its regional housing needs."
56
b. "Encourage the infilling of vacant residential land and the recycling of
underutilized residential land, particularly in downtown."
c. `Establish incentives and regulatory concessions to promote the
development of housing for very low, low, and moderate income
persons, and especially those with special needs in accordance with the
City's Density Bonus Ordinance. "
d. "Promote development within specific plans that provide a variety of
housing types and densities based on the suitability of the land, including
the availability of infrastructure, the provision of adequate services and
recognition of environmental constraints."
AVSP /Alberhill District Conformance: The AVSP provides a variety of
housing opportunities consistent with the City's General Plan policies.
6.4.4.2 Affordability
Conserve and improve the condition of the existing affordable housing stock.
through the following land use policies:
a. "Prevent the encroachment of incompatible commercial and industrial
uses into residential neighborhoods. "
b. "Continue to provide proactive code enforcement activities to maintain
and improve housing and neighborhood qualities."
c. "Promote the City's repaidrehabilitation programs that provide financial
and technical assistance to low and moderate income households for
the repair and rehabilitation of housing with substandard or deteriorating
conditions. "
d. "Facilitate the removal of housing units that pose serious health and
safety hazards to residents and adjacent structures."
e. `Ameliorate housing conditions that contribute to overcrowding."
AVSP /Alberhill District Conformance: The AVSP provides for proper
location of commercial and industrial land uses, and mitigated
commercial /residential interfaces. The City is responsible for items
"b" through "e" above.
6.4.4.3 Low Income Assistance
To assist in the development of adequate housing to meet the needs of very low,
low and moderate income households, including large families, single - parent
households, the disabled, senior citizens and shelter for the homeless, through the
following land use policies:
a. "Pursue programs and funding sources designed to maintain and
improve the affordability of existing housing units, and for the
construction of new housing to very low, low, and moderate income
households. "
b. "Create collaborative partnerships with non - profit agencies and for - profit
developers to maximize resources available for the provision of housing
affordable to lower - income households. Support the efforts of non - profit
organizations and private developers to obtain State and /or Federal
funds for the construction /preservation of affordable housing for lower -
income households."
c. 'Discourage the conversion of existing apartments to condominiums
where such conversion will diminish the supply of very low, low, and
moderate income housing."
d. 'Promote construction of units consistent with the new construction
needs identified ion the Regional Housing Needs Assessment (RHNA)."
__. 57
e. "Locate higher - density residential development in close proximity to
public transportation, services and recreation. "
f. "Encourage the development of rental units with three or more bedrooms
to provide affordable housing for large families."
g. "Continue to support non - profit and for - profit organizations in their efforts
to construct, acquire, and improve housing to accommodate households
with lower and moderate incomes."
h. "Provide access to emergency shelters with emergency support for City
residents, including disadvantaged groups."
i. 'Promote use of the Density Bonus provisions of the Zoning Code as a
way to integrate affordable housing into the community fabric."
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments
of the population.
6.4.4.4 Maintain and Rehabilitate
To address, and where appropriate and legally possible, remove constraints to the
maintenance, improvement and development of affordable housing, through the
following land use policies:
a. "Review and adjust, as appropriate, residential development standards,
regulations, ordinances, departmental process procedures, and
residential fees related to rehabilitation and construction that are
determined to be a constraint on development of housing, particularly
for lower- and moderate - income households, and for persons with
special needs. "
b. `Streamline the City's development review process to minimize the
indirect cost of time spent in this process, and where appropriate,
reduce direct cost in fees of developing new affordable housing
opportunities. "
c. "Monitor all regulations, ordinance, departmental processing procedures
and fees related to the rehabilitation and/or construction of dwelling
units to assess their impact on housing costs. "
d. 'When feasible, consider reducing, subsidizing, or deferring
development fees to facilitate the provision of affordable housing."
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments
of the population.
6.4.4.5 Homeownership Opportunities
El. "Pursue a variety of private, local, State and Federal assistance options
to support development or purchase of housing within the income limits
of lower - income households. "
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments
of the population.
6.4.4.6 Fair Housing Practice
To promote housing opportunities for all persons regardless of race, religion, sex,
marital status, ancestry, national origin, or color, through the following land use
policies:
a. "Promote fair housing practices throughout the community."
58
b. "Prohibit practices that restrict housing choice by arbitrarily directing
prospective buyers and renters to certain neighborhoods or types of
housing. "
C. "Publicize fair housing programs and services offered to the community
by the City and other agencies. "
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of fair housing practices and the provisions of housing for all
segments of the population.
6.4.4.7 Energy Conservation
To encourage the incorporation of energy conservation features in the design of all
new housing development and the installation of conservation devices in existing
developments, through the following land use policies:
a. "Promote development of public policies and regulations that achieve a
high level of energy conservation in new and rehabilitated housing units."
b. "Comply with all adopted Federal and State actions to promote energy
conservation."
c. "Promote the Sustainable Environment section in the Resource
Protection and Preservation Element of the 2011 Genera/ Plan."
AVSP /Alberhill District Conformance: The AVSP requires that
structures to be built comply with all local and state building codes
and energy conservation measures.
6.4.5 Parks & Recreation
6.4.5.1 Adequacy of Facilities
Maintain an adequate quantity, quality, type, and distribution of parks and
recreational facilities throughout the City that serve the current and future needs of
residents and visitors, through the following land use policies:
a. "Continue to utilize the City of Lake Elsinore Parks and Recreation
Master Plan as a guide for decision making and implementation of the
Parks and Recreation Program."
b. "Ensure parkland and recreation facilities support new development
through acquisition and/or dedication. Meet the requirement of the Park
Capital Improvement Fund, Resolution No. 91 -42 and the Quimby Act by
acquiring five (5) acres of parkland per 1,000 population."
c. "Explore the use of public- private partnerships, corporate sponsorships,
and leasing agreements that provide for additional parks and
recreational facilities, and other programs, including cooperation with
applicable school districts to allow joint use of facilities."
d. "Consider the addition of a centralized forum for community activities
such as a convention center, amphitheater, cultural arts center, or
waterfront promenade."
e. "Continue to develop public beach lands and recreational facilities such
as campgrounds, boat launches, and water access to the Diamond
Stadium, to complement the state and county recreation system. "
f. "Encourage the development of private recreational facilities within
residential and mixed -use developments."
g. "Ensure that recreation facilities are accessible to the elderly, children,
and persons with disabilities as set forth in the Americans with
Disabilities Act including increased wheelchair access, height variations
on drinking fountains, and any other requirements necessary to serve
these individuals. "
59
AVSP /Alberhill District Conformance: See Section 6.2.5, Chapter 6 of
this document.
6.4.5.2 Trails
Establish a primary trail network for equestrians and hikers through the following
land use policy:
a. "Encourage public and private systems that interface with other existing
and proposed trails (i.e. bikeways) assuring links with the City, County of
Riverside, and State recreational facilities."
AVSP /Alberhill District Conformance: See Section 6.2.5, Chapter 6 of
this document.
6.5 PUBLIC SAFETY AND WELFARE
The Public Safety and Welfare Chapter address public safety and welfare issues, including:
Air Quality, Hazards & Hazardous Materials Flooding, Seismic Activity, Noise, Community
Facilities & protection Services within the City and its surrounding sphere -of- influence, with
the stated goals to: 1) Maintain a healthy and safe physical environment, and 2) Ensure
community welfare through access to effective and efficient high - quality public services.
6.5.1 Air Qualitv
6.5.1.1 Fugitive Dust
Continue to coordinate with the Air Quality Management District and the City's
Building Department to reduce the amount of fugitive dust that is emitted into the
atmosphere from unpaved areas, parking lots, and construction sites, through the
following land use policy:
a. `Continue to implement requirements identified in the National Pollutant
Discharge Elimination System (NPDES). "
AVSP /Alberhill District Conformance: See Section 6.2.1, Chapter 6 of
this document, and Chapter 7, Climate Action Plan Consistency.
6.5.1.2 Agency Measures
Work with regional and State governments to develop effective mitigation measures
to improve air quality through the following land use policies:
a. "Support the South Coast Air Quality Management District (SCAQMD) in
its development of improved ambient air quality monitoring capabilities
and establishment of standards, thresholds, and rules to address, and
where necessary, mitigate the air - quality impacts of new development. "
b. Support programs that educate the public about regional air quality
issues, opportunities and solutions."
c. "Evaluate the purchase of alternative fuel vehicles for official City
vehicles. "
AVSP /Alberhill District Conformance: See Section 6.2.1, Chapter 6 of
this document, and Chapter 7, Climate Action Plan Consistency.
6.5.2 Hazardous Materials
6.5.2.1 Reduce Risk
Reduce the level of risk associated with the use, transport, treatment, and disposal
of hazardous materials to protect the community's safety, health, and natural
resources, through the following land use policies:
a. "Continue to require hazardous waste generators to implement a waste
reduction program per the Riverside County Hazardous Waste
60
Management Plan with necessary inspections per the Riverside County
Hazardous Materials Handlers Program. "
b. "Require any proposed development within close proximity to an active
and /or inactive landfill to complete a technical analysis that focuses on
public safety and hazard issues. The analysis shall be prepared by a
professional consultant."
c. 'Encourage the safe disposal of hazardous materials with County
agencies to protect the City against a hazardous materials incident."
d. "Continue operating household hazardous waste education and
collection programs in collaboration with the Riverside County
Department of Environmental Health."
e. "Evaluate new development on or adjacent to the Santa Ana Regional
Interceptor (SARI) line requiring extensive subsurface components or
containing sensitive land uses such as schools on a project -by- project
basis to determine impacts if an accident occurs."
AVSP /Alberhill District Conformance: See Section 6.2.1, Chapter 6 of
this document, and Chapter 7, Climate Action Plan Consistency.
6.5.3 Wild -land Hazards
6.5.3.1 Integrated Approach
Adhere to an integrated approach to minimizing the threat of wild land fires to
protect life and property using pre -fire management, suppression, and post -fire
management, through the following land use policies:
a. "Require on -going brush clearance and establish low fuel landscaping
policies to reduce combustible vegetation along the urban / wild land
interface boundary"
b. "Create fuel modification zones around development within high hazard
areas by thinning or clearing combustible vegetation within 100 feet of
buildings and structures. The fuel modification zone size may be altered
with the addition of fuel resistant building techniques. The fuel
modification zone may be replanted with fire- resistant material for
aesthetics and erosion control."
c. "Establish fire resistant building techniques for new development such as
non - combustible wall surface materials, fire- retardant treated wood,
heavy timber construction, glazing, enclosed materials and features,
insulation without paper facing, and automatic fire sprinklers."
d. "Encourage programs that educate citizens about the threat of human
wildfire origination from residential practices such as outdoor barbeques
and from highway use such as cigarette littering."
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of requiring brush clearing, fuel modification, special fire
suppression techniques, and education programs for greater fire
safety.
6.5.4 Flooding
6.5.4.1 Minimize Risk
Minimize risk of injury to residents and visitors, and property damage due to
flooding, through the following land use policies:
a. "Continue to ensure that new construction in floodways and f/oodplains
conforms to all applicable provisions of the National Flood Insurance
Program in order to protect buildings and property from flooding."
311
b. "Utilize the Capital Improvement Program for storm drainage projects
and maintenance and improvement of local storm drain systems
including channels, pipes, and inlets to ensure capacity for maximum
runoff flows. "
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of national and local minimum construction standards to
protect life and property from damaging floods.
6.5.5 Seismic Activity
6.5.5.1 Minimize Risk
Minimize the risk of loss of life, injury, property damage, and economic and social
displacement due to seismic and geological hazards resulting from earthquakes and
geological constraints, through the following land use policies:
a. "Encourage the pursuit of State and Federal programs that assist in the
seismic upgrading of buildings to meet building and safety codes."
b. "Continue to require Alquist - Priolo and other seismic analyses be
conducted for new development to identify the potential for ground
shaking, liquefaction, slope failure, seismically induced landslides,
expansion and settlement of soils, and other related geologic hazards for
areas of new development in accordance with the Fault Rupture Hazard
Overlay District adopted by the City. The City may require site - specific
remediation measures to during permit review that may be implemented
to minimize impacts in these areas."
AVSP /Alberhill District Conformance: The AVSP requires that
structures to be built comply with all local and state building codes
and seismic safety measures.
6.5.6 Noise
6.5.6.1 Reduce Excessive Noise
Maintain an environment for all City residents and visitors free of unhealthy,
obtrusive, or otherwise excessive noise, through the following land use policies:
a. Apply the noise standards set forth in the Lake Elsinore Noise and Land
Use Compatibility Matrix (see Table 3 -1, Chapter 3.0, City of Lake
Elsinore General Plan, 2011) and Interior and Exterior Noise Standards
(see Table 3 -2, Chapter 3. 0, City of Lake Elsinore General Plan, 2011)
when considering all new development and redevelopment proposed
within the City."
b. "Require that mixed -use structures and areas be designed to prevent
transfer of noise and vibration from commercial areas to residential
areas. "
c. `Strive to reduce the effect of transportation noise on the 1 -15 Freeway."
d. "Consider estimated roadway noise contours based upon Figure 3.6
(Chapter 3. 0, City of Lake Elsinore General Plan, 2011), Noise Contours,
when making land use design decisions along busy roadways
throughout the City."
e. "Participate and cooperate with other agencies and jurisdictions in the
development of noise abatement plans for highways. "
AVSP /Alberhill District Conformance: The AVSP requires that
structures to be built comply with all local and state building codes
and noise attenuation measures.
6.5.7 Community Facilities and Protection Services
62
6.5.7.1 Fire and Police
a. `Provide efficient and effective public safety services for the community,
through the following policies."
b. "Continue to follow Riverside County Fire Department's most current
guidelines to achieve standard response times and staffing levels."
c. "Coordinate with the County of Riverside to provide adequate police
service and staffing levels."
d. "Continue to provide Lake Patrol personnel who enforce boating rules
and regulations, and perform rescue tactics. "
e. Promote the establishment of programs such as Neighborhood Watch
and Crime -Free Multi - Housing in conjunction with law enforcement
agencies to encourage community participation in the surveillance of
neighborhoods. "
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of promoting effective police and public safety standards to
protect life and property. See Section 3.6, Chapter 3.
6.5.7.2 Schools
Encourage all school districts serving Lake Elsinore to provide school facilities that
are adequate to serve all students, through the following land use policies:
a. 'Encourage the establishment and development of a trade school,
community, and/or four -year college campus within the City boundaries."
b. Continue cooperation between school districts and the City to provide
joint use of recreational facilities."
AVSP /Alberhill District Conformance: The AVSP provides for the
location of a four (4) - year University and supporting University Town
Center, and encourages the joint use concept of locating public parks
adjacent to school yard facilities. See Section 3.6, Chapter 3.
6.5.7.3 Libraries
The City of Lake Elsinore is part of the Riverside County Library System, providing
the citizens of Lake Elsinore access to 29 libraries and 2 bookmobiles. The policy of
the City of Lake Elsinore is to encourage the County of Riverside /City Public Library
System to provide adequate library facilities for City residents.
6.5.7.4 Animal Services
The City of Lake Elsinore currently contracts with a private company for all animal
control services (Animal Friends of the Valley). The Goal of Animal Services is to
provide high quality animal control services to ensure timely response and effective
control that protects both citizens and animals. The following land use policies will
ensure that the goal is met:
a. "Continue to foster and participate in the operation of a regional animal
control facility through participation in the South Western Communities
Financing Authority. "
b. "Continue to develop an educational program in conjunction with Animal
Friends of the Valley regarding animal control services, including spay
and neuter programs."
AVSP /Alberhill District Conformance: The AVSP supports the City's
policies of participating in a regional animal control facility and public
education efforts regarding spaying and neutering.
6.5.7.5 Water, Wastewater, Reclaimed Water
63
The City of Lake Elsinore receives potable water, wastewater, and reclaimed water
service from the Elsinore Valley Municipal Water District ( EVMWD). EVMWD is
responsible for the planning of water and sewer facilities to meet future demands on
supply and distribution through projected needs assessments and its Water
Distribution Master plan.
6.5.7.6 Electricity and Natural Gas
Ensure that adequate electrical, natural gas and telecommunications systems are
provided to meet the demand of new and existing development, through the
following land use policies:
a. "Coordinate with the utility agencies to provide for the continued
maintenance, development and expansion of electricity, natural gas, and
telecommunications systems to serve residents and businesses."
b. "Encourage developers to contact Southern Califomia Edison (SCE)
early in their planning process, especially for large -scale residential and
non - residential development or Specific Plans, to ensure the projected
electric loads for these projects are factored into SCE's load forecasts for
the community."
c. "Encourage developers to incorporate energy efficient design measures
into their projects and pursue available energy efficiency assistance
programs from SCE and other utility agencies. "
AVSP /Alberhill District Conformance: The "SP supports the City's
policies of promoting coordination and effective communication
between SCE and project developers.
6.5.7.7 Refuse and Recycling
Encourage the City's franchise trash hauler(s) to provide and expand service for the
collection, storage, transportation, recovery, and disposal of solid waste to meet the
needs of the City, through the following land use policies:
a. "Request the City's franchise trash hauler(s) to establish long -term solid
waste management plans that include goals for recycling and source
reduction programs."
b. "Request that the City's franchise trash hauler(s) provide a public
education program in recycling and source reduction techniques for
homes, businesses, and construction."
AVSP /Alberhill District Conformance: The "SP supports the City's
policies of providing long term solutions to waste hauling. See Section
7.6, Chapter 7.
6.5.7.8 Telecommunications
Encourage the pursuit of state of the art Information Technology through the
following land use policies:
a. "Encourage the use of information technology as a communication tool
to improve personal convenience, reduce dependency on non - renewable
resources, and take advantage of ecological and financial efficiencies of
new technology."
b. "Maintain and update the City's website with information about current
events and issues, key leadership figures, community involvement
opportunities, and educational tools such as solid waste management
techniques and emergency preparedness programs."
AVSP /Alberhill District Conformance: The "SP supports the City's
policies of encouraging the expanded use of information technology
throughout the community, and in particular, into residences and
businesses to reduce vehicle trips and energy use.
64
6.6 RESOURCE PROTECTION AND PRESERVATION
The Resource Protection and Preservation Chapter sets forth the City's policies for the
protection and preservation of biological resources, open space, water resources, mineral
resources, cultural and paleontological resources, historical preservation and aesthetic
resources.
6.6.1 Biological Resources
6.6.1.1 Biological Habitats
Identify and conserve important biological habitats where feasible while balancing
the economic growth and private property right interests of the City, its residents,
and landowners, through the following land use policies:
a. "The City shall continue to participate in the Western Riverside County
Multiple Species Habitat Plan (MSHCP), the Lake Elsinore Acquisition
Process (LEAP) program, and the Implementing Agreement with a
strategy that focuses on quality assemblage of conservation acreage
beginning at the start of the conservation range. "
b. "Evaluate the installation of barrier fencing or other buffers between
MSHCP conservation areas in order to minimize illegal /unauthorized
public access, domestic animal predation, or dumping in the
conservation areas while not impeding wildlife movement."
c. "The City's Conceptual Reserve Design shall be developed in
accordance with Section 3.2.3 of the MSHCP as amended, and may rely
upon the flexibility permitted by the MSHCP where appropriate in
conducting the Reserve Assembly Accounting set forth in Section 6.7 of
the MSHCP. "
d. "Encourage re- vegetation with native plants compatible with natural
surrounding habitat where soils have been disturbed during construction,
and discourage plants identified ion the MSHCP as unsuitable for
conservation areas. "
e. "The City shall coordinate with the Regional Conservation Authority
(RCA) to have that agency acquire native habitat areas as permanent
open space and allow public trail access where appropriate."
f. "The City shall establish a plan for a trail network intended for active or
passive use within public open space areas and traversing around and
through MSHCP conservation areas where compatible with guidelines
set forth in the MSHCP and City Council MSHCP policies."
g. "The City shall require all new trails, trailheads, conservation signage,
interpretive centers, and maintenance facilities established within
MSHCP conservation areas to follow the Guidelines for the Siting and
Design of Trails and Facilities, as set forth in Section 7.4.2 of the
MSHCP."
h. "The City shall consult with the RCA and adjacent jurisdictions to ensure
proper adherence to MSHCP guidelines and to allow for a maximum
level of regional interconnection of trails systems. The City shall reduce,
modify or add to the regional interconnections and linkages based on
new biological analyses brought forward during the CEQA and Lake
Elsinore Acquisition Process (LEAP)."
AVSP /Alberhill District Conformance: See Section 6.2.2, Chapter 6 of this
document, Section 3.5, Chapter 3, and "Addendum to the Alberhill Ranch
Specific Plan 89 -2 Final Environmental Impact Report (SCH No. 88090517) for
the Alberhill Ranch ", April 1992, prepared by The Planning Associates, and
adopted by the City of Lake Elsinore, June 1992.
6.6.1.2 Plants and Wildlife
65
Protect sensitive plant and wildlife species residing or occurring within the City
through the following land use policies:
a. "Biological resources analyses of proposed project shall include
discussion of potential impacts to any plant or wildlife species that is
officially listed as threatened or endangered by the United States Fish
and IMldlife Service and/or the Califomia Department of Fish and Game,
but not covered by the MSHCP."
b. "Development or modification shall be discouraged in areas containing
riparian habitat of high functions and values or corridors with 80% or
more of natural native habitat that link larger patches of natural native
habitat containing 80% or more native plant species. Further,
development in areas described for conservation, including areas
planned for riparian / riverine restoration included in the MSHCP shall
also be discouraged."
c. "The City shall encourage the development of a Native Tree Planting and
Maintenance Program that presents guidelines for selecting and locating
trees to support wildlife, improve air and water quality, and reduce
energy consumption. "
AVSP /Alberhill District Conformance: See Section 3.5, Chapter 3, and
"Addendum to the Alberhill Ranch Specific Plan 89 -2 Final Environmental
Impact Report (SCH No. 88090517) for the Alberhill Ranch ", April 1992,
prepared by The Planning Associates, and adopted by the City of Lake
Elsinore, June 1992.
6.7.1 Open Space
6.7.1.1 Recreation
Provide an open space layout within the City that will enhance the recreational
visual experiences of all City residents and visitors through the following land use
policies:
a. "Maximize the MSHCP conservation areas and other open space that is
available for public use."
b. "The City shall ensure that passive and active open space uses are
incorporated into development areas."
c. "Development on steep slopes in public or private property shall require
contour grading. "
d. "Preserve the City's visual character, in particular, the surrounding
hillsides, which topographically define the lake region."
AVSP /Alberhill District Conformance: See Section 6.2.5, Chapter 6 of
this document.
6.7.2 Water Resources
6.7.2.1 Water Quality
Provide improved water quality and ensure sustainable water supply through the
following land use policies:
a. "Encourage developers to provide clean water systems that reduce
pollutants being discharged into the drainage system to the maximum
extent feasible and meet required federal National Pollutant Discharge
Elimination System (NPDES) standards."
b. "Support public education and awareness programs to reduce pollutant
discharges into the drainage system."
66
c. 'Require Best Management Practices (BMPs) through project conditions
of approval for development to meet the Federal NPDES permit
requirements. "
d. "The City shall utilize the 1998 North American Vertical Datum to be
consistent with the national standard for mean sea level, which would
increase the measurement of the mean sea level for Lake Elsinore by
approximately 2.4 feet."
AVSP /Alberhill District Conformance: See Section 4.7, Chapter 4.
6.7.3 Mineral Resources
6.7.3.1 Extraction and Conservation
Balance the importance of conserving mineral resource areas that have been
determined to be significant, the need for extracted materials for local construction
and the potential impacts and conflicts that may result, through the following land
use policies:
a. "The City shall consider the public benefits in allowing extraction
activities of mineral resources when making land use decisions."
b. "The City shall require mined property to be left in a condition suitable for
reuse in conformance with the General Plan land use designation and
the California Surface Mining and Reclamation Act (SMARA). "
c. 'The City shall encourage the reuse and recycling of existing aggregate
and construction material for new residential, commercial, and industrial
development."
AVSP /Alberhill District Conformance: The AVSP area is presently a
vested mining operation. The mining operation is subject to
Reclamation Plan RP -112 mitigation measures prior to final
reclamation from development of the AVSP. The current vested mining
operation will be phased out commensurate with the phasing of the
development
6.7.4 Cultural and Paleontological Resources
6.7.4.1 Cultural Heritage
Preserve and promote the cultural heritage of the City and surrounding region for
the education and enjoyment of all City residents and visitors, as well as for the
advancement of historical and archaeological knowledge, through the following land
use policies:
a. "Encourage the preservation of significant archaeological, historical, and
other cultural resources located within the City. "
b. "The City shall consult with the Native American tribes for projects identified
under SB 18 (Traditional Tribal Cultural Places) and AB 52."
c. 'When significant archaeological sites or artifacts are discovered on a site,
coordination with professional archaeologists, relevant state agencies, and
concerned Native American tribes regarding preservation of sites or
professional retrieval and preservation of artifacts prior to development of
the site shall be required. Because ceremonial items and items of cultural
patrimony reflect traditional religious beliefs and practices, developers
should waive any and all claims to ownership and agree to return all Native
American ceremonial items and items of cultural patrimony that may be
found on a project site to the appropriate tribe for treatment. It is understood
by all parties that unless otherwise required by law, the site of any reburial of
Native American human remains or cultural artifacts shall not be disclosed
and shall not be governed by public disclosure requirements of the California
Public Records Act."
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d. `If archaeological excavations are recommended on a project site, the City
shall require that all such investigations include Native American
consultation, which shall occur prior to project approval. "
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document, and "Addendum to the Alberhill Ranch Specific Plan 89 -2
Final Environmental Impact Report (SCH No. 88090517) for the Alberhill
Ranch ", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore, June 1992.
6.7.4.2 Analytical Approach
Support state -of- the-art research designs and analytical approaches to
archaeological and cultural resource investigations through the following land use
policies:
a. "Consult with California Native American tribes prior to decision - making
processes for the purpose of preserving cultural places located on land
within the City's jurisdiction that may be affected by the proposed plan, in
accordance with State requirements."
b. "Continue to identify, document evaluate, designate, and preserve the
cultural resources in the City."
c. "Continue to update a citywide inventory of cultural resources in
conformance with State standards and procedures."
d. "Support the permanent curation of archaeo logical artifact collections by
universities or museums."
e. "Increase opportunities for cultural heritage tourism by promoting the
history of Lake Elsinore to attract cultural heritage travelers."
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document, and "Addendum to the Alberhill Ranch Specific Plan 89 -2
Final Environmental Impact Report (SCH No. 88090517) for the Alberhill
Ranch ", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore, June 1992.
6.7.4.3 Paleontological Resources
Preserve paleontological resources occurring in the City through the following land
use policy:
a. "For development in areas delineated as "High" or "Undetermined"
potential sensitivity for paleontological resources, require the project
applicant to hire a certified paleontologist who must perform a literature
search and/or survey and apply the relevant treatment for the site as
recommended by the Society for Vertebrate Paleontology."
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document, and "Addendum to the Alberhill Ranch Specific Plan 89 -2
Final Environmental Impact Report (SCH No. 88090517) for the Alberhill
Ranch ", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore, June 1992.
6.7.5 Historic Preservation
6.7.5.1 Heritage
Assure the recognition of the City's heritage through preservation of the City's
significant historical sites and structures through the following land use policies:
a. "Require the developer to obtain a professional, qualified historian to
conduct a literature search and/or survey for any project that entails
demolition or modification of an existing structure that may be of
historical value in relation to the City's cultural heritage."
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b. `Apply the General Plan "Historic Elsinore Design Standards" to the Lake
Elsinore historic district as defined in the City zoning ordinance."
c. "Work with the Lake Elsinore Historical Society to create and periodically
update a historic register of structures and other landmarks valuable to
the cultural heritage of the City."
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document, and "Addendum to the Alberhill Ranch Specific Plan 89 -2
Final Environmental Impact Report (SCH No. 88090517) for the Alberhill
Ranch ", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore, June 1992.
6.7.5.2 Preservation and Restoration
Encourage the preservation, protection, and restoration of historical and cultural
resources through the following land use policies:
a. "Continue to implement the Historic Preservation Guidelines that guide
historic preservation efforts as set forth in the Historic Elsinore Design
Guidelines and the Downtown Master Plan."
b. "Integrate historic and cultural resources in land use planning processes
where feasible to avoid conflict between the preservation of historic
resources and altemative land uses."
c. All City owned sites designated as historical resources should be
maintained in a manner that is consistent with the U.S. Secretary of the
Interior's Standards for the Treatment of Historic Properties. "
d. "Encourage owners of historic resources to utilize Federal incentives
including Federal Rehabilitation Tax Credits, fagade and conservation
easements, and to coordinate with the State Historic Preservation
Office."
AVSP /Alberhill District Conformance: See Section 6.2.3, Chapter 6 of
this document, and "Addendum to the Alberhill Ranch Specific Plan 89 -2
Final Environmental Impact Report (SCH No. 88090517) for the Alberhill
Ranch ", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore, June 1992.
6.7.6 Aesthetics
6.7.6.1 Natural Environment
Provide and maintain a natural and built environment that is visually pleasing to City
residents and visitors through the following land use policies:
a. "For new developments and redevelopment, encourage the maintenance
and incorporation of existing mature trees and other substantial
vegetation on the site, whether naturally occurring or planted, into the
landscape design."
b. "Maintain and improve the quality of existing landscaping in parkways,
parks, civic facilities, rights -of -ways, and other public open areas."
c. "Where appropriate, encourage new planting of native and/or non-
invasive ornamental plants to enhance the scenic setting of public and
private lands."
d. "Incorporate the City's identification symbol into street signage, planters,
benches, public buildings, City vehicles, streetscape fumishings, and
other appropriate applications."
e. "Support a high level of Code Enforcement to encourage neighborhood
beautification and to maintain property values and quality of life."
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f. "Coordinate with agencies to screen, landscape and otherwise obscure
or integrate public utility features, including electric power substations,
domestic water and irrigation wells, switching and control facilities."
g. `Promote and facilitate the placement of public art that creates a unique
setting and enhances a cultural and aesthetic character throughout the
City. "
AVSP /Alberhill District Conformance: See Section 6.2.2, Chapter 6 of
this document.
6.7.6.2 Public Views
Preserve public views throughout the City through the following land use policies:
a. "Encourage development designs and concepts that provide public views
of Lake Elsinore and local ridgelines through proper siting, building
design, and landscape design."
b. "Encourage the dedication of open space land in hillside development
proposals to preserve and enhance view opportunities from
transportation corridors and surrounding development."
c. "Encourage new development and redevelopment to incorporate views
of Lake Elsinore from roadways and other public spaces that provide
residents and tourists with scenic vistas to the water, marinas, and
lakeshore activities."
d. 'Establish a series of City and community gateways and entry
statements to promote the visual character of the Districts"
e. "Consider petitioning Caltrans to take control of portions of the SR -74
corridor, in order to promote signage and landscaping that enhance and
preserve the comdor's aesthetic setting."
AVSP /Alberhill District Conformance: See Sections 6.2.1 and 6.2.2,
Chapter 6 of this document
6.7.6.3 Visual Distractions
Minimize activities, development, and landform modification that could
distract viewers from the City's visual character through the following land
use policies:
a. "Discourage extractive mining activity from being conducted in highly
visible areas and require reclamation of these mining areas. If such
uses must occur in visible areas, City shall require extensive visual
screening with landscaping and/or fencing."
AVSP /Alberhill District Conformance: See Sections 6.2.3, Chapter 6 of
this document. The current vested mining operation will be phased out
commensurate with the phasing of the development
6.7.7 Sustainable Environment
6.7.7.1 Greenhouse Gas Emissions
Reduce greenhouse gas emissions from all activities within the City boundaries to
support the State's efforts under AB -32 and to mitigate the impact of climate change
on the City, State and world, through the following land use policies:
a. "By 2020, the City will reduce greenhouse gas emissions from within its
boundaries to 1990 levels consistent with AB32."
b. 'Measures shall be established that aim to reduce emissions generated
from City uses, community uses (community actions) and new
development"
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c. "The City shall strive to increase public awareness of climate change and
climate protection challenges. "
d. "The City will participate in the Sustainable Communities Strategy /
Regional Blueprint Planning effort to ensure that local plans are
consistent with the Regional Plan."
AVSP /Alberhill District Conformance: See Chapter 7, Climate Action Plan
Consistency.
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Contents
7.1 Introduction
7.2 General Plan
7.3 Population & Employment
7.4 Transportation & Land Use
7.5 Energy & Water Use
7.6 Solid Waste
7.7 Community Education & Outreach
7.1 INTRODUCTION
7.1.1 Background
Chapter
7
CLIMATE ACTION
PLAN
COMPLIANCE
In compliance with California State Assembly Bill AB32, Executive Order S -3 -05,
California Environmental Quality Act (CEQA) Guidelines, and the Resource
Protection and Preservation Chapter 4.0 of the City of Lake Elsinore (City) General
Plan,. the City adopted a Climate Action Plan (CAP) in 13 December 2011. The
purpose of the CAP is to reduce Greenhouse Gas Emissions (GHG) from all
activities within City limits. The CAP is not intended to limit future development or
economic growth, rather, it is a strategy to attain sustainability, reduce GHG
emissions, and promote a vibrant and livable community.
7.1.2 Purpose & Methodology
The purpose of this Chapter is to assess compliance of the Alberhill Villages
Specific Plan (AVSP) with the City's CAP. Using the Consistency Worksheet found
in Appendix D of the CAP as a guide, project level GHG emissions impacts are
addressed as to the AVSP's consistency with the City's General Plan land use,
General Plan's Population and Employment projections, and consistency with
various Project Design Components of the AVSP to those set forth in the CAP's
Implementation Measures Matrix. The end result is an overall compliance
determination with the CAP.
7.2 GENERAL PLAN
The General Plan is a comprehensive, long -term blueprint for guiding the future
land use, development, growth, livability, and character of the City. The AVSP is
located in the Alberhill District of the City of Lake Elsinore General. The Land Use
Plan for the AVSP (see Figure 3 -1, Conceptual Land Use Plan) establishes a mix of
land uses and activities, all of which are consistent with those corresponding land
uses found on the City of Lake Elsinore General Plan Land Use Plan and
Circulation Element as amended by The People, and further, since the planned land
uses are deemed consistent between the two documents, the impacts upon climate
generated by the AVSP are also considered consistent. Therefore, the finding can
be made that the AVSP is consistent with the City's CAP.
7.3 POPULATION & EMPLOYMENT
The General Plan sets forth the future development pattern and intensity of land
uses, including housing and business. The type and number of housing units, as
well as their location in terms of distance to employment centers has a direct
correlation upon the volume of anticipated GHG emissions. The City's CAP was
prepared, and adopted concurrently with the City's General Plan and Environmental
Impact Report (EIR), and as such, assumed future population numbers generated
had a base of reasonable information in order to generate a probable assumption of
GHG emissions.
The AVSP is anticipated to generate population increases from the land uses of
Residential, Institutional (Education), and Commercial (Retail, Service) / Office.
Utilizing a State housing unit ratio of 3.27 persons per 1000 units, an estimated
population of 27,000 persons is anticipated. In addition, the AVPS includes a future
University (6,000 students), future Elementary School (850 students), as well as an
indeterminate number of employees of new local businesses and visitors to the
various multi -use trails, parks, businesses, and schools that are originating from
outside the AVSP area.
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The City's General Plan Land Use Map, at the time of CAP preparation, contained
the same mix and intensity of planned land uses reflected in the AVSP. Since
consistency exists between the AVSP and the General Plan Land Uses existing at
the time of CAP preparation, the conclusion can be reached that the AVSP is
consistent with the CAP.
7.4 TRANSPORTATION & LAND USE
The co- dependency found in the relationship between transportation and land use is
no more apparent anywhere than in Southern California. The land use pattern that
has developed after World War II has been both a direct result of the automobile.
"Urban sprawl" is a multi- faceted term that describes the spreading outwards of a
City and its suburbs into more rural areas due to the desire for lower density
housing that can easily be reached by automobile. Once lower density communities
are established as a result of the automobile's reach, mass transit options become
less desirable or even practical, making additional community development even
more car dependent.
The City of Lake Elsinore is not unlike other suburban communities in Southern
California relative to the transportation / land use relationship, and the resultant
GHG emissions that result. Transportation related emissions are the largest
component of Lake Elsinore's 2008 GHG inventory, the majority of transportation
emissions being derived from the use of fossil fuels (i.e. gasoline and diesel fuel) to
power automobiles, trucks and buses. How a General Plan Land Use Plan, and in
this case Specific Plan is crafted, can minimize incrementally, and possible reduce
cumulatively, the impacts of regional GHG emissions. The key to lower
transportation related emissions is to implement strategies that decrease vehicle
miles traveled and encourage the replacement of traditional vehicles with fuel
efficient and alternative energy vehicles, and offer more travel choices including
mass transit, biking and walking, and more efficient land use patterns.
The following presents Transportation and Land Use Strategies and Measures
taken from the City's CAP that are designed to help reduce GHG emissions,
followed by a response as to how the AVSP complies with said Strategies and
Measures.
Strategy T -1 Increase Bicycle, Pedestrian, and Public Travel
Measure T -1.1 Safe Routes to School. "Continue to pursue and utilize
grant funding when needed to construct safe pedestrian and bicycle routes
within a two -mile radius of schools where appropriate."
Response: The AVSP does not contemplate the pursuit of grant funding,
which is solely the responsibility of the City of Lake Elsinore. The AVSP
does, however, propose the location of two levels of schools: elementary
and university. The overall length and width of the AVSP site is
approximately 1 -1/2 miles in any direction, therefore, proposed pedestrian
and bicycle routes will comply with Measure T -1.1. Two (2) future schools
will be located within the AVSP. The elementary school will be centrally
located in Phase 4 (Parkview Village) - Planning Area (PA) 2c, within
walking and bicycle distance along public sidewalks and multi -use trails. The
university will be located in Phase la (University Village) — Phase la, and
will be designed with a central plaza that is linked to a town green,
surrounding residential areas, bus stop, and transportation nodes via a
central north /south and east/west pedestrian walking /bicycle trail. All
Planning Areas will be linked to one another via pedestrian and /or multi -use
trails.
Measure T -1.2 Pedestrian Infrastructure. "Through the development
review process, require the installation of sidewalks along new and
reconstructed streets. Also require new subdivisions and large
developments to provide sidewalks or paths to intemal/y link all uses where
applicable and provide connections to neighborhood activity centers, major
destinations, and transit facilities contiguous with the project site; implement
through conditions of approval."
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Response: The circulation system of the AVSP will provide a variety of
sidewalks, pathways, trails and paseos to facilitate increased pedestrian
movement throughout the community to schools, businesses, parks, lake,
open space corridors, bus routes and transit nodes. Residential areas will
connect to institutional and commercial uses via sidewalks, paseos and
other pathways. Compliance will be verified at the Design Review stage.
Measure T -1.3 Street and Sidewalk Maintenance and Improvements.
"Continue, through the Pavement Management and Curb, Gutter, and
Sidewalk Repair programs, to preserve the pedestrian and bicycle
circulation system by annually identifying and scheduling street and sidewalk
improvement and maintenance projects."
Response: Upon the exoneration of the developer's performance,
payment and maintenance bonds, all street, sidewalk and pathway
improvements constructed within public right -of -ways will be accepted by the
City of Lake Elsinore for perennial maintenance and repair. Certain
developments within the AVSP may contain private streets, sidewalks and
pathways, which will be the responsibility of private homeowner associations
(HOA) or special maintenance district (i.e. Landscape Maintenance District,
Community Service Area) to maintain. The City, HOA or special district
must be diligent in correcting any physical deficiencies in the pedestrian and
bicycle route system so as to not impede or discourage access or movement
throughout the community.
Measure T -1.4 Bicycle Infrastructure. "Through the development review
process, require new development, as applicable, to implement and connect
to the network of Class 1, 11 and 111 bikeways, trails and safety features
identified in the General Plan, Bike Lane Master Plan, Trails Master Plan
and Westem Riverside County Non - Motorized Transportation Plan;
implement through conditions of approval. The City will also continue to
pursue and utilize funding when needed to implement portions of these
plans. "
Response: The AVSP will provide bikeways within street right -of -ways, as
well as within multi -use trails and pathways throughout the community. Lake
Street and the planned extension of Nichols Road are the primary
transportation routes through the AVSP site, both of which have been
designated as Class II Bikeways in the City General Plan. The AVSP will
contain:
• Off - street Class I bike trails inter - connecting the various PAs.
• On- street Class II and Class III bike trails throughout the PAs.
• Arterial street bike trails connecting the five (5) Villages via Lake
Street and Nicholas Road arterials.
• Bicycle and pedestrian footpath connections from the internal
residential PAs to core commercial, office, recreational and
university areas.
Bikeways may connect to open space /conservation corridors and regional
trails such as the "Lake Elsinore Lake, River, Levee Regional Trail" at
Temescal Creek, and along a regional trail at the foothills of the Cleveland
National Forest. Compliance will be verified at the Design Review stage.
Measure T -1.5 Bicycle Parking Standards. "Through the development
review process, enforce.... short-term and long -term bicycle parking
standards for new non - residential development (consistent with 2010
Califomia Green Building Code [Ca/Green], Section 5.106.4), and implement
through conditions of approval."
Response: The AVSP contains three (3) areas where businesses and
commercial uses will be located, namely, the University Town Center, the
Alberhill Town Center, and PA 4C of Lakeside Village. Bicycle racks and
storage areas will be provided in accordance with CalGreen standards in
these locations, and may also be located at university, elementary schools,
and at multi -use trails. Compliance will be verified at the Design Review
stage.
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Measure T -1.6 Public Transit Incentives. "Coordinate with the Riverside
Transit Agency to implement regional transit strategies in Lake Elsinore,
expand transit routes, and provide public transit incentives to residents and
employees, such as free or reduced -cost monthly transit passes. "
Response: Although it is not the responsibility of the AVSP to coordinate
regional transit strategies with the Riverside Transit Agency, the project has
been designed to accommodate several multi -modal forms of transportation
including transit. The 1 -15 Freeway is envisioned to become a future transit
corridor serving the AVSP area. Coordination with Riverside Transit
Authority (RTA) may allow for a future bus stop to be located in the
University Town Center area, and a future bus route may serve Nichols
Road and Lake Street, connecting residential areas with the University and
the Alberhill Town Center.
Strategy T- 2 Manage Vehicle Parking
Measure T -2.1 Designated Parking for Fuel- Efficient Vehicles.
Amend the Municipal Code to require that new non - residential development
designate 10% of total parking spaces for any combination of low - emitting,
fuel - efficient and carpooUvanpool vehicles (consistent with Ca /Green Tier 1,
Sections A5.106.5.1 and A5.106.5.3), and implement through conditions of
approval. Parking stalls shall be marked Clean Air Vehicle."
Response: The City of Lake Elsinore is the sole entity responsible for
amending the Municipal Code. Compliance will be verified at the Design
Review stage.
Strategy T- 3 Increases in Efficiency in Land Use Patterns
Measure T -3.1 Mixed -Use, High Density, Infill and Transit Oriented
Development. As part of the General Plan Update process, revise the
Land Use Map and Municipal Code to allow for and/or increase the amount
of mixed -use, high density, infill and transit oriented development. Mixed -use
projects should be targeted in the Historic and Ballpark Districts, as well as
other areas where services are within walking distance. High density
projects should be located in urbanized areas adjacent to services and
transportation. Update the Municipal Code for consistency between zoning
regulations and General Plan land use designations."
Response: The AVSP is organized into six (6) Villages containing fifteen
(15) Planning Areas. Each Village is bounded by major roadways including
either Lincoln Street, Temescal Canyon Road, Nichols Road, or Lake Street,
each a major transportation route. Eleven (11) of the fifteen (15) PAs are
either mixed -use or residential areas that contain multi - family uses such as
high density condos and apartments, and /or student housing, with densities
ranging from 6 to 24 units per acre. The higher density housing
developments will be located within a five (5) minute walk to area services
and major transportation routes.
Measure T -3.2 Mixed -Use, Infill, and Transit Oriented Development
Incentives. "Identify and provide incentives to promote mixed -use, infill and
transit oriented development, such as: a streamlined permitting process,
less restrictive parking requirements, less restrictive height limits, lower
permit fees and /or reduced impact fees."
Response: The use of incentives to promote mixed -use, infill and transit
oriented developments noted in Measure T -3.2 are solely an agency
function, not that of the AVSP. Should the City incentivize as suggested, the
AVSP provides flexibility to effectuate said Measure through it's Transfer of
Development Rights provisions found in Chapter 5, Items 5.3 & 5.4, of the
AVSP.
Measure T -3.3 Density Bonus Incentive. 'Amend the Municipal Code to
allow for a Density Bonus Incentive for a residential project that is located
within 1, 500 feet of a regular bus stop or rapid transit system stop, is located
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within one - quarter (114) mile from a public park or community center, or is
located within a one -half (112) mile from school grounds/facilities open to the
general public, a full- service grocery store, hospital, medical clinic, or
pharmacy. "
Response: Amend the Municipal Code to allow for a Density Bonus
Incentive is solely an agency function, not that of the AVSP.
Measure T -3.4 Neighborhood Commercial Centers. "Identify potential
neighborhood commercial center sites and rezone identified areas to
Neighborhood Commercial as part of the General Plan Update. "
Response: Rezoning to Neighborhood Commercial is a Council act solely
of the local agency to approve. Neighborhood commercial areas are found
in the University Town Center (PA 1b, 1c), Lakeside Village (PA 4c), and the
Alberhill Town Center (PA 6a, 6b).
Strategy T-4 Reduce Trips
Measure T-4.1 Commute Trip Reduction Program. "Institute a commute
trip reduction program for employers with fewer than 100 employees (below
the requirements of the existing Transportation Demand Management
Program). Provide information, training, and incentives to encourage
participation. "
Response: The AVSP includes a provision to adopt a Transportation
Management Plan (TMP) that spreads out peak travel times through ride -
sharing, van - sharing, employee flex -time, and bike to work programs. The
TMP should include, at a minimum, measures that include ride - sharing and
off -peak staggered work -hours programs from businesses.
Strategy T -5 Increase the Use of Low and Zero - Emissions Vehicles
Measure T -5.1 Hybrid and Fuel- Efficient Vehicle Incentives. 'Facilitate
the voluntary replacement of inefficient vehicles with hybrids, plug -in electric,
and other low -and zero- emissions vehicles by connecting residents and
businesses with technical and financial assistance through the City's
website. "
Response: Although voluntary replacement of vehicles is a function of
public desire and response to incentive, the AVSP promotes:
• Preferred parking for small fuel efficientlelectrictaltern ate fuel
vehicles, van pools, ride - sharing vehicles, and bicycles.
• Electric charging or natural gas filling stations at marketplace
costs within PAs to facilitate the use of electric or natural gas
fueled vehicles.
Measure T -5.2 Municipal Fleet Vehicle Purchasing Policy. 'Develop
and adopt a low- and zero - emissions replacement/purchasing policy for new
and replaced official City vehicles and equipment."
Response: It will be the City's responsibility to institute a municipal fleet
vehicle purchasing policy.
7.5 ENERGY & WATER USE
According to the City's CAP, energy accounts for thirty -two percent (32 %) of Lake
Elsinore's total 2008 GHG emissions. Heating, cooling, and the provision of power
to the various residential, commercial and industrial buildings originate from power
plants that are fueled by fossil fuels, primarily coal and natural gas. Increasing
efficiencies in site design, land use juxtapositions, alternative modes of
transportation, alternative fuel vehicles, reduced water demand, and forthright
agency policy management, all work together toward the goal of reduced energy
consumption and long term energy resource availability.
Strategy E -1 Reduce Energy Demand of New Construction
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Measure E -1.1 Tree Planting Requirements. "Through the development
review process, require new development to plant, at a minimum, one (1)
15- gallon non - deciduous, umbrella -form tree per 30 linear feet of boundary
length near buildings, per the Municipal Code. Trees shall be planted in
strategic locations around buildings or to shade pavement in parking lots
and streets."
Response: The AVSP area is largely devoid of trees due to past and
ongoing mining activity. The provision of trees provides both enjoyable
aesthetics, but also shade that reduces "heat island" effects and reduces air
conditioning use. The AVSP will provide for:
• New street trees along all roadways.
• New native and /or drought tolerant trees along all trails.
• New trees in all parks and paseos.
• New trees in all public and quasi - public institutional parking
and building areas.
• New tree placement in all residential, commercial, office,
institutional and public facility areas, including parking lots,
and is spaces adjacent to buildings.
Compliance will be verified at the Design Review stage.
Measure E -1.2 Cool Roof Requirements. `Amend the City Municipal
Code to require new non - residential development to use roofing materials
having solar reflectance, thermal emittance of Solar Reflectance Index (SRI)
3 consistent with CalGreen Tier 1 values (Table A5.106.11.2.1), and
implement through conditions of approval."
Response: Buildings constructed in the AVSP will comply with City
ordinances. Compliance will be verified at the Design Review stage.
Measure E -1.3 Energy Efficient Building Standards. "Adopt an
ordinance requiring that all new construction exceed the California Energy
Code requirements, based on the 2013 or current Energy Efficiency
Standards by 15% (consistent with CalGreen Tier 1) through either the
performance based or prescriptive approach described in the California
Green Building Code; implement through conditions of approval.
Alternately, a solar photovoltaic system and /or solar water heating may be
used to assist in meeting all or a portion of the 15% requirement."
Response: Buildings constructed in the AVSP will comply with City
ordinances. Energy efficiencies in buildings will be addressed and verified
at the Design Review stage.
Strategy E -2 Increase Energy Efficiency of Existing Buildings
Measure E -2.1 Energy Efficiency Upgrades and Retrofits.
Measure E -2.2 Green Business Certification Program.
Measure E -2.3 Compact Fluorescent Light Bulb (CFL) Distribution
Program.
Response: Not applicable to the AVSP.
Strategy E -3 Increase Energy Efficiency of Existing Buildings
Measure E -3.1 City HVACs.
Measure E -3.2 Energy Efficient Street and Traffic Signal Lights.
Measure E -3.3 Street Light Automatic Day lighting Control Devices.
Measure E -3.4 Energy Efficient Lights, Ballasts, and Occupancy
Sensors at City Facilities.
Measure E -3.5 Municipal Energy Efficiency Upgrades and Purchasing
Standards.
Response: Not applicable to the AVSP.
Strategy E-4 Decrease Water Consumption
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Measure E-4.1 Landscaping Ordinance. Though the development
review, enforce the City's Assembly Bill 1881 Landscaping Ordinance;
implement through condition of approval."
Response: The AVSP requires the planting of drought tolerant plant
species, in addition to the re- vegetation of native plant materials where
possible. The AVSP landscaping and irrigation policies are as follows:
All PAs will focus the landscaping programs on the use of
drought tolerant plant programs reducing the dependency on
water, water supplies, and the electrical energy required to
deliver the water.
Within the PAs, provide for the use of native and /or drought
tolerant plant palettes and species in and along the trails, animal
movement corridors, and open space areas of the planned
development, thereby reducing or eliminating the use of power
driven imported water to irrigate these restored native
landscaped areas.
The AVSP also proposes the following policies for the use of alternate water
sources
Take advantage of the shallow groundwater and artesian springs
existing underground throughout the PAs to provide gravity fed
water to the recreational lake and restored streams.
The use of reclaimed water will be promoted when the reclaimed
water source becomes available from the Elsinore Valley
Municipal Water District.
The use of local water to grow food crops in the community park
garden(s) is an example of one action producing multiple benefits
— reduction of imported foods, an edible product from irrigation,
soil enrichment, shade, gardening enjoyment, and a social outlet
for residents keeping residents inside the local community.
Measure E-4.2 Indoor Water Conservation Requirements. `Amend the
Uniform Building Code to require development projects to reduce indoor
water consumption by 30% (consistent with Ca/Green Tier 1, Section
A5.303.2.3.1), and implement through conditions of approval. "
Response: Buildings constructed in the AVSP will comply with City
ordinances. Indoor water conservation will be addressed and verified at the
Design Review stage.
Strategy E -5 Increase Renewable Energy Opportunities
Measure E -5.1 Renewable Energy Incentives. "Facilitate the voluntary
installation of small -scale renewable energy systems, such as solar
photovoltaic (PV) and solar hot water systems, by connecting residents and
businesses with technical and financial assistance through the City website.
The City will also revise the permit processes and fees as appropriate to
remove barriers to and incentivize the installation of renewable energy
systems, in accordance with applicable safety and environmental
standards. "
Response: Developers of the various PAs will be encouraged to
incorporate or offer PV systems, solar hot water, and other renewable
energy systems into their buildings. Systems proposed by developers will be
addressed at the Design Review level.
7.6 SOLID WASTE
According to the CAP, in 2008, the City of Lake Elsinore and the community generated
approximately 83,710 tons of solid waste. Fifty- percent (50 %) of the solid waste was
diverted from the local landfill through recycling and composting programs. As solid waste
decomposes, it releases methane gas, a contributing Greenhouse Gas. Two (2) primary
ways to reduce methane emissions associated with solid waste are to increase recycling
efforts, and reduce waste production.
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Strategy S -1 Increase Solid Waste Diversion
Measure S -1.1 Commercial Recycling (renegotiate City contract).
Measure S -1.2 Tiered Solid Waste Rate Structure (renegotiate City
contract).
Measure S -1.3 Recycling Receptacles at City Buildings and Facilities.
Response: Not applicable to the AVSP.
Measure S -1.4 Construction and Demolition Waste Diversion. 'Amend
the Municipal Code to require development projects to divert, recycle or
salvage at least 65% of non - hazardous construction and demolition debris
generated at the site by 2020 (consistent with CalGreen Tier 1, Section
A5.408.3.1). Require all construction and demolition projects to be
accompanied by a waste management plan for the project and a copy of the
completed waste management report shall be provided upon completion. "
Response: The AVSP will require that developers of construction projects
prepare and manage a Waste Management Plan (WMP) throughout the
course of construction. Compliance will be verified at the Design Review
stage.
Measure S -1.5 Green Waste Program (renegotiate City contract).
Response: Not applicable to the AVSP.
Strategy S -2 Decrease Solid Waste Generated.
Measure S -2.1 Municipal Purchasing Policy.
Response: Not applicable to the AVSP.
7.7 COMMUNITY EDUCATION & OUTREACH
The City can encourage community members to take necessary steps to reduce their
contribution to GHG emissions by providing the public information about climate change
science and potential impacts, as well as by providing public education through outreach
programs. The following Measures are solely City functions, however, there will be public
facilities constructed within the AVSP that will provide venues for public outreach programs
and dissemination of educational information. The University, and University Town Center
could offer such a venue.
Strategy EO -1 Expand Community and Outreach
Measure EO -1.1
Green Page on City's Website.
Measure EO -1.2
Quarterly Brochure with Specific Emissions
Reduction Information.
Measure EO -1.3
Themed Outreach.
Measure EO -1.4
Multi -Modal Transportation Access Guide.
Response: The public dissemination of information about climate change
is not a responsibility or obligation of the AVSP. However, by virtue of its
land use design encouraging multi -modal forms of transportation, the
incorporation of many multi -use trails, and the embracing of the natural
environment throughout the project, the AVSP, as it develops, will be a
prime example of climate conscious community.
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Contents:
8.1 Purpose
8.2 Landscape Plan
8.3 General Landscape Requirements
8.4 Entry Monumentation & Signage
8.5 Streetscape
8.6 Landscape Interface Between Uses
8.7 Community Walls & Fencing
8.8 Slope Management & Fuel Modification
8.9 Community Plant Palette
8.10 Bikeway System
8.11 Multi -Use Trail System
8.12 Parks & Open Space
8.13 Themed Site Materials & Finishes
Appendices
8.1 PURPOSE
Chapter
U
LANDSCAPE
DESIGN
REGULATIONS
The Landscape Design Regulations contain the guidelines and standards that will
provide the Alberhill Villages Specific Plan community visually unifying landscape,
monumentation and wall themes that are intended to create elements of design
continuity and that reinforce an established major theme but not exclusive to natural
stone and manufactured brick products, oak trees, and a native plant palette and
integrated low water use system. These regulations incorporate the City — Wide
Design Guidelines, are also intended to build off of the design elements existing at
the adjacent Alberhill Ranch Specific Plan development. Where these landscape
design regulations conflict with City regulations, these AVSP regulations shall
prevail if these set regulations do not conflict with State law.
8.2 LANDSCAPE PLAN
This section contains the landscape design guidelines and standards for use in the
preparation of the Landscape plans throughout Alberhill Villages.
8.2.1 Landscape Plan - Guidelines
1. Create a landscape plan that respects the mining and clay brick making heritage of
the Alberhill District and the community design plan concept of villages, public
parks, open spaces, natural wildlife corridors, and the pedestrian linkages as the
focus;
2. Incorporate rock and historical clay and brick materials in thematic site features;
3. Provide a native plant palette, which is sensitive to the environment and visually
blends the development into the community;
4. Create a landscape environment that encourages walking and bicycling as a form of
transit and recreation through a network of multi -use trails and open spaces
corridors that provide connectivity to all the land uses;
Incorporate the latest design principles of environmental sensitivity, water
conservation and sustainability into the landscape planning and design;
5. Streetscape for most streets within the community will include sidewalks separated
by parkways with simple landscaping composed of shade forming formal rows of
large canopy trees under - planted with native dominated shrubs and groundcover;
6. Select native plant materials that complement the overall theme, and that have low
water use demand and low long term maintenance;
7. Use a combination of formal and informal plant and tree groupings along open
spaces and against community architecture that are dominated by native plantings;
80
8. Buffer perimeter walls where they occur by using evergreen trees and large
evergreen shrubs, and large masses of groundcovers and vines;
9. Consider view opportunities from the neighborhoods to the surrounding landscape
terrain and mountains. Enhance views toward the outside of the immediate project
limits wherever possible;
10. Pedestrian connections, bus stops and residential streets should offer canopy trees
and flowering accent trees to provide shade and color;
11. Specimen and flowering accent trees should be used at entries and at the end of
long streets within open space areas, as appropriate.
8.2.2 Landscape Plan Regulations
The project proponent and /or master Developer and /or merchant builder shall be
responsible for the maintenance and upkeep of all slope planting, common
landscape areas and irrigation systems until such time as these operations have
been officially transferred to a Home Owners Association, Landscape Maintenance
District, or other approved legal entity.
2. All final landscape plans and exhibits for residential neighborhoods, public parks
and recreational areas, institutional /school, and commercial uses shall be prepared
by a licensed landscape architect for City of Lake Elsinore review only. The City will
have 30 days to review and comment on the landscape plans. The landscape plans
will be considered complete upon submission to the City. The City comments may
be utilized for the landscaped plans. If comments are not received from the City in
30 days from final landscape plan submission, then the landscape plans will be
considered final and must be followed by the City and Developer subsequent to City
approvals.
3. Project entries shall incorporate thematic landscaping and hardscape architectural
features that project an appealing, quality image that will enhance the surrounding
community.
4. The proposed location of Community Entry enhanced landscape treatment areas
will be determined with the preparation of more detailed site plans at the Phased
Development Plan (PDP) level.
5. The landscaping plan shall be designed to conserve water utilized for irrigation,
consistent with City of Lake Elsinore Municipal Code Title 19 Chapter 19.08, and
California Code of Regulations Title 23 Division 2 Chapter 2.7., unless otherwise
provided for in the Water Efficient Landscape Ordinance for Alberhill Villages;
Methods of irrigation may include the use of drought- resistant, low water demand
plants and groundcovers, grouping of plants or similar water needs to reduce over -
irrigation or under - irrigation, mulching to retain moisture and reduce opportunity for
invasive plants.
6. High efficiency irrigation methods shall be utilized, including, but not limited to,
above surface low volume technologies and /or sub - surface drip systems.
Acceptable low volume irrigation systems may include, but not be limited to, above
ground drip emitters, micro - spray, MP Rotators (or equal), undercut nozzles, mist
emitters, low volume bubblers, and sub -surface drip systems or other appropriate
devices.
7. Future merchant builders or Guest Builders of single - family residential projects in
Alberhill Villages shall provide front yard landscaping automatic irrigation systems.
Commercial, Institutional/ School, Municipal, and Multi - Family residential projects
shall provide automatic irrigation systems for all landscaping areas.
8. Where special design conditions exist (e.g. to enhance prominent views and vistas,
or to soften edge conditions), focused design features shall be included within the
design of development for those particular planning areas at the PDP design review
stage.
9. Neighborhood (residential subdivision) entrance designations shall consist of a
neighborhood identification sign on a decorative wall /monument with a minimum
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depth of landscaping of 12 feet measured from the nearest roadway right -of -way
line surrounding the wall /monument.
10. Prior to the approval of any final subdivision map, improvement plans for the
respective landscape areas shall be submitted to the City of Lake Elsinore Planning
Division for review shall include, at a minimum, the following:
a. Final Grading Plans;
b. Certified Irrigation Plans;
c. Landscaping Plans satisfying the requirements of City of Lake Elsinore
Municipal Code Title 19 Section 19.08, and California Code of Regulations
Title 23 Division 2 Chapter 2.7., and the Water Efficient Landscape
Ordinance for Alberhill Villages;
d. Wall and Fence Plans;
e. Lighting Plans;
f. Limits of the Landscape Lighting and Maintenance District.
8.3 GENERAL LANDSCAPE REQUIREMENTS
The landscape character of the Alberhill Villages community is established by the
initial development. Subsequent landscape improvements are defined in terms
such as: 1) Hardscape: includes walkways, driveways, planters, fountains,
columns and pilasters and 2) Softscape: includes lawns, shrubs, ground cover,
trees, and flowers.
8.3.1 Landscape Maintenance - Guidelines
There are many different elements of landscape requiring maintenance including:
street right -of -ways, common areas, slopes, recreational parks and community
parks, pocket parks, paseos, multi -use trails and other common open spaces.
Responsibility to maintain these areas is as follows:
1. Recreational Lake Facilities, Street right -of ways including parkways,
medians, round -a -bouts (turnarounds), and certain slope areas shall be
maintained by the City Public Works Department, Landscape
Maintenance District (LMD) or other approved legal entity or shall be
maintained by the project Developer.
2. Active parks and community parks should be maintained by the City
Parks and Recreation Department, LMD or other legal entity (Refer to
Table 4 -2 on Page 52).
3. Common areas such as open spaces, pocket parks, multi -use trails,
paseos and pedestrian corridors should be maintained by a Homeowner's
Association (HOA), LMD, or other approved legal entity.
4. Playgrounds and landscaping at primary and secondary school sites
should be the responsibility of the Lake Elsinore Unified School District, or
in the case of the University, the entity having legal authority over the
University (e.g. University of California, California State University and
Colleges, or private school board).
5. Private homeowners shall be responsible for all maintenance within their
private lot area, including all walls and fences, and public street
landscape adjacent to their lot frontage, unless otherwise maintained by
an HOA or LMD.
8.3.2 Landscape Maintenance - Standards
1 Where HOA maintained landscape areas are adjacent to non -HOA
landscape areas, there should be a definitive physical separation in order to
eliminate confusion as to the limits of maintenance responsibility.
2. The maintenance of the approved landscaping shall consist of regular
watering, pruning, fertilizing, clearing of debris and weeds, the removal and
replacement of dead plants and trees with the approved landscape types
within 90 days, and the repair and replacement of faulty irrigation systems.
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3. Lawn and groundcovers are to be trimmed or mowed regularly. All planting
areas should be kept free of weeds and debris.
4. Stakes, guys, and ties on trees shall be checked regularly for correct
function. Ties are to be adjusted to avoid creating abrasions or girdling on
trunks or branches.
5. Where landscaping is not maintained by a private entity or HOA, the
Developer will be required to cause a landscape maintenance district to be
formed, or annex the landscape area into an appropriate landscape
maintenance district to fund maintenance of monumentation and
streetscapes, Public parks will need to have a maintenance entity
determined.
8.3.3 General Residential Yard Landscape - Standards
The following are general standards for installation of landscape in residential yards,
and are intended to be incorporated into the landscape requirements of the
respective HOA or project Conditions, Covenants and Restrictions (CCRs):
1. Except for patio covers, gazebos, and play equipment, the top of all
landscape hardscape features, such as garden walls, fences, statues,
sculpture, outdoor fire places, waterfalls, and fountains, must be below the
height of the project perimeter wall so as not to be viewed at adjacent
ground level from surrounding streets, parks, greenbelts, schools, and
adjacent homes.
2. Decorative rock, wood chips, sand, gravel, or any other rock -like substance,
in yards visible from streets or other public views are not generally
acceptable; however, these materials may be acceptable when installed as
an accent in the visible areas. Non -plant materials are not to be used as a
substitution for hardscape, lawn, groundcover, or shrubs.
3. Hedge -type plants if used, exceeding eighteen inches (18 ") in height, and /or
shrubs with thorns planted adjacent to public or common sidewalks.
4. Paved areas should be minimized in yards visible from streets. Permitted
paving materials including concrete, brick, and flagstone, in colors
compatible with the house.
5. A minimum of one (1) 15- gallon trees are required in each front yard, if
feasible in the planting area provided. At corner lots, two (2) 15- gallon trees
are required. The preferred location is as close to the street as possible.
Trees should be selected from the native plant palette recommended in
these Landscape Guidelines.
6. The unpaved ground area visible from the street must be covered with plant
materials. Large areas of bare earth are not permitted. Shrubs should be
planted at the base of the house wall, any garden wall, and any fence visible
to the street. At corner lots, the areas in the side yard between the street
and the side yard fence must be planted with groundcover and shrubs or
vines.
7. Thematic landscape features with distinctive colors, forms, or materials that
establish an independent theme that conflicts with the overall street scene,
such as mirror balls, statues, sculpture, rock gardens, and gravel yards, are
not permitted in private yards visible from streets.
8. Permanent automatic irrigation systems shall be installed for all front yard
landscaped areas, including single - family lots, prior to issuance of certificate
of occupancy.
9. All common area landscaping and public right -of -way landscaping shall have
an automatic irrigation system. Adjustments, replacements, repair, and
cleaning shall be a part of regular irrigation system maintenance.
83
8.4 ENTRY MONUMENTATION & SIGNAGE
8.4.1 Entry Monumentation - Guidelines
This section contains the standards and guidelines for the implementation of entry
monumentation within the Alberhill Villages Specific Plan area. These guidelines
and standards are intended to:
1. Provide a visual element to the vision and character of a community strongly
connected to the land and its traditional historical mining and clay brick
manufacturing past;
2. Provide project identification and create gateways into the community at
primary access points, village, neighborhood and specific activity areas;
3. Integrate landscaping and signage with the entry monumentation that is
visually pleasing and consistent with the theme of the Alberhill Villages
community;
4. Develop and maintain a hierarchical format for primary, secondary and other
points of access to the major land uses and features of the community.
8.4.2 Entry Monumentation — General Standards
1. Entry monumentation hierarchy, from the most dominant to the least
dominant form is as follows: Primary Entry (major community entrances),
Secondary Entry (minor community entrances), and Village Entry
(neighborhood entrances);
2. The architectural style of key features of the entry monumentation should be
complemented with clay and brick accents;
3. Specific entry monument locations, heights and widths will be determined by
the natural topography and surrounding conditions;
4. Acceptable materials may include: clay brick, stone, concrete ranch -rail,
pre -cast concrete, split -face masonry block, and vinyl. The use of clay brick
is strongly encouraged as the main thematic design element;
5. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent element. The monument walls will be
made of the materials noted above and should be formed into natural land
forms as much as possible as if growing from the site;
6. The specimen trees and other accented planting where noted and especially
at entry areas should be highlighted with accented and energy efficient
landscape lighting;
7. Landscaping around entry monumentation should be native and drought
tolerant;
8. Signage incorporated into entry monuments shall be firmly affixed to the
wall /monument so as to prevent easy removal, and shall not be made of
gold, silver, copper or other precious metal. The use of bronze, aluminum or
other metal of high recyclable value is discouraged;
9. For locations of entry monuments, refer to Figure 8.1, Circulation &
Monumentation Master Plan.
8.4.3 Primary Entry - Standards
Primary entry treatments are to occur at 4 major roadway locations entering the
community. The Community Entries are on Lake Street just south of the 1 -15
Freeway, on Lake Street at Alberhill Ranch Road, on Temescal Canyon Road (new)
just south of the 1 -15, and on Lincoln Street just north of the project boundary. In
addition to the general standards in Section 8.1.2 above, the Community Entry
monumentation shall comply with the following:
84
1. The Primary entry monumentation is the largest of the entry monumentation
when arriving at the Alberhill Villages community and should reflect a size
and scale reflective of its prominence.
2. The location, height, width and depth will be determined by the natural
topography and surrounding conditions.
3. The monuments should include a project identification sign and logo,
pedestrian and landscape lighting and enhanced paving. Signage should be
constructed with weather - resistant words and logo. Both the sign and wall
should have wash and focused lighting.
4. Walls, columns, pilasters and other hardscape elements shall feature clay
brick with stone and lap siding accents as the predominant visual elements.
5. The predominant landscape materials shall be native and drought tolerant.
6. Specimen trees and other accented planting, where noted, should be
highlighted with accented and energy efficient landscape lighting.
8.4.4 Secondary Entry - Standards
Secondary entries are used to identify entries into special use areas of the
community such as the Alberhill Town Center, University Village, and University
Town Center areas (refer to Figure 8.1 CIRCULATION & MONUMENTATION
MASTER PLAN). In addition to the general standards in Section 8.1.2 above, the
Secondary entry monumentation shall comply with the following:
1 Secondary entry monumentation should be matched on each side of the
street approaching the special use area. The design for the monuments may
match that of the Community Entry monument.
2. The location, height and width of the monument will in part be determined by
certain site constraints including, but not limited to, proximity to residential
and commercial lotting, natural topography, and overall site conditions and
scale to other architectural features.
3. Each village entry monument should be identified with a unique sign, logo or
symbol representing the characteristic or theme of that particular community
for easy readability and neighborhood identity. Both the wall and sign
should have wash and focused lighting.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent material.
3. The Village entry monument sign may have wash lighting as an option.
4. The landscape will be native and drought tolerant with a mix of evergreen
specimen and accent trees behind the monuments.
5. The specimen trees and special planting should be highlighted with accent
uplighting as appropriate.
6. Additional village identification logo placement opportunities may occur in
areas such as enhanced paving, post carvings in portal or shade structures,
smaller directional signage, historical references to the Alberhill town and
mining history of the area, art in the landscape.
8.4.5 Village Entry - Standards
Village entries encourage a sense of smaller neighborhoods amidst the larger
community. These entry monuments are located on streets classified as collector
and lower. In addition to the general standards in Section 8.1.2 above, the Village
entry monumentation shall comply with the following:
1. Though smaller in scale, the neighborhood entry monumentation shall reflect
the same character and materials utilized in the primary, secondary, and
village entry monumentation.
- 85
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2. Neighborhood entry monumentation will be positioned at the entrance to
individual residential neighborhoods.
3. The basic materials, signage lettering, and landscaping shall remain
consistent; however, unique designs are encouraged for the neighborhood
entry monumentsan order to foster and celebrate neighborhood diversity and
identity. Incorporation of the Village logo or character symbol is
encouraged.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent material.
5. Where appropriate, landscaped center medians are encouraged at all
neighborhood entries when located at streets classified as a local collector
or wider.
8.4.6 Commercial Use - Standards
Commercial monuments will be located in the Regional and Community Mixed -Use,
and Institutional /Educational land use. In addition to the general standards in
Section 8.1.2 above, the Commercial monumentation shall comply with the
following:
1. Commercial monuments will be consistent with the design themes of the
Community Entry and Village Entry monumentation, and should contain the
same features of clay brick and /or stone walls, or pilasters. Clay brick shall
be incorporated.
2. Incorporation of the applicable Village identification logo is encouraged
3. Directional and project signage is allowed.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent.
5. Evergreen specimen trees, flowering trees, and low growing native
vegetation and rock outcroppings may be placed adjacent to and /or in front
of the monument walls.
8.4.7 School and University - Standards
In addition to the general standards in Section 8.1.2 above, the School and
University monumentation shall comply with the following:
1. Elementary and University monumentation should incorporate the same
basic materials of clay brick and stone in keeping with Alberhill Villages
theme.
2. Signage lettering, logo and landscaping should be in keeping with the
Alberhill Villages theme, however, unique designs are encouraged for school
monuments, which will foster neighborhood identity and promote school
spirit.
3. Incorporation of the respective Village logo is encouraged.
4. Formal or informal evergreen specimen trees, flowering trees, and low
growing native plantings are encouraged.
5. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent material.
8.4.8 Park - Standards
In addition to the general standards in Section 8.1.2 above, Park monumentation
shall comply with the following:
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1. Park monuments will be consistent with the design themes of the
Community Entry and Village Entry monumentation, and should contain the
same features of clay brick and /or stone walls, or pilasters. Clay brick shall
be incorporated.
2. Incorporation of the respective Village logo is encouraged.
3. Formal or informal evergreen specimen trees, flowering trees, and low
growing native plantings are encouraged.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick
as the predominant visual accent material.
8.4.9 Trail -Standards
There are many unique hiking, biking, walking and multi -use trails that are woven
into the fabric of the Villages, open spaces, and parks. Monumentation style should
reflect the uniqueness of the respective trail. in addition to the general standards in
Section 8.1.2 above, Trait monumentation and signage shall comply with the
following minimum standards:
1. Each trail system should have trail head monumentation and signage. The
trail head monumentation may consist of an interpretative kiosk noting the
significance of that particular trail, and include seating and a plaque or
similar signage identifying the trail name.
2. The style and design of trail signage found throughout the trail experience
should have a hierarchy and direction and will be appropriately scaled for its
use. Signage may vary in materials depending on surrounding conditions.
3 Materials used should reflect the surrounding topographical conditions and
adjacent architectural influences visually related to the trail head area, and
where walls or other structures are constructed, the materials should feature
clay brick. Materials may vary depending on the appropriateness of the
scale, size, and proximity to other use areas.
4. The use of native trees, shrubs, and ground cover plant materials is highly
encouraged at all trail heads.
5. Where grades are steeper than 2:1 at a trail edge, and the native
surrounding flora subject to possible destruction, there should be a split rail
guard rail, vinyl rail fence, or similar obstruction will constructed to deter
pedestrian traffic from wandering off the designated trail.
6. Where applicable, low growing native plant materials shall be planted
adjacent to the trail path to enhance the trail experience and deter
pedestrian traffic from wandering off the path.
8.5 STREETSCAPE
8.5.1 Streetscape -Guidelines
1. Strongly connect the aesthetic of the larger community theme while
maintaining the individual character identity of each smaller village and /or
neighborhood. Uniformity will come from the configuration of trees, street
furniture, sidewalks, monumentation, pedestrian crossings, and the
emphasis of treatments at numerous view corridors.
2. All arterial and collector streets will have meandering sidewalks, removed or
setback from curbs whenever possible.
3. Street trees and shrubs should be native, will be randomly planted and
natural in occurrence, diverse in species reflective of individual village plant
material palettes, with varying size rock and decomposed granite ground
mulch where appropriate.
4. Shrubs will be more formally used in the Town Center Village, and both
trees and shrubs being less formally used in all village neighborhood parks.
87
5. Trees should be limited along bluff tops, ridgelines, and other view corridors
in order to protect naturally occurring vistas
6. Streetscape landscapes are to highlight special features, enhance and blend
with the natural topography, provide direction, circulation, and movement
through the community.
7. A variety of native oak trees found throughout Riverside County are to be
the featured tree throughout the community.
8.5.2 Lake Street and Temescal Canyon Road - Standards
A typical street section may include a meandering multi -use concrete walk within a
wide landscape buffer on both sides of the street when possible. When applicable
the multi -use walk shall provide connectivity to the greater circulation master plan
for the City of Lake Elsinore. Other featured street amenities to be considered
would be an adjacent bike lane on both street sides, connection to an equestrian
master plan, and a planted median. Minimum standards are as follows:
I The landscape buffer, parkways, and raised planted medians shall be
accented with low landscaped berms (where appropriate) and combinations
of large, evergreen and deciduous canopy trees randomly spaced at
irregular intervals framing and screening desirable view sheds throughout
the site.
2. Native oak trees are highly desired as the predominant street and specimen
tree.
3. Turf is to be avoided wherever possible.
4. Hardscape elements shall feature clay brick as the predominant visual
accent element.
5. Masses of high, medium, and low growing native and drought tolerant,
evergreen, and flowering shrubs and ground covers are encouraged for
visual interest and streetscape continuity.
6. An 18" wide (minimum) concrete maintenance band at the perimeter edge of
median islands should be considered. Maintenance banding should
incorporate clay brick pavers, or be clay colored stamped or decorative
concrete.
8.5.3 Village Entry (Streets A & B) - Standards
A typical street section may include a meandering multi -use concrete walk within a
wide landscape buffer on both sides of the street when possible. When applicable
the multi -use walk shall provide connectivity to the greater circulation master plan
for the City of Lake Elsinore.
1. Village Entry street tree plantings should be more formalized in these
locations to promote the specific character for that particular village. The use
of native oak specimen trees is highly recommended;
2. Enhanced paving at crosswalks, where appropriate, is encouraged.
Crosswalks may be enhanced at this location with either a color or change in
paving materials such as brick or interlocking pavers. Clay brick pavers of
terra cotta color are highly recommended.
3. The landscaped parkways should be accented with low landscaped
elevated land forms (where appropriate) with combinations of colorful, large,
native evergreen and deciduous canopy trees.
4. Turf is not permitted in the parkways; however, natural and native grasses
and similar are encouraged.
5. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
—__ 88
6. Median street trees, shrubs, and ground cover planting will reflect the native
plant and tree theme.
7. An 18" wide maintenance band at the perimeter edge of the median islands
is encouraged. Where appropriate, the median paving materials should
include clay brick or similar elements.
8.5.4 Nichols Road - Standards
A typical street section may include a meandering multi -use concrete walk within a
wide landscape buffer on both sides of the street when possible. When applicable,
the multi -use walk shall provide connectivity to the greater circulation master plan
for the City of Lake Elsinore. Other featured street amenities to be considered
would be an adjacent bike lane on both street sides, connection to an equestrian
master plan, and a planted median. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged.
Crosswalks may be enhanced at this location with either a color or change in
paving materials such as brick or interlocking pavers. Clay brick pavers of
terra cotta color are highly recommended;
2. The landscaped parkways should be accented with low landscaped
elevated land forms (where appropriate) with combinations of colorful, large,
native evergreen and deciduous canopy trees;
3. Turf is not permitted in the parkways, however, natural and native grasses
and native plants are encouraged.
4. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
5. Median street trees, shrubs, and ground cover planting shall reflect the
native plant and tree theme.
6. An 18" wide maintenance band at the perimeter edge of the median islands
is encouraged. Where appropriate, the median paving materials should
include clay brick or similar elements.
8.5.5 Streets C. E. and F - Standards
Streets C, E and F are local collector roads, which are typically two lanes. Local
collector roads provide easy connectivity between villages, residential areas, the
university, schools, and commercial developments. A typical should include a
meandering multi -use concrete walk, a landscape buffer on both sides, a bike lane
(on both sides of the street when possible) and vehicular lanes. Minimum
standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged.
Crosswalks may be enhanced at this location with either a color or change in
paving materials such as brick or interlocking pavers. Clay brick pavers of
terra cotta color are highly recommended;
2. The landscaped parkways should be accented with low landscaped
elevated land forms (where appropriate) with combinations of colorful, large,
native evergreen and deciduous canopy trees;
3. Turf is not permitted in the parkways, however, natural and native grasses
and similar are encouraged.
4. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
8.5.6 Town Center Main Street / Nichols Road from Street D to Lake St. -
Standards
Alberhill Town Center Main Street is found in Village 6. The Alberhill Town Center
Main Street consists of wide, angled parking on both sides of the street, with ADA
compliant accessible ramps. Trees in tree wells and planters, and smaller,
appropriately sized canopy understory street trees frame the Main Street buildings
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and first floor store front shopping and eatery areas. Minimum standards are as
follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged.
Crosswalks may be enhanced at this location with either a color or change in
paving materials such as brick or interlocking pavers. Clay brick pavers of
terra cotta color are highly recommended.
2. If medians or round -a -bouts occur, the medians should include street trees
and low growing drought resistant groundcover accented with flowering
shrubs. Turf is not permitted in the medians, however, natural and native
grasses and similar are encouraged.
3. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
4. An 18" wide maintenance band at the perimeter edge of the median islands
and round -a- bouts, where occurring, is encouraged. Where appropriate, the
median paving materials should include clay brick or similar elements.
8.5.7 Traffic Circles / Round -a -Bouts - Standards
The landscaping within traffic circles and round -a -bouts is to be a visually important
focal point. The minimum landscape standards to be found within round -a -bouts
may include:
1. Enhanced brick, interlocking pavers, or colored /stamped concrete
recommended in hardscape areas, artwork, water features, and specimen
trees may be considered as focal point elements.
2. Trees, which should be large, flowering evergreen trees surrounded by
flowering shrubs and groundcovers.
3. Turf is not allowed as a groundcover within the traffic circle or round -a -bout.
A rolled curb and a clay brick paver or terra cotta colored paving
maintenance banding is suggested.
8.6 LANDSCAPE INTERFACE BETWEEN USES
Landscape Interface is defined in this section to mean a typical edge condition or
description of a landscape buffer between differing uses or activities. The basic
difference of an interface will be whether it is a view condition or a buffer condition.
In some cases, landscape transition zones may apply even in view situations
depending on adjacent land uses. The guidelines for landscape interfaces are:
1. Carefully blend the edges of plant materials from one treatment type to
another. The transitions may be abrupt or gradual.
2. Smaller structures can be buffered with shrubbery and elevated land forms.
Larger structures can be buffered through a combination of elevated land
forms with tree clusters.
3. All plants should be native, and be chosen from the plant palette at the end
of these guidelines. Care should be taken when selecting plants to consider
their initial size, growth expectations, form and seasonal characteristics.
4. Buffering between uses may be achieved by incorporating hardscape (e.g.,
walls or fencing) and softscape elements. Material selection must be
compatible with other materials used nearby.
5. All planting should be drought tolerant, native or naturalized plant material
suitable to the region.
There are typical landscape interface conditions that may apply to parcels within
each village and developed area. The landscape interfaces are, but may not be
limited to, the following scenarios:
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8.6.1.1
Residential / Paseo
8.6.1.2
Residential / School
8.6.1.3
Residential / Streetscape Landscape Buffer
8.6.1.4
Residential / Open Space
8.6.1.5
Residential / Park
8.6.1.6
Residential / Village Center / Commercial
8.6.1.7
Natural Area or Open Space at Street Edge
8.6.1.8
Street Edge / Open Space
8.6.1.9
Street Edge / Commercial
8.6.1.10
Street Edge / Residential
8.6.1.11
Park/School /Places of Religious Assembly
8.6.1.12
Detention Basin
8.6.1.13
Bio -Swale
8.6.1.14
Trail Edge
8.6.1 Residential / Paseo Interface - Standards
A "paseo" is defined as a landscaped walkway or pedestrian path located between
areas of development that provides a street -to- street, or area -to -area connection.
Visual and physical access to paseos is desirable from residential areas. In addition
to the general standards in Section 8.3, minimum landscape standards for
residential paseos shall include the following:
1. Landscaping should be low and unobtrusive shrubs and groundcover.
2. Plantings should be used to enhance and screen view sheds where
appropriate.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any
activity.
4. Lighting should be low and unobtrusive, only lighting the pathways as a
safety precaution.
8.6.2 Residential / School Interface - Standards
Screening and privacy, but with ample visual open character, are important
considerations both from the school and the residences' perspectives. In addition to
the general standards in Section 8.3, minimum landscape standards for
residential /school interface include the following:
1. Landscaping against walls should be evergreen but remain low and
unobtrusive.
2. Use planting and berming to screen views of structures where appropriate.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any
activity. Plantings shall not completely screen or prevent public use of any
pedestrian pathway at a residential /school interface), and views must be
kept open for safety officers to be able to monitor any activity.
4. Lighting between school uses and residential parcels may not be necessary
or desired and will be determined on a case by case basis. However, sports
lighting for potential baseball and soccer fields at the University Town Center
will most likely be required. All sports lighting will be focused specifically on
the field being lit, and required to be hooded shielding to prevent glare upon
surrounding properties pursuant to the "Dark Sky' lighting policy of the
Alberhill Villages Specific Plan (see Chapter 9, Lighting).
8.6.3 Residential / Streetscape Landscape Interface - Standards
Screening, privacy, and attenuation of roadway generated noises are important
considerations for the residences. In addition to the general standards in Section
8.3, minimum landscape standards for residential /streetscape interfaces include the
following:
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1. In areas of terrain elevation where views are desirable, a view fence with low
growing groundcovers would be appropriate. Refer to Section 8.7.3 for
types of allowable view fences.
2. Most areas at this arterial and collector interface will require predominately
evergreen landscaping but can include deciduous trees against solid walls.
Use planting and berming to screen or enhance views where appropriate.
8.6.4 Residential / Open Space Interface - Standards
Optimization of open space views and security of residential areas are
considerations of this interface. In addition to the general standards in Section 8.3,
minimum landscape standards for residential /open space interfaces include the
following:
1. If fencing is required along boundaries of residential parcels that have views
of natural open spaces and landscaping, then view fencing (i.e. tubular steel,
glass wall) should be installed for parcel security and enhancement of view.
2. Landscaping separating the residential parcel from the natural open spaces
should enhance and frame the natural view sheds from the residential
parcels.
3. Physical access (trail heads and other such local amenities) should be
highlighted and enhanced with native landscaping.
4. Any landscaping required in the open space perimeter edge should remain
native or naturalized, low, and unobtrusive to adjacent land uses.
5. Lighting between residential and open space uses should be held to the
pedestrian and bollard style lighting and focused only the areas intended to
be lit, if they are to be lit at all (see Chapter 9, Lighting Design Guidelines).
6. The residential and open space interface may fall under the Fuel
Modification Zone Use Plan, and will be subject to the recommendations set
forth in Section 8.8 of this document.
8.6.5 Residential / Park Interface - Standards
Screening and privacy, as well as enhanced view opportunities are important
considerations both from the park and the residences perspectives. In addition to
the general standards in Section 8.3, minimum landscape standards for
residential /park interfaces include the following:
1. Landscaping against walls and fences should be evergreen including
evergreen canopy trees framing views where appropriate for maximum
impact on the visual aesthetic for the resident.
2. Use planting and berming to screen views where appropriate, such as
parking areas.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any
activity. Plantings shall not completely screen or prevent public use of any
pedestrian pathway at a residential /park interface), and views must be kept
open for safety officers to be able to monitor any activity.
4. Lighting between residential and parks uses should be held to the
pedestrian and bollard style lighting and focused only the areas intended to
be lit. Enhanced and focused lighting is appropriate for community centers,
restrooms, ball parks, and soccer fields. And will be considered on a case by
case basis.
8.6.6 Residential /Village Center/ Commercial Interface -Standards
Screening, privacy, and noise attenuation are important considerations for the
residences. In addition to the general standards in Section 8.3, minimum landscape
standards for residential /village center /commercial interfaces include the following:
- 92
1. Landscaping against walls and tubular steel fences should be evergreen but
remain low and unobtrusive. Use planting and berming to screen views
where appropriate.
2. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any
activity. Plantings shall not completely screen or prevent public use of any
pedestrian pathway at a residential /village center interface), and views must
be kept open for safety officers to be able to monitor any activity.
3. Pathway and safety lighting is to be considered and all lighting will have a
shields and screens as to not reflect back into any residence.
4. Views into and out of the University Village, University Town Center, and the
Alberhill Town Center should be enhanced and / or screened as appropriate.
5. Additional commercial signs and monumentation will also be in this space.
Trees, shrubs, and groundcovers should be planted as to not block or hinder
the readability of any commercial or project identification signage.
8.6.7 Natural /Open Space Conditions /Street Edge Interface - Standards
Preservation and reclamation of the natural environment is and is greatly desired
and considered a key and unique amenity to the community. In addition to the
general standards in Section 8.3, minimum landscape standards for natural area
and open space conditions at street edge interfaces include the following:
1. These special designated areas may contain either an underground or
overhead utility easements. The guest developer shall call Dig Alert at 811
anytime and prior to installing any landscape item within these areas.
2. Underground Utilities — Guest builders and developers shall consult the local
or regional agency responsible for the underground or open utility for
landscape installation recommendations prior to installation.
3. Overhead Utility - Transmission lines and power lines may exist in areas
where excavations may take place, therefore, the guest builders and
developers will be responsible to verify with the local utility company, and
the City, the current excavation and planting guidelines prior to any
excavation.
8.6.8 Street Edge / Open Space Interface - Standards
Views from an arterial highway or collector street within the site and borrowed views
from the region at large should be enhanced and highlighted whenever possible to
enhance the visual desirability and character of the vehicular experience within the
community. In addition to the general standards in Section 8.3, minimum
standards for natural area and open space conditions at street edge interfaces
include the following:
1. Locate fences sparingly and only when necessary. Street lighting and
pedestrian scaled pole and bollard lighting should be placed as to not
detract from the overall experience of this transportation corridor and used
sparingly and only when necessary.
2. Park and paseo edges against a street edge may be screened through the
use of berming or enhanced landscaping, depending on the desired effect.
3. Landscaping should enhance the open space and should identify it
separately from the street edge as a unique use area. The guest developer
may not plant as to completely screen any area of use from the public and
must keep views open for safety officers to be able to monitor any activity.
8.6.9 Street Edge / Commercial Standards Interface - Standards
Commercial edges should be integral and visible from a street edge. In addition to
the general standards in Section 8.3, minimum landscape standards for natural area
and open space conditions at street edge interfaces include the following:
93
1. Sight lines should be considered when placing trees along a street edge. If
the commercial use adjacent to a street edge is the side, back, or delivery
entrance or the view into the site is undesirable, then a solid wall with a
double row of evergreen trees and evergreen screening shrubs should be
considered.
2. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any
activity. Plantings shall not completely screen or prevent public use of any
pedestrian pathway at a residential /park interface), and views must be kept
open for safety officers to be able to monitor any activity.
8.6.10 Street Edge / Residential Interface - Standards
Screening, privacy, and noise attenuation are important considerations for the
residences. In addition to the general standards in Section 8.3, minimum landscape
standards for street edge /residential interfaces shall include:
1. A solid wall with a double row of evergreen trees and evergreen shrubs
along a street edge should be considered at this particular interface.
2. Where views are desirable, a tubular steel fence and low growing
groundcovers would be recommended. Use planting and elevated lands
forms to screen or enhance views where appropriate.
8.6.11 Park / School or Park / Places of Religious Assembly Interface —
Standards
A strong and aesthetically pleasing visual connection should always try to be
achieved along the landscaped edge of any park / places of religious assembly and
school. In addition to the general standards in Section 8.3, minimum landscape
standards for street edge /residential interfaces shall include:
1. Where conditions require shared access from the school to the park, then a
direct physical connection and accessible access will be made between the
park / places of religious assembly and school. This landscaped buffer may
include, but will not be limited to, berms, turf, open fields, evergreen and
deciduous trees, flowering shrubs and groundcovers.
2. Security and safety fencing will be required to separate uses and allow for
public safety.
3. Security and safety lighting will be required at this interface. All lighting shall
comply with the lighting standards set forth in the Alberhill Villages Specific
Plan (see Chapter 9, Lighting Design Guidelines).
8.6.12 Detention Basin Standards
Minimum landscape standards for detention basins shall include:
Water Quality Management Plan (WQMP) /Detention basins within the
community should be surrounded with tubular steel or other secured view
fencing. This fence style shall be the typical, standard fencing type required
on all sides of the detention basin between the local collector and the
detention basin edge if the grading and conditions require a fence.
2. Perimeter landscaping should include heavy screening with large evergreen
canopy trees and a hierarchy of masses, large, medium, and smaller shrubs.
3. All lighting shall comply with the lighting standards set forth in the Alberhill
Villages Specific Plan (see Chapter 9, Lighting Design Guidelines).
8.6.13 Bio -Swale - Standards
Not every streetscape landscape requires a bio -swale but there may be conditions
where a surface drainage bio -swale may be required. The bio -swale is a naturally
94
landscaped surface water flow filter that will serve as part of the overall water quality
management plan. Minimum landscape standards for bio - swales shall include:
1. The bio -swale shall consist of a naturalized landscaped edge behind the
meandering sidewalk and shall drain at a 1 % or greater slope.
2. The bio -swale shall have a rock or stone edge and shall include naturalized
or native plant material.
8.6.14 Trail Edqe - Standards
Provide a minimum amount of enhanced or supplemental landscaping and
hardscape at trail heads or on a trail. Should a trail system require additional
grading to mitigate erosion or other similar issue to provide safe access, it is
important to minimize grading while allowing the natural topography and native flora
to prevail wherever possible. Minimum landscape standards for detention basins
shall include:
1. All planting shall be native or naturalized to the general region. All plant
material should be drought tolerant and require little supplemental irrigation
beyond natural rainfall patterns for the area.
2. Any material used at a trail head or along a trail system should be natural
and understated. Natural stones, timber, "timbercrete" cast stone, and
decomposed granite is encouraged.
3. A trail head and trail may reflect architectural features noted adjacent to a
trail so as to blend with the intent and theme for that section of trail.
4. At residential /open space interfaces, maintain views of the trail edges by
framing views from residences across or into a trail system. Trails crossing
open spaces shall be unobtrusive and shall not visually interfere with the
overall aesthetic of the open space.
5. At trail heads, enhanced planting including larger trees and shrubs should
be planted at all trail heads to highlight the entrances to all trail systems.
Enhanced paving, seating, and interpretive kiosks are encouraged at trail
heads.
6. At trail crossings, if two or more trail systems cross one another, clear and
easily read directional signage shall be placed at the intersection as to the
direction of each trail. Enhanced landscaping at these trail intersections
may also help with trail identification and direction.
7. At transit stops, where a trail intersects with a transit feature, (i.e., bus stop),
then clear directional signage and easy accessibility between the trail
intersection and the amenity is encouraged. Enhanced planting and
hardscape, including removable bollards as required, is encouraged to
distinguish the transit stop as a separate amenity from the trail system.
8. At trail rest stops, inadvertent and random trail rest stops are encouraged
along a trail system. These may include, but not be limited to, resting
boulders at seating height with shade, wood, brick, or metal view benches,
or half cut lodge pole timber informal bench seating.. Trail rest stops should
be unobtrusive and restrained from the overall trail path and not to impede
upon the design intent of the trail.
9. At observation points, enhancement of certain view sheds or opportunities
unique to a particular trail system are encouraged and desired as a visual
amenity. Observation Points may be similar to trail rest stops, however,
enhanced planting, permanent seating and shade, and possible drinking
water and trash receptacle amenities are encouraged.
10. Materials used for all hardscape elements should be natural such as clay
brick, stone, timber, and decomposed granite pathways. Enhanced native
plant materials are encouraged to highlight, frame, or feature the amenity to
which the observation point was planned.
95
8.7 COMMUNITY WALLS & FENCES
8.7.1 Community Walls & Fences — Guidelines
Community walls and fences will be located around the perimeter boundaries of
each Village area where it interfaces with natural open space, roads, parks,
schools, commercial and other multi -use planned areas. The walls and fences
throughout the community are major visual elements, which are designed to
complement the overall character of the project. General guidelines area as
follows:
1. Solid walls will be used when a visual screen or physical barrier is
desired.
2. Ranch rail fencing, vinyl rail fencing and other non - visually obstructing
fencing types will be used where separation of uses is desired for safety
and lifestyle reasons and visual aesthetics exists that enhance the
character of the community.
3. Native, naturalized, and drought tolerant plant materials and the use of
elevated land forms and boulders may be used as barriers, but also that
encourage the connectivity of the natural open space with the
community.
4. Wall and fence types should be developed to provide the following
characteristics: Sound attenuation, privacy, containment and definition,
view preservation and enhancement.
5. The use of high quality, low maintenance materials is recommended.
8.7.2 Community Wall & Fence — General Standards
1. As appropriate, block, brick, concrete, and where appropriate vinyl walls,
shall be covered by a shrub or vine type plant material on full height walls as
a graffiti deterrent.
2. Decorative entry walls, minor walls, pilasters, and fence types may include
the following acceptable materials: brick, stone, decorative tubular steel,
concrete ranch -rail, precast concrete, brick, or stone cap, split face concrete
masonry block, and vinyl.
3. Walls and pilasters may be split face masonry unit block, stone and brick,
pre -cast or poured in place concrete with a precast concrete or stone cap.
4. The use of clay brick is recommended to be the predominant material used
on walls and pilasters in order to present a harmonious and unified
community element of historical local.
5. Walls and fences should be 5' high minimum, 6' high maximum from the
property owners' side of the fence. Ranch rail (both concrete and vinyl)
fencing may be as low as 3' high depending on slope and site conditions.
8.7.3 View Fence - Standards
1. View fencing should be used where significant views are not to be
obstructed, and may be constructed of vinyl, clear acrylic, tempered glass,
tubular steel, or wrought iron where deemed appropriate. Wrought iron is
not recommended due to perennial costly maintenance needs.
2. Clay brick columns and pilasters, are encouraged to be a major visual
element of the view fence in order to promote character identity of the
developed area. If the site conditions dictate that a portion of these walls
are to be retaining, then the base portion of the wall may be concrete, block,
stone, concrete masonry unit or masonry unit with brick veneer. As with
solid walls all materials, textures, and colors shall be compatible with the
architecture and character of the developed area therein.
8.7.4 Single Family Yard Fence - Standards
Refer to Figure 8.3 Typical Wall and Fence Program, for a depiction of the typical
single family residential fence and gate program. The following are minimum single
family residential fence and gate standards:
96
1. Side yard fences and gates facing a street shall be comprised of same
materials as noted above. This would include using wood fencing or vinyl
fencing on non - street facing side yard conditions. Although wood fencing is
a minimal option, it is not recommended due to ongoing homeowner and
HOA maintenance costs and anticipated deterioration due to the hot, dry
weather conditions of the area.
2. All fencing should have a minimum height of 5' and a maximum height of 6'.
3. Street facing gates and side yard fences shall be solid for privacy and sound
attenuation. All side yard fencing heights shall comply with the City of Lake
Elsinore Landscape Standards and municipal codes.
4. Where residentially zoned property lines abut property designated for
commercial, non - residential, or industrial zoned districts, or where residential
properties are located within mixed -use areas, there shall be a 6' high
masonry block wall, or other solid material wall within the development in
order to provide a landscape buffer between the development and
residential use. Trees shall be located within this planter for screening and
shall be native evergreen.
8.7.5 Pilasters — Standards
1. Pilasters and columns shall be of similar materials as the concrete masonry
unit walls adjacent to these elements, and shall feature clay brick as the
predominant visual material.
2. Pilasters used at entry monuments (see Section 8.4) may be of differing
materials.
8.7.6 Materials Not Used
1. Chain -link fencing (with or without vinyl mesh weaving), exposed precision
masonry block, wood fencing in public view areas, razor wire fencing, lattice
fencing, and similar types of fencing are not permitted. The only exception
for chain -link fencing would be at sport field conditions, such as a baseball
backstop, and at the perimeter or trail edge condition.
8.8 SLOPE MANAGEMENT & FUEL MODIFICATION
8.8.1 Slopes — Guidelines
It is the intent of the slopes management program to reduce the visual and
biological impact of the grading operations adjacent to undisturbed open space,
resulting in a blending of the re- vegetated slopes with surrounding undisturbed
terrain. In order to accomplish the successful re- vegetation of slopes, the following
guidelines shall apply:
1. The planting concept for the slopes is informal, with curved masses of colorful
native or naturalized shrubs and groundcovers.
2. Soil testing and preparation, the specific timing of planting, a well- designed and
monitored irrigation system, and an ongoing weed eradication program.
3. Erosion control through the employment of Best Management Practices (BMPs).
4. Utilization of low- maintenance, drought - tolerant plant material.
i. Preservation of existing landscape material, when possible.
5. Minimize grading wherever possible utilizing the existing topography and terrain
into the design of the project. All slope areas shall be planted in coordination
with the City of Lake Elsinore Fire Department and all approving agencies.
8.8.2 Slopes — Standards
1. A mixture of native or naturalized evergreen and deciduous trees should also be
planted in groups or masses in a random pattern.
97
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2. Slopes less than 3:1 shall receive 3- inch -deep organic mulch under all planting.
3. All manufactured slopes shall receive 100 percent irrigation coverage or 100
percent point to point irrigation depending on the planting design. The irrigation
mainline shall be buried at tops and bottoms of slopes and at mid -slope
whenever possible. All laterals at top and bottom of slopes shall be buried and
at mid -slope whenever possible.
4. Valves and all irrigation equipment shall be placed flat on slope benches and
buried whenever possible.
5. Landscaping consistent with the adjacent existing vegetation shall be provided
to screen the down -slope side of buildings. Where the understory of a structure
is exposed, it shall be screened from view with the use of landscape elements, if
not screened architecturally.
6. Drainage structures shall be appropriately screened.
7. All landscaping installed on slopes for screening or other purposes shall be
chosen from the Alberhill Villages Plant Matrix.
8. Slopes adjacent to natural open space shall be planted with indigenous grasses
and California native species.
9. Trees should screen approximately 20 percent of the rear elevation of homes at
maturity. The trees shall incorporate "windows' to view corridors where
appropriate.
10. Retaining walls and perimeter walls exposed to public views shall be
landscaped where appropriate while maintaining the overall theme of the
community.
11. Selection of plant material shall be subject to adaptability to prevailing wind and
soil conditions and maintenance considerations.
8.8.2 Fuel Modification - Standards
The intent of the fuel management program is to minimize opportunities for brush
fires, particularly near development, while considering all natural biological
constraints. The following minimum fuel modification standards apply:
1. A fuel modification plan shall be developed in accordance with the
requirements of the County of Riverside Fire Department and the City of
Lake Elsinore Fire Department. The fuel modification plan may be
developed at the Subdivision Map approval stage.
8.9 COMMUNITY PLANT PALETTE
The Community Plant Palette identifies the plant material appropriate for the various
public green and open spaces, including the public right of ways and streetscape
landscapes. Individual plant palette matrices will be developed for the various
Villages throughout the community from the Community Plant Palette. These
Village plant palettes will be developed at the PDP design stage, with the selection
of plant materials being taken from the Alberhill Villages Plan Matrix.
8.10 BIKEWAY SYSTEM
A primary and secondary bicycle trail system is to be incorporated into the
transportation fabric of the Alberhill Villages community, which will provide
connectivity to the Lake Elsinore Downtown Core as part of the larger master plan
for the City of Lake Elsinore. A primary bicycle trail is defined as a paved,
accessible, multi -use path providing non - vehicular transportation corridors
connecting each neighborhoods, University, schools, and villages to one another
throughout the community. Refer to General Plan Section 4.6, Traffic & Circulation,
for locations of designated primary and secondary bicycle lane locations.
98
Primary bikeways are divided into two classes: Class I and Class II. A Class I
Bikeway path has its own, completely separate right -of -way for the exclusive use of
bicycles only. A Class II Bikeway provides a restricted right -of -way for the exclusive
or semi - exclusive use of bicycles with the permitting of vehicle parking and
vehicle /pedestrian cross flows. Lake Street and Nichols Road are listed as Class II
Bikeways in the City General Plan.
8.10.1 Bikeway Standards
1. A Class II bike trail is a separate but painted lane within the roadway
adjacent to the curbside of a vehicular road way, and shall be paved and be
a minimum 6 feet wide. Class II bikeways in the Alberhill Villages project are
proposed to be located:
a. Lincoln Street — Between Nichols Road and the southerly project
boundary;
b. Street "A" — Between Lincoln Street to Lake Street;
c. Nichols Road — Lincoln Street to Lake Street;
d. Nichols Road — West end extension of existing Nichols Road.
e. Temescal Canyon Road- direct connection to Lake Street
2. Secondary bicycle paths are also connective corridors, but are defined as
secondary as they service, and are located throughout the local residential
community within each Village, ultimately connecting to the primary bicycle
trail system for total connectivity to the community at large. Secondary bike
trails are also paved and are 4 feet wide minimum.
8.11 MULTI -USE TRAIL SYSTEM
Providing easily - accessible and maintained multi -use trails will stimulate pedestrian
and multi -use connectivity within the community. The multi -use road and trails
epitomize the traditional ranch character of the community and should tie into the
master trail system for the City of Lake Elsinore.
8.11.1 Multi -Use Trail System Standards:
When developing a multi -use trail, the following standards are to be followed:
1. Trail shall remain accessible, unblocked, and continuous.
2. Where a trail and a driveway or sidewalk interface, the lift separating the trail
and the sidewalk and/ or driveway shall never exceed ' /z ".
3. Landscaping shall not encroach into the trail to provide clear and unhindered
passage for user. Landscaping shall remain clear up to a height of 8' above
the trail.
4. Trail material shall consist of native soil, decomposed granite, or other
approved similar material. Trail shall be graded smooth and maintained at
90% compaction. Compaction of trail should occur upon development and on
a routine basis, to maintain 90% compaction.
5. Lighting shall adhere to the overall theme and intent for the Alberhill Villages
development.
6. Trail signage shall be similar to bike trail signage. Trail signs will be clearly
marked at all roadways per local development codes for the City of Lake
Elsinore.
7. Motorized vehicles shall be prohibited from the multi -use trail except
authorized maintenance, utility, law enforcement and emergency vehicles.
8. Privacy is desired along trail landscape interfaces with residential and
commercial use. The Developer may consider:
a. Sloped Buffer - Where appropriate, a sloped buffer may be installed,
from the rear property fence line down to the trail, thereby reducing the
height of line of sight of the user.
b. Denser and Taller Vegetation — Where appropriate, in landscape
easements between a rear property fence line and a trail, denser and
taller vegetation may be installed to reduce the visual sight a user may
have into private property.
99
Disclosure — It is recommended that developers disclose to potential
homeowners the proximity of their property to any multi -use trail and the
specific use of this trail.
8.12 PARKS & OPEN SPACES
8.12.1 Neighborhood Parks
Neighborhood Parks will range in size providing localized opportunities for outdoor
recreation within each village or planning area. At a minimum, neighborhood parks
should incorporate the following guidelines:
1. Neighborhood parks may be located either on the perimeter, interior, or at
the entry to each village.
2. Neighborhood parks may be as simple as multi -use lawn and some shade
trees to more structured amenities such as community pools or play areas
and sports fields.
3. All neighborhood parks should feature a central point of interest and will
most likely bisect or be a focal node for various trail systems found
throughout the community. In the case of bisecting trails, clear directional
information including enhanced planting and hardscape should highlight the
trail intersection and path of travel for each trail.
4. Neighborhood parks should consider and include where appropriate, the
following uses, facilities and functions:
• Play Areas for 0 -12 year age groups.
• Multi -use Open Fields
• Individual picnic table and charcoal barbecues.
• Group picnic and barbecue areas at each event area.
• Park benches and trash receptacles throughout.
• Meandering trails and view benches.
• Individual and Group Shade Structures
• Park benches and trash urns throughout.
• Seating Areas
• Bicycle parking area.
• Drinking Fountains
• Optional Dog Walking Designated Areas.
• Dog walking maintenance "bag" service devices.
• Restrooms
8.12.2 View Parks
A View Park is defined as an enlarged open space or node along a bluff top edge or
trail offering the opportunity for the pedestrian to experience a special view
highlighted and framed with plant material and /or hardscape. A View Park is
generally for passive use by the pedestrian or bicyclist to rest and reflect. At a
minimum, view parks should incorporate the following guidelines:
1. Features include benches or seating areas and shade from either a hard
structure or large canopy trees.
2. Overall forms for the parks should be natural and plant material used should
be native or naturalized to the local area.
3. Any hardscape elements shall incorporate clay and brick materials themed
throughout the community.
4. Views from the parks should remain unobtrusive to the overall environment
blending with the natural surroundings. The intended view and focus of the
park should be well labeled, clearly visible, and easily accessible.
5. View Parks adjacent to a residential or commercial parcel should reflect the
architectural theme of the adjacent use.
6. Lighting should be low key and conform to any 'night skies' ordinances set
forth by the City of Lake Elsinore and all approving agencies.
100
8.12.3 Active Parks
Any planned Active Park should reflect the overall theme consistent to their
respective Village or adjacent neighborhoods. At a minimum, active parks should
incorporate the following guidelines:
1. Features such as the restrooms, shade structure, play areas, sports fields
and courts with benches and view seating should also reflect the overall
theme for the park and Village at large with appropriate material use such as
brick, and stucco.
2. Large, specimen canopy trees are recommended for immediate shade,
visual impact, and perception of permanence to the park landscape (refer to
Section 8.6 (Landscape Interfaces) for additional information and edge
treatment at the active park areas.
3. Active Parks may include areas of both passive but mainly active uses,
including but not limited to:
a.
Age tiered tot lots.
b.
Outdoor full- and half -court basketball.
c.
Baseball fields.
d.
Soccer fields.
e.
Football fields.
f.
Volleyball courts
g.
Multi -use open fields.
h.
Meandering trails and view benches.
i.
Trash dumpster enclosures throughout the site accessible
from the roadways and dog walking "bag" dispensaries.
j.
Individual picnic tables with charcoal barbecues throughout.
k.
Provide group picnic and barbecue areas at each event
area.
I.
Park benches and trash receptacles throughout.
m.
Seating areas
n.
Automobile parking areas.
o.
Bicycle parking areas.
p.
Lighting at active courts and fields.
q.
Skateboard facility
8.12.4 Community Park
A Community Park serves the recreational needs of the overall community. The
hardscape, architecture, and planting should reflect the clay brick and oak tree
theme consistent to Alberhill Villages. At a minimum, view parks should incorporate
the following guidelines:
1. Features such as the restrooms, shade structure with picnic seating, and
community gardens, should reflect the overall theme for the park and Village
at large.
2. Large, specimen canopy trees are recommended for immediate shade and
visual impact and permanence to the park landscape.
3 Community Parks should consider, but not be limited to, the following active
and passive uses:
a. Clubhouse with meeting rooms, offices, kitchen, and restrooms.
b. Olympic size swimming pool with cabana and shaded seating.
c. Age tiered tot lots.
d. Full -size soccer fields.
e. Football field.
f. Multi -use area with meandering trails and view benches.
g. Meandering trails and view benches.
h. Pedestrian trails and park site walkways.
i. Trash dumpster enclosures throughout the site accessible from
roadways and dog walking "bag" dispensaries.
j. Individual picnic table and barbecue areas at each event area.
k. Park benches and trash receptacles throughout.
I. Seating areas
m. Automobile parking area.
n. Restrooms
o. Skateboard facility
101
8.13 THEMED SITE MATERIALS, FINISHES, STREET FURNITURE
In order to communicate a consistent theme throughout the Alberhill Villages
community, several hardscape elements, fixtures and street furniture need to be
pre - selected. In some cases, a specific product (model, color, finish) will be
selected; in other cases, the implementing builders may select from several options.
Where product specifications are not provided, an implementing builder should
select hardscape and fixtures that carry similar themes as those items presented.
102
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Contents
9.1 Introduction
9.2 Lighting Design Guidelines
9.3 Light Fixture
9.1 INTRODUCTION
Chapter
9
LIGHTING DESIGN
GUIDELINES
All lighting for Alberhill Villages will be designed with a `Dark Sky' approach. This means
that where and when lighting is required all lighting shall have uniform lighting standards
with regard to hierarchy, style, materials, and colors in order to ensure consistent design
and shall be directed or focused downward whenever possible and not into the general
night sky.
All public street lighting should comply with City of Lake Elsinore standards where
applicable. Lighting proposed within the commercial, residential, park, recreational, and
street areas shall conform to a uniform set of criteria established for the Alberhill Villages
community. Each village may develop its own lighting standards, provided that the
selected lighting fixture style is used consistently throughout the village and is
complementary to the style selected for Alberhill Villages community as a whole. Lighting
fixtures shall be well integrated into the visual environment and the appropriate
architectural theme.
Where conflicts arise between these Lighting Design Guidelines and the City's Municipal
Code, these AVSP Lighting Design Guidelines shall take precedent of the City's Municipal
Code.
9.2 LIGHTING DESIGN GUIDELINES
All of Alberhill Villages shall be subject to and shall comply with The California Title 24 -
Energy Efficiency Standards for Residential and Non - Residential Buildings (both 2005 and
2008 standards). Guest developers are expected to understand the noted ordinances and
follow all permit application procedures to obtain the proper permits prior to installation.
The following guidelines shall be followed in order to ensure appropriate design, placement,
and application of lighting to be achieved:
9.2.1 Lights shall be durable, easy to maintain and be designed so as to be made from
unbreakable plastic where possible, and may be recessed or otherwise designed to
reduce the problems associated with damage and replacement of fixtures. Fixtures
shall be vandal- resistant.
All exterior lighting designs shall address the issue of security. Parking lots,
pedestrian walkways, and building entrances shall be well lit for security reasons.
No freestanding lighting fixtures shall exceed the maximum height as noted by the
lighting ordinance for the City of Lake Elsinore. All pole lighting heights and light
spread shall comply with the City of Lake Elsinore's lighting requirements.
9.2.2 Any service area lighting shall be contained within the service yard boundaries and
enclosure walls.
9.2.3 The lighting concept of the entry monumentation features is to illuminate the sign
graphics and gently wash the site elements, walls, and pilasters with light.
Concealed uplight fixtures should illuminate trees and other site features. Refer to
Monumentation section of the guidelines for additional information.
9.2.4 The type and location of lighting should minimize direct glare onto adjoining
properties. Lighting should be shielded to confine all rays within the property.
9.2.5 Light fixtures upon buildings shall complement the architectural design of the
building. Lighting should be designed to satisfy function, as well as contribute to
overall design quality.
103
9.2.6 In order to maintain light spill -over, lighting and illuminated signs shall be located to
confine illumination to the premises.
9.2.7 All electrical meter pedestals and light switch / control equipment shall be located
with minimum public visibility, if possible, or shall be screened with appropriate plant
materials
9.2.8 The level of on -site lighting, as well as lighting fixtures, shall comply with any and all
applicable requirements and policies of Riverside County. Energy conservation,
safety and security should be emphasized when designing any light system.
9.2.9 Industrial type utility lights are not permitted.
9.2.10 Future facility signs should be used to identify and provide arrow direction to
residential subdivisions and other development areas.
9.3 LIGHT FIXTURE
Light Fixture Family
The decorative street light family of fixtures may be used along all framework streets and
neighborhood streets. All lighting elements can be 'mixed and matched'; however, the
design intent is to implement a consistent design throughout the project. All fixture heads
can either be pole mounted, wall mounted, twin head fixture, or pendant mount depending
upon site conditions.
104
Contents
10.1 Purpose
10.2 General Sign Guidelines
10.3 Sign Regulations —General
10.4 Special Signs - General
10.5 Directional and Kiosk Signs
10.6 Temporary Real Estate Signs
10.7 Political Campaign Signs
10.8 Construction Signs
10.9 Flags, Banners, Pennants, Balloons,
Window and Interior Signs.
10.10 Residential Signs —General
10.11 Commercial & Professional Office Signs
10.12 Commercial Freeway Signs
10.1 PURPOSE
Chapter
10
SIGNAGE
REGULATIONS
Special signage guidelines and standards are necessary for the regulation of all matters
concerning signs, advertising structures, and advertising devices within the Alberhill
Villages Specific Plan project, including, but not limited to the location, type, size, height,
design, quantity, content, and illumination. Effective signage will contribute to the unique
feel and the pedestrian scale of the development. These guidelines and standards, when
combined with the architectural, site, and landscape guidelines and standards, will help
create a "sense of place" in the Alberhill Villages community. The purposes of these
regulations are to:
1. Maintain and enhance the physical appearance and economic value of the
Alberhill Villages community;
2. Direct and inform persons as to the location and nature of activities.
3. Provide guidance for design of advertising displays, structures and devices,
which will harmonize with their surroundings, avoid confusion, and result in
signage, which is architecturally compatible with adjacent buildings or
structures.
4. Reduce the potential for distraction of or hazard to motorists or pedestrians;
5. Reduce the potential for creation of visual nuisances; and
6. Establish guidelines and standards for the City of Lake Elsinore in the review of
temporary and /or permanent sign approval and permitting.
7. These signage regulations shall take precedent over the City's Signage
Regulations, where conflict between the two arises. The AVSP Signage
Regulations shall supersede the City's Signage Municipal Code.
10.2 GENERAL SIGN GUIDELINES ,
10.2.1 Appropriate
1. Generally, small low key signage program for tenant spaces;
2. Encourage the use of graphics and less text to create more pedestrian oriented
signs;
3. Building mounted signs for project identity;
4. Eye level signs; window and door signs, including pedestrian oriented projecting
signs over storefronts and boardwalks;
5. Signs consistent with building texture, color and architectural style;
105
6. Uniquely shaped signs that are related to the product or service provided (e.g.
barber poll);
7. Signs, which have illumination sources consistent with Mount Palomar lighting
standards and restrictions;
8. Acceptable sign types include wall mount individual letters, which may have
interior illumination;
9. Freestanding monument signs shall be low profile and incorporate Alberhill
Villages entry monument type features and landscaping;
10. Any outdoor advertising structure shall contain thereon only such matter or
advertising, which refers to goods or services produced, sold, or displayed on
the premises upon which such sign or structure is located, excepting off -site real
estate signs as provided in Section 10.5.
10.2.2 Inappropriate / Prohibited
1. Typical "can" or "box" signs with entire face areas in plastic;
2. Individual plastic channel letters;
3. Roof Signs. Signs projecting above the roof -line of a building or structure,
except in the case of a sign incorporated as an integral part of the design and
construction of a building and approved by design review;
4. Signs, which interfere with or conflict with any traffic control device, create a
safety hazard by obstructing the clear view of pedestrian or vehicular traffic or
interfere with or conflict with efficient operations of emergency vehicles;
5. Emergency Access. Signs, which prevent free access to or from any fire
escape, door, window or exit, or access to any standpipe;
6. Temporary or Semi - Permanent Signs. It is expressly prohibited to erect
temporary or semi - permanent signs such as paper paste -up, painted, portable
poster board, and mobile types when such signs are located outside of
buildings, on exterior walls, and /or on window surfaces, unless a temporary sign
permit has first been issued;
7. Billboards. Billboards, non - appurtenant or other off -site, outdoor advertising
structures, except temporary real estate directional or kiosk signs as provided
for in Section 10.5;
8. Detached Signs. All detached signs shall be located within a landscape planter,
as approved by design review. The base of any detached sign shall be
constructed of masonry, wood or other suitable building material, and shall have
clay brick accents;
9. Statue Signs. Statues designed primarily for commercial - promotional activity
shall be subject to design review and approval;
10. Inflatable Signs. Inflatable signs are not allowed;
11. Vehicle Signs. No person shall park, or cause to be parked, any vehicle on any
public or private property right -of -way for the sole purpose of commercial
advertising. A sign or signs on vehicles used in conjunction with a business and
the use of that vehicle will be allowed, subject to the following provisions:
a. A vehicle sign is a sign permanently or temporarily attached to, or
permanently painted on a vehicle that is used in conjunction with the
business that it identifies or advertises.
b. The vehicle must be used as a part of the business to which the advertising
in the vehicle pertains (i.e., regular use for delivery of business products or
obtaining supplies).
106
c. No vehicle sign shall be attached in such a manner as to render a door,
window, hood, trunk, or tailgate or a vehicle unmovable or unusable or to
violate the California Vehicle Code.
d. No vehicle sign shall have an arrow pointing towards the business that it
identifies or advertises.
12. Distraction to Motor Vehicle Operators. No sign shall in any way endanger the
health or safety of operators of motor vehicles on the streets and/or highways
through the use of motion, sound, or other mechanical devices. Blinking,
flashing, unusual lighting, or other means of animation, which cause distraction
to operators of motor vehicles shall not be permitted on or by any sign. Signs
that revolve, rotate or orbit (except symbolic and common signs such as barber
pole, and mortar and pestle, which are traditional in nature and size) shall not be
permitted;
13. Wall Decorations. In the mixed -use areas, where walls are decorated with
scenic or artistic paintings or murals, which do not in themselves either advertise
a product, or tend to become a mere extension or enlargement of a Sion or other
advertising materials, such as scenic, architectural, or artistic paintings or
murals, shall be considered as a textural treatment of the wall surface and shall
be subject to review and approval by the design review process.
10.3 SIGN REGULATIONS -GENERAL
1. Sign Maintenance. All signs shall be maintained in a neat, attractive condition,
and in adequate repair, as determined by the City Director of Community
Development, or his /her designee.
2. Lighted Signs Near Street Intersections. All lighting of signs or outdoor
advertising located within 150 feet of any street intersection shall be of such
color and design that there will be no confusion with public signs or signals
regulating the flow of vehicular traffic.
3. Outdoor Advertising Structure Landscaping. All outdoor advertising structures
hereafter erected in conformity with these regulations shall be landscaped, and
such landscaping shall be maintained in a neat and orderly manner.
4. Advertisinq Structures Near Residential Uses. No outdoor advertising structure
may be placed or located on any vacant lot or parcel of land lying between two
residential buildings, structures, or uses where such structures or uses are less
than 100 feet apart, nor may any such outdoor advertising structure be located
within 50 feet of any residential use in the same block frontage.
5. Projections Over Right -of -Ways. All projecting signs shall be designed and
constructed in accordance with the following requirements:
a. No sign shall extend over a public sidewalk or right -of -way, except:
• Signs attached under canopies or marquees, which shall not
exceed dimensions of 12 inches high by 48 inches long, and
shall clear the surface below by not less than 8 feet, may be
permitted through design review approval.
• Signs of historical significance, which shall not exceed 16
square feet in area, and shall clear the surface below by not
less than 8 feet, may be permitted through design review
approval.
b. A sign(s) for which an encroachment permit or license has been granted by
the City of Lake Elsinore pursuant to this section may encroach over a public
right -of -way.
c. Sign(s) affixed to the vertical face or valance of an awning or canopy for
buildings in the Mixed -Use areas may be permitted through design review
approval.
107
6. Special Signs. All special signs as identified in Section 10.4 may be permitted.
10.4 SPECIAL SIGNS - GENERAL
Subject to compliance with Section 10.3, the following special types of signs may be
permitted subject to compliance with the limitations and conditions prescribed herein,
provided further, that the area of any such sign(s) shall not be included in computing the
total allowable sign area or number of signs permitted for any lot or use.
1. Name signs or nameplates, which do not exceed 1 square foot in area and
display only the name of the property or the premises upon which displayed or
the owner or lessee thereof, or of the address thereon.
2. Informational signs, provided such sign is not more than 5 square feet in area,
bearing no advertising message and located wholly within the lot to which the
sign is appurtenant.
3. Street address number no trespass i m no parking and other warning signs
provided such sign is located on the lot to which the sign is appurtenant and not
exceeding 4 square feet in area; 1 non - illuminated nameplate not exceeding 2
square feet in area for each dwelling unit.
4. Memorial signs or tablets, including names of buildings and dates of erection,
provided they are cut into the surface or the facade of the building or structure
not more than 2 inches from the face of the building.
5. Public utility company signs, provided such sign indicates danger or serves as
an aid to public safety, or shows the location of underground facilities or of
public telephones.
6. Signs located in the interior of any building or within an enclosed lobby or court
of any building or group of buildings, which signs are not visible from a public
street, right -of -way, or parking lot.
7. Time and temperature devices, provided such sign is not higher than permitted
detached signs, located on private property and bearing no advertising
message.
8. Traffic or other Municipal Signs (sign required by law). Railroad crossing signs,
legal notices, and such temporary emergency or non - advertising signs as may
be authorized by the City.
9. Public Convenience Signs. Signs not exceeding 1 square foot in area, erected
for the convenience of the public, such as signs identifying restrooms,
walkways, and similar features or facilities.
10. Community Activity Signs. Signs specifically approved by the City for the
purpose of advertising or identifying special civic events or activities deemed to
be of city -wide significance and /or general public interest.
11. Temporary Real Estate Signs. Permitted in accordance with Section 10.5.
12. Parkways. No special signs shall be posted at any time in median or parkway.
10.5 DIRECTIONAL AND KIOSK SIGNS
Directional and Kiosk signs are part of a city -wide program for providing directional signs to
new residential projects, while minimizing confusion among prospective purchasers who
wish to inspect a housing project, and promoting traffic safety and reducing visual blight
from the proliferation of signs.
The City regulations for Directional and Kiosk Signs are found in Section 17.196.12 of the
Lake Elsinore Municipal Code, and are made a part of these sign regulations for the
Alberhill Villages community.
10.6 TEMPORARY REAL ESTATE SIGNS
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Temporary real estate signs for the purpose of sale, lease or rental of real property or
buildings may be permitted subject to the following limitations:
1. Conditions for Approval —General
a. The Master Homeowner Association, Sub - Association, or City may impose
design review procedures and permit application procedures to permit a
temporary real estate sign, which may include the following:
1) A certificate of letter of authorization shall be obtained from the
property owner of the property where the sign is to be located
(granting authorization to install said sign);
2) All signs shall be set back not less than 10 feet from the right -of -way
line of any public street;
3) Not more than 1 real estate sign may be located within any 300
linear feet of street frontage, nor may more than 1 real estate sign be
located on the frontage of any 1 parcel;
4) No sign shall be so located as to create a hazardous traffic condition;
5) Except as may be otherwise specified hereinafter, any temporary real
estate sign shall be removed within 12 months from the date of
approval or within 15 days after the close of escrow or date of lease
or rental of such property, whichever period is the lesser, provided,
however, that such time limitation may be extended (for good cause
shown) by the City Community Development Director.
2. On -Site Real Estate Signs. One (1) unlighted sign not exceeding thirty -two (32)
square feet in area nor exceeding sixteen (16) feet in height may be permitted
on any lot in any zone, subject to the following limitations:
a. Subdivision Sales. Signs may be erected along each street frontage for the
purpose of land and /or building sales in tracts, parcel maps, or records of
survey, when two (2) or more lots are involved and when the signs are
located on the land to which the signs refer. Not more than four (4) signs of
any type or description shall be employed, and no one sign shall exceed an
area of 50 square feet or 16 feet in height nor shall the aggregate area of all
such signs exceed 100 square feet.
3. Off -Site Real Estate Signs. Off -site directional real estate signs, for the purpose
of directing potential buyers or tenants to new residential subdivisions are
permitted subject to the design review approval process.
4. Temporary Residential "For Sale" Signs.
a. No signs shall be placed in any parkway of the Alberhill Villages community,
on a street tree, or on a utility pole
b. All signs shall be placed not less than 10 feet back from face of curb on the
residence side of any sidewalk.
5. Temporary Residential "Open House' Signs:
a. One (1) open house directional sign may be placed in the parkway at
any 2 intersections in Alberhill Villages. An additional 31 sign will be
allowed if the home is located within a cul- de-sac street.
b. Two (2) flags and one (1) open house sign may be place in the parkway
of the open house.
c. No open house flags or signs shall be allowed in the parkways.
d. No sign shall be posted at any time in the Lake Street median or
parkway.
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e. Any open house signs(s) remaining in the parkway after the weekend or
holiday shall be subject to confiscation by the Master Homeowner
Association, Sub - Association or City.
10.7 POLITICAL CAMPAIGN SIGNS
10.7.1 Political Signs — General
Political signs are permitted in a district subject to the following limitations:
1. Time Limits. No sign shall be posted more than 90 days prior to the election to
which it pertains. All political signs shall be removed within seven days following
the election to which they pertain;
10.7.2 Political Signs — Exceptions
Political signs shall be prohibited in locations listed below:
1. Public Right -of -Way. No political sign shall be posted within the street right -of-
way (including, but not limited to, median islands, tract entry planters, tree wells
and parkways), or on any traffic - control sign, private or public utility company
poles;
2. Public Facilities. No political sign shall be posted on any building or on any land
owned by the City. (ref: City Ord. 937, 1992. Code 1987 § 17.94.110).
10.8 CONSTRUCTION SIGNS
Construction signs not exceeding 32 square feet may be maintained in any zone on an
active construction site. A sign permit must be obtained prior to erection of the sign. Any
such sign(s) shall be removed not later than three working days after the building
department the project to be completed.
10.9 FLAGS, BANNERS, PENNANTS, BALLOONS, WINDOW AND
INTERIOR SIGNS
1. Use. The use of flags, banners, pennants, balloons, and exterior window signs
is prohibited except in connection with promotional sales sign programs of
businesses, which meet the requirements as described in this section.
2. Time Limitations. Flags, banners, pennants, and exterior window signs will be
permitted for a maximum of 8 weeks within each quarter.
3. Size of Signs, Flags, or Banners.
a. The maximum size of any banner, flag or pennant shall not exceed 120
square feet.
b. Interior and window signs shall not obscure more than 50 percent of the
total window area of any window visible from a public street, right -of -way,
or parking lot.
4. Maximum Number. Not more than 1 banner or pennant shall be displayed on
each frontage on a public street, right -of -way, or parking lot.
10.10 RESIDENTIAL SIGNS -GENERAL
Except as provided in Section, no outdoor advertising sign shall be erected, installed, or
maintained for the identification or advertising or any residential use except as permitted
herein; provided, further, that the following additional provisions apply;
1. All signs shall be stationary;
2. No signs, excepting nameplates, shall be directly lighted;
3. Roof signs shall be prohibited;
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4. All signs shall be subject to review and approval by the design review board
10.10.1 Sincile Familv Residential
1. Identification Signs. Two (2) single -faced or one (1) double -faced identification
sign at the main point of entry to the development, containing only the name and
street address of the development, not exceeding 24 square feet in area for
each face, and not exceeding 4 feet in height. One (1) additional 24 square
feet, 4 -foot high single -faced identification sign shall be permitted along any
other public street right -of -way upon which the property has frontage, providing
such street frontage exceeds 330 feet. The setback of the particular zone shall
apply.
10.10.2 Multiple - Family Residential
In addition to signs permitted in Section 10.4, the following signs may be
permitted:
1. Identification Signs. Two (2) single -faced or one (1) double -faced identification
sign at the main point of entry to the development, containing only the name and
street address of the development, not exceeding 24 square feet in area for
each face, and not exceeding 4 feet in height. One (1) additional 24 square
feet, 4 -foot high single -faced identification sign shall be permitted along any
other public street right -of -way upon which the property has frontage, providing
such street frontage exceeds 330 feet. The setback of the particular zone shall
apply.
2. For Sale. Lease, or Hire Signs. One unlighted sign not exceeding 12 square
feet on area pertaining only to the sale, lease or hire of the particular building,
property or premises upon which displayed.
3. Temporary Identification and Advertising Signs. One (1) on -site sign not
exceeding 50 square feet in area. Such sign shall be permitted for a period of
time not to exceed 6 months and may be renewed for 1 additional 6 -month
period. Such sign shall pertain only to the development on the property.
10.11 COMMERCIAL AND PROFESSIONAL OFFICE SIGNS
10.11.1 Commercial -Attached
1 Attached Signs. Attached signs as defined in this section, either lighted or
unlighted, may be permitted or any building or structure in any commercial zone
when used for any commercial use.
2. Allowable Sign Area. The maximum allowable area of any attached sign shall
be based on a calculation of the linear dimension(s) of the building face(s)
fronting on a public street, right -of -way, or parking lot, as follows:
a. Single- occupancy buildings. Allowable sign area shall not exceed one (1)
square foot for each linear foot of building face. One (1) sign shall be
permitted for each separate building frontage on a public street, right -of -way,
or parking lot. In no case shall any such sign(s) exceed 120 square feet in
area.
b. Multiple- occupancy buildings. In the case of a multiple- occupancy
commercial site having a common wall or walls, the allowable attached sign
area shall be one (1) square foot per foot of building face. One (1) sign shall
be permitted for each street frontage of each separate occupancy. In no
case shall any such sign(s) exceed 120 square feet in area.
10.11.2 Commercial -Detached
Excepting as provided in Section 10.4, detached signs shall be permitted in the commercial
zone, subject to the following limitations:
1. Allowable Number of Signs. Not more than one (1) detached identification sign
shall be permitted for each lot frontage along a public street.
Iff
2. Allowable Height of Permitted Signs.
a. Site of Five (5) Acres or Less. Detached signs shall not exceed 12 feet in
height.
b. Sites of More than Five (5) Acres. Detached signs shall not exceed 16 feet
in height.
c. Attachments to Permitted Signs. There shall be no attachment of other
signs or panels to detached signs unless approved by the design review
board.
3. Area of Permitted Signs. One hundred (100) square feet.
4. Sign Incentive. Where a multiple- occupancy building utilizes only a monument
sign as a detached sign containing no more than 60 square feet in area and not
exceeding 8 feet in overall sign height, a second monument sign, not to exceed
60 square feet in area and a maximum of 8 feet in height, may be permitted on
the same street frontage, provided the monument signs are separated by a
minimum of 100 feet.
5. Sign Setback. No detached sign, as permitted in this section, shall be located
less than 15 feet from any property line separating a multi- occupancy
commercial center from another property.
6. Internal Directory. One (1) internal directory sign containing a list of businesses
located in a multiple -use center, not exceeding 6 feet in height and a maximum
of 48 square feet in area, shall be permitted adjacent each main entry drive of a
commercial center provided that such sign is not designed to be readily visible
from a public street.
10.11.3 Professional Office —Attached
1. Attached Signs. Attached signs as defined in this section, either lighted or
unlighted, may be permitted on any building or structure in a professional office
zone when used for any professional office use.
3. Allowable Sign Area. The maximum allowable area of any attached sign shall
be based on a calculation of the linear dimension(s) of the building face(s)
fronting on a public street, right -of -way, or parking lot, as follows:
a. Single- occupancy buildings. Allowable sign area shall not exceed one (1)
square foot for each linear foot of building face. A maximum of two (2) signs
shall be permitted for each separate building frontage on a public street.
b. Multiple- occupancy buildings. In the case of a multiple- occupancy
professional office site having a common wall or walls, the allowable
attached sign area shall be one (1) square foot per foot of building face. In
no case shall any such sign(s) exceed 60 square feet in area.
10.11.4 Professional Office —Detached
Excepting as provided in Section 10.4, detached signs shall be permitted in all single and
multiple- occupancy uses in all professional office zones provided hereinafter. subject to the
following limitations:
1. Allowable Number of Signs. Not more than one (1) detached identification sign
shall be permitted for each lot frontage along a public street.
2. Allowable Height of Permitted Signs. Detached signs shall not exceed 8 feet in
height and shall be constructed to be architecturally compatible with the
adjacent building.
3. Attachments to Permitted Signs. There shall be no attachment of other signs or
panels to detached signs unless approved by the design review.
4. Area of Permitted Signs. Thirty -six (36) square feet.
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5. Sion Setback. No detached sign, as permitted in Section 10.11.2, shall be
located less than 15 feet from any property line separating one parcel from
another parcel.
6. Internal Directory. One (1) internal directory sign containing a list of businesses
located in a multiple -use center, not exceeding 5 feet in height and a maximum
of 20 square feet in area, shall be permitted adjacent each main entry drive of a
commercial center provided that the sign is located a minimum of 50 feet from a
public street and further that the sign is not designed to be readily visible from a
public street.
10.12 COMMERCIAL FREEWAY SIGNS
10.12.1 Freeway Oriented Signs in Commercial Planned Areas
Freeway oriented signs are only permitted for parcels or shopping centers with
freeway frontage. They are permitted as freestanding or wall mounted signs.
Freestanding signs may identify centers, multiple tenants and/or single tenants. Wall
mounted signs may identify single tenants occupying an entire building and located
on a parcel. All signs must comply with CalTans standards when located within the
agency's regulatory areas.
A. Requirements for Freestanding Freeway Oriented Signs in Commercial
Planned Areas.
Number of signs permitted:
a. One single tenant identification sign per parcel that is occupied entirely
by one business, not located in a shopping center shall be permitted.
These businesses with a freestanding freeway oriented sign are not
permitted a single tenant identification monument sign along their street
frontage. However, if three or more parcels join together to erect a
multitenant freeway oriented sign, they each shall also be allowed a
single- tenant identification monument sign along their street frontage.
b. One multitenant identification sign per shopping center, if the shopping
center is larger than seven acres.
c. Two multitenant identification signs per shopping center if the center has
greater than one thousand three hundred thirty feet of frontage.
2. Maximum sign area for each sign shall be:
a. Fifty square feet for single- tenant identification signs;
b. One hundred square feet for multitenant identification signs.
3. Maximum sign structure height shall be thirty feet.
4. A freestanding freeway oriented sign shall only be allowed as a pylon sign. Pole
signs are not permitted.
5. A maximum of three tenants may be on a multitenant sign.
B. Requirements for wall mounted freeway oriented business identification
signs in commercial districts are the same.
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Contents
11.1 Mitigation Measure Process
11.2 Inventory of Mitigation Measures
11.3 Issues & Areas of Mitigation
Measures
Chapter
11
MITIGATION
MEASURES
The following environmental mitigation measures are intended to apply at the Subdivision
Map stage of the AVSP process and also apply to ministerial permits subsequent to
subdivision map development stages such as grading permits. It is the intent, after
application of these mitigation measures, that all impacts have been reduced below a level
of significance and no further CEQA actions will be required.
11.1 MITIGATION MEASURE PROCESS
To administer the AVSP and the subsequent Administrative PDP, Design Reviews and
Comments, and Subdivision Map approvals, the following Environmental Conservation
mitigation measures will be implemented at each identified Subdivision Map and
subsequent stages of AVSP development.
The three -tier process defined in Chapter 5 and in Section 5.1 of the Specific Plan,
describes the administrative approval for all phases of the Project. The mitigation measures
will be implemented in accordance with Section 5.1 of the Specific Plan.
11.2 INVENTORY OF MITIGATION MEASURES
This following is a collection of those site issues and related mitigation measures to be
implemented with the Alberhill Villages Specific Plan and is largely based on a City
reviewed and City Planning Commission approved Environmental Impact Report (EIR). The
EIR has undergone extensive review and comment between the City and the Developer.
11.3 ISSUES & AREAS OF MITIGATION MEASURES
Issue Area: Aesthetics/ Light & Glare
Mitigation Measures:
AES -1: During Project construction, the Developer's Construction Project Manager shall
ensure that the appropriate screening and visual buffers are provided (such as temporary
fencing with opaque material), to screen ongoing construction activities from residential
land uses developed within previous phases.
AES -2: Construction plans shall delineate the required setback for residential development
from all mining operations according to Reclamation Plan 112 and the City's Municipal
Code Mining M3 Ordinance (Ord. 1150 Section 2, 2005. Code 1987 Section 17.61.030).
AES -3: Prior to issuance of building permits for each implementing development Project,
the Developer of the implementing development Project shall submit a detailed Landscape
Plan, for review and comment only by the City's Planning Division. The Landscape Plan
shall, at a minimum, address special edge treatments for adjacent off -site mining areas,
and the use of native vegetation in accordance with the M3 zone, in effect at the time of
annexation date of the Project area dated 2005.
AES-4: All landscaping shall be installed, in accordance with landscape and irrigation
standards that are part of the Specific Plan at the time of review and comment on each
Project area's Landscape Plan, and prior to issuance of occupancy permits for a particular
phase or area.
AES -5: Landscaping should be consistent with the AVSP and any supplemental Phased
Development Plan (PDP) and Design Review (DR) in order to strengthen the visual
cohesiveness of the community and provide a harmonious transition between man -made
features and the natural features of the site.
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AES -6: Disturbed and un- landscaped areas shall be replanted with native plant materials
that are compatible with the theme and that respond to the functional consideration of the
region.
AES -7: To the extent practicable, removal of existing native trees and vegetation along
Temescal Creek shall be prohibited during Project construction and grading (this can be
accomplished by staking sensitive habitat at the limits of grading to avoid incidental
disruption). The Project grading plan shall clearly indicate permit limits and areas to
remain. If not possible, native landscape shall be replaced.
AES -8: Under the Landscaping and Lighting Act of 1972 (part 2, Division 15 of the Streets
and Highway Code) and the City of Lake Elsinore Municipal Code, a Landscaping and
Lighting District, or other mechanism, may be formulated to set standards for maintenance
of landscape and lighting installations.
AES -9: Any lights used to illuminate the parking areas, driveways, and other exterior or
interior areas, shall be designed and located so that direct lighting is confined and
minimized to the individual planning elements of AVSP. The Developer shall submit
photometric lighting plans for each commercial, multi - family and recreational project.
Directional lighting should be of a minimum intensity (wattage) of one foot - candle, or as
otherwise necessary, for public safety.
AES -10: Project design should incorporate additional techniques to reduce light and glare,
such as use of opaque glass instead of reflective glass, and earth tone building materials in
high visibility areas.
Issue Area: Air Quality and Greenhouse Gas
Mitigation Measures:
AQ -1: Construction activities may cause NOx, ROG, PM -10 and PM -2.5 emissions to
substantially exceed SCAQMD CEQA thresholds if multiple activities /phases overlap or are
compressed into shorter time - frames. Reasonable and feasible mitigation cannot likely
reduce impacts to a less- than - significant level. Mitigation during construction is required to
achieve a reduced level of impact includes; the contractor shall implement the following
measures:
Dust Control:
The following measures are in accordance of the current SWPP guidelines:
• Apply soil stabilizers according to manufacturers' specifications to inactive areas
(previously graded areas inactive for ten days or more).
• Prepare a high wind dust control plan and implement plan elements and terminate
soil disturbance when winds (as instantaneous gusts) exceed 25 mph.
• Stabilize previously disturbed areas if subsequent construction is delayed.
• Water actively graded surfaces 3 times per day.
• Cover all stock piles with tarps if left undisturbed for more than 72 hours.
• Replace ground cover in disturbed areas as soon as feasible.
• Provide water spray during loading and unloading of earthen materials.
• Install wheel washers, shaker plates and gravel where vehicles enter and exit the
construction site onto paved roads or wash off trucks and any equipment leaving
the site each trip.
• All streets shall be swept at least once a day using SCAQMD Rule 1186 1186.1
certified street sweepers or roadway washing trucks if visible soil materials are
carried to adjacent streets (recommend water sweepers with reclaimed water).
• All trucks hauling dirt, sand, soil or other loose materials are to be covered.
• Appoint a construction relations officer to act as a community liaison concerning on-
site construction activity including resolution of issues related to PM10 generation.
Diesel exhaust particulates and NOx emissions may have a significant impact during
construction because of the size scope of the project. Measures to reduce exhaust
emissions include:
Exhaust Emissions:
• Require 90 -day low -NOx tune -ups for off -road equipment.
• Limit allowable idling to 5 minutes for trucks and heavy equipment.
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• Utilize equipment whose engines are equipped with diesel oxidation catalysts if
available.
• Utilize diesel particulate filter on heavy equipment where feasible.
• If Tier 2 or Tier 3 off -road construction equipment is not available, require alternative
fueled off -road equipment.
• Configure construction parking to minimize traffic interference.
• Where available, use electricity from power poles rather than temporary diesel or
gasoline power generators over 49HP. If generators are over 49HP, they will have
to comply with the Air Quality Management District rules.
• Provide temporary traffic controls such as a flag person, during all phases of
construction to maintain smooth traffic flow.
• Schedule construction activities that affect traffic flow on the arterial system to off -
peak hours to the extent practicable.
• Reroute construction trucks away from congested streets or sensitive receptor
areas.
• Provide dedicated turn lanes for movement of construction trucks and equipment
on -site and off -site.
AQ -2: Prior to the final staff approval of each final subdivision map, the Developer shall
provide an exhibit to the city demonstrating that the following measures have been planned
to be incorporated into the AVSP design to reduce reliance on the single occupancy vehicle
for that PDP phase or future PDP phases per the subdivision map. No approval of the
exhibit is required by the city. The exhibit should include such techniques or programs
such as:
• Provide for increased utilization of public transit by providing a park- and -ride facility
and opportunities on -site for the future shuttle link to the planned Metrolink station in
Perris or downtown Lake Elsinore. If the Metrolink station in Perris or downtown
Lake Elsinore is not implemented, the Project would not be required to provide the
shuttle link on the Project site.
• Provide one or more secure, convenient bus stop locations, including, where
feasible, seating, signage, shelters, and trash receptacles.
• Provide safe, appropriately lighted, and attractively landscaped physical linkages
between land uses that encourage bicycling and walking as alternatives to driving
through the provision of bike lanes and /or walking paths.
• Off - street bicycle parking shall be distributed throughout the commercial areas of
the Alberhill Villages Specific Plan and placed conveniently near building entrances
without obstructing pedestrian movement.
AQ -3: Prior to issuance of a building permit(s), the Developer shall demonstrate that the
following measures to conserve energy have been incorporated into building design:
• Submit plans demonstrating that the new residential buildings shall exceed 2013
energy efficient requirements or the current California Title 24 energy efficiency
requirements in effect at the time of building permit issuance
• Submit plans demonstrating that the new commercial buildings shall include the
following green building design features.
➢ Utilize Low -E and ENERGY STAR windows where feasible.
• Install high - efficiency lighting systems and incorporate advanced lighting controls,
such as auto shut -offs, timers and motion sensors.
• Install high R -value wall and ceiling insulation.
• Incorporate use of low pressure sodium and /or fluorescent lighting, where feasible.
• Require acquisition of new ENERGY STAR qualified appliances and equipment.
Implement passive solar design strategies in new construction. Examples of passive
solar strategies include orienting building to enhance sun access, designing narrow
structures, and incorporating skylights and atria.
• Where feasible and appropriate as determined by the City Engineering Division and
Building and Safety Division, structures shall be designed to support the added loads
of rooftop solar systems and be provided with appropriate utility connections for solar
panels, even if installation of panels is not planned during initial construction.
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AQ -4: Prior to issuance of building permit(s), the Developer shall demonstrate that the
following water and energy conservation measures have been incorporated into the
landscape plan:
• Participate in green waste collection and recycling programs for landscape
maintenance if available.
• Require use of landscaping with low water requirements and fast landscape growth.
• Plant trees or vegetation to shade buildings and thus reduce heating /cooling
demand.
AQ -5: Prior to the issuance of any City ministerial permits for development for the AVSP
(grading, etc.), the Developer shall submit a Climate Action Plan compliance document for
ministerial review only to the Planning Director consistent with the Climate Action Plan
Compliance Report located within Chapter 7 of the Alberhill Villages Specific Plan.
• The auditing mechanism for the CAP is discussed further within Chapter 7 -
Measure Implementation and Performance. The City staff should evaluate CAP
measures every five years identifying achievement of the performance indicators,
participation rates, implementation costs, and community benefits realized,
remaining barriers to implementation, and recommendations for changes to the
CAP.
• This CAP evaluation may be submitted to the City Council in conjunction with the
General Plan status report for that year as required by State Government Code
Section 65400.
• In addition, CAP measure review should include an assessment of the
implementation of applicable Scoping Plan measures to determine if adjustments to
the CAP must be made to account for any shortfalls in Scoping Plan
implementation.
Issue Area: Biological/ Jurisdictional Waters Mitigation Measures:
BIO -1: A pre - construction survey for resident burrowing owls will be conducted by a
qualified biologist within 30 days prior to commencement of grading and construction
activities within those portions of the Project site containing suitable burrowing owl habitat
according to the project Developer's biologist. If ground disturbing activities in these areas
are delayed or suspended for more than 30 days after the preconstruction survey, the area
shall be resurveyed for owls.
If active nests are identified on -site during the pre- construction survey, they shall be
avoided or the owls actively or passively relocated. To adequately avoid active nests, no
grading or heavy equipment activity shall take place within at least 100 meters
(approximately 330 feet) of an active nest during the breeding season (February 1 through
August 31), and 165 feet during the non - breeding season (September 1 through January
31).
If burrowing owls occupy the site and cannot be avoided, passive relocation shall be used
to exclude owls from their burrows. Relocation shall be conducted outside the breeding
season or once the young are able to leave the nest and fly. Passive relocation is the
exclusion of owls from their burrows (outside the breeding season or once the young are
able to leave the nest and fly) by installing one -way doors in burrow entrances. These one -
way doors allow the owl to exit the burrow, but not enter it. These doors shall be left in
place 48 hours to ensure owls have left the burrow. Alternative natural or artificial burrows
that are beyond 50 meters from the impacted area shall be provided in a ratio of 1:1 in
adjacent suitable habitat that is contiguous with the foraging habitat of the affected owls.
The Project area shall be monitored daily for one week to confirm owl use of burrows
before excavating burrows in the impact area. Burrows shall be excavated using hand
tools and refilled to prevent reoccupation. Sections of flexible pipe shall be inserted into the
tunnels during excavation to maintain an escape route for any animals inside the burrow.
BIO -2: No new clearing, grubbing, grading or other ground - disturbance activities shall
occur on each implementing development Project site until the following requirements have
been met for the California gnatcatcher (Polioptila californica):
Presence /absence surveys by the project Developer's biologist shall be conducted within
the footprint where new clearing, grubbing, grading or other ground- disturbance activities is
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proposed within identified "suitable" habitat, if any. Said surveys shall also include all land
within 500 feet of the ground- disturbance footprint.
If surveys document absence of CAGN no additional avoidance or minimization measures
are required. Surveys in which the species is not detected are considered valid for one
year. New surveys shall be conducted on any previously surveyed areas where clearing,
grubbing, grading or other ground - disturbance activities are not commenced within one
year and whenever new areas are proposed for ground - disturbance activities.
If surveys document the presence of California gnatcatcher (CAGN), impacts to CAGN
would be mitigated below the level of significance when occupied coastal sage scrub is
fenced and direct impacts are avoided and construction within 500 feet of occupied habitat
occurs only between September 1 and January 31 to avoid indirect impacts to nesting
CAGN. If avoidance is not feasible a Section 7 Consultation or Section 10 Incidental Take
Permit shall be initiated by the project Developer with the USFWS, and mitigation
measures to avoid or minimize adverse Project effects to CAGN, as identified by the
USFWS shall be implemented. Potential impacts will be reduced to below the level of
significance through implementation of one or more of the following measures, which
individually or in combination will reduce potential impacts to below the level of significance:
1) Avoidance;
2) Minimization of Impacts;
3) Acquisition and set aside of similar CAGN habitat either on -site or off -site at a 1:1 ratio;
4) The purchase of off -site compensation land.
BIO -3: Should construction of implementing development Projects occur during the
breeding season for the least Bell's vireo (LBV) or southwestern willow flycatcher (SWWF)
(March 15 through September 15), presence/absence surveys shall be conducted prior to
construction; or presence can be assumed. If surveys document the presence of LBV and
SWWF, impacts to LBV and SWWF would be mitigated below the level of significance
when occupied riparian forest/woodland /scrub is fenced and direct impacts are avoided and
construction within 500 feet of occupied habitat occurs only between September 15th and
March 15th to avoid indirect impacts to nesting LBV. If avoidance is not feasible, a
temporary noise barrier shall be used during construction, at the appropriate location(s), in
coordination with CDFW and the USFWS. The noise barrier shall attenuate noise levels to
60 dBA or less, at the edge of breeding habitat. If surveys indicate that these species are
not present, this measure will not be required. Additional or alternative measures to avoid
or minimize adverse Project effects to LBV and SWWF, as identified by the USFWS in
Section 7 or Section 10 Consultation, shall be implemented.
13I0-4: Prior to issuance of a grading permit(s) for areas within the Alberhill Villages
Specific Plan that contain biologically significant riparian /riverine habitat as determined by
the Developer's biologist, the Developer shall implement one or more of the following
measures to mitigate for impact to riparian /riverine habitat at a 1 to 1 ratio:
• On -site or off -site replacement of USACE /RWQCB jurisdictional "waters of the
U.S. ", "waters of the State" and wetlands at no less than a 1 to 1 replacement to
impact ratio, or as required by the agency. Off -site replacement shall include the
purchase of mitigation credits at an agency- approved off -site mitigation bank or
payment into an in -lieu fee agreement, such as San Jacinto River invasive removal
project through Santa Ana Watershed Authority.
• On -site or off -site replacement of CDFW jurisdictional streambed and associated
riparian habitat at no less than a 1 to 1 replacement to impact ratio, or as required
by the agency. Off -site replacement shall include the purchase of mitigation credits
at an agency- approved off -site mitigation bank or payment into an in -lieu fee
agreement, such as San Jacinto River invasive removal project through Santa Ana
Watershed Authority.
13I0-5: Prior to issuance of a grading permit for any implementing development proposal
that contains potential "waters of the U.S." and /or "waters of the State ", an updated
jurisdictional delineation of the subject property documenting all drainages including
ephemeral drainages shall be completed. Potential impacts to any "waters of the U.S." and
"waters of the State" will be reduced to below the level of significance through
implementation of one or more of the following measures, which individually or in
combination will reduce potential impacts to below the level of significance, subject to U.S.
Army Corps of Engineers and California Department of Fish and Wildlife approval through
the Section 404 and Section 1600 Streambed Alteration Agreement permitting process:
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• Avoidance of on -site jurisdictional features;
• Enhancement of avoided on -site drainages;
• Restoration of on -site riparian habitat following ground- disturbance activities; or,
• On -site or off -site mitigation of residual impacts to jurisdictional areas at a 1 to 1
ratio, or such other ratio as negotiated between the Developer, the U.S. Army Corps
of Engineers (ACOE), Regional Water Quality Control Board (RWQCB) and the
California Department of Fish and Wildlife (CDFW) during the Section 404/401/1602
permitting process.
113I0-6: In order to avoid violation of the Migratory Bird Treaty Act (MBTA) and the
California Fish and Wildlife Code ground - disturbance activities including the removal of
trees and vegetation shall be avoided, to the greatest extent possible, during the nesting
season (generally February 1 to August 31) of potentially occurring native and migratory
bird species.
If site - preparation activities are proposed during the nesting/breeding season (February 1
to August 31), a pre - activity field survey shall be conducted by a qualified biologist prior to
the issuance of grading permits, to determine if active nests of species protected by the
MBTA or the California Fish and Wildlife Code are present in the construction zone.
If active nests are not located within the Project area and appropriate buffer (500 feet) of an
active listed species or raptor nest, 300 feet of other sensitive or protected bird nests (non -
listed), or within 100 feet of sensitive or protected songbird nests, earth - moving activities
may be conducted during the nesting /breeding season. However, if active nests are located
during the pre - activity field survey, no grading or heavy equipment activity shall take place
within at least 500 feet of an active listed species or raptor nest, 300 feet of other sensitive
or protected (under MBTA or California Fish and Wildlife Code) bird nests (non - listed), or
within 100 feet of sensitive or protected songbird nests until the nest is no longer active.
Development can proceed if no occupied nests are identified within 500 feet of any active
nesting.
113I0-7: Though the Stephens' kangaroo rat was not found on -site, suitable habitat,
however, exists on -site within the rude ral /non-native grassland and disturbed sage scrub
habitats located on site. The Project Site is located in the Stephens' Kangaroo Rat Fee
Assessment Area (Riverside County Ordinance 663.10). To reduce potential impacts to the
Stephens' kangaroo rat, and in accordance with Riverside County Ordinance 663.10, a
Stephens' Kangaroo Rat Mitigation Fee payment of $500.00 per gross developed acre is
required — paid to the Riverside County SKR Habitat Conservation Plan Fees or other
responsible agency. The mitigation fee shall be required prior to the issuance of a grading
permit. If a deferral agreement instrument is recorded by the Developer, the fee may be
deferred to the issuance of the first building permit within the development. Fee amounts
are determined by Riverside County Transportation and Land Management Agency (TLMA)
Building & Safety and Planning Land Use staff and can be paid at any TLMA Permit
Assistance Center.
The rosy boa, designated as a CDFW California Species of Concern, was not found on-
site during the 14 days of general and focused biological surveys and site reconnaissance,
even though suitable habitat was present. The rosy boa is generally sparsely distributed in
rocky chaparral and coastal sage scrub habitats, and has a high potential to occur within
these habitats. Additional surveys are to be conducted by project Developer's biologist
before grading is permitted, and if found, the rosy boa will be relocated to habitat suitable
areas outside the development area under the supervision of project Developer's biologist.
In addition, the "endangered" fairy shrimp, also not found during the 14 days of general
and focused biological surveys and site reconnaissance, may have a potential for existence
due to the presence of numerous seasonal pools observed on -site. A presence /absence
survey shall be conducted prior to any on -site grading for listed endangered fairy shrimp.
113I0-8: The Developer shall be responsible for avoiding two species of native trees that
were located on -site: the southern coast live oak riparian forest located in the northwest
corner of the Site that includes coast live oak (Quercus agrifolia) and the arroyo willow
(Salix lasiolepis). The oak trees and willows are large, mature, and in good health. The
City of Lake Elsinore does not have a native tree ordinance. If oak trees will be impacted,
the Developer shall mitigate the loss at a 3 to 1 replacement with 36" box trees, or shall
relocate the native oak trees.
113I0-9: If necessary, as advised by Developer's biologist, prior to the commencement of
construction activity, a temporary sound may be erected adjacent to construction between
the AVSP's development footprint and any occupied Critical Habitat Areas to ensure that
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wildlife are not subject to noise that would exceed residential noise standards (65 dBA) or
ambient noise levels (whichever is higher). Once construction is completed, the temporary
sound wall shall be removed.
BIO -10: Any loading docks proposed for construction located adjacent to the occupied
Critical Habitat Areas shall be designed and operated to maintain noise levels at 65 dBA or
ambient noise levels (whichever is higher).
Issue Area: Cultural Resources
Mitigation Measures:
CR -1: Prior to issuance of grading permit(s) for the Project, the Project Developer shall
retain an archaeological monitor to monitor all ground disturbing activities in an effort to
identify any unknown archaeological resources. Any newly discovered cultural resource
deposits shall be subject to a cultural resources evaluation by the project Developer's
archaeologist in consultation with the appropriate museum.
CR -2: At least 30 days prior to seeking a grading permit, the Project Developer shall
contact the appropriate Native American tribal group to notify the Native Americans of
grading, excavation and the monitoring program, and to coordinate with the City of Lake
Elsinore and the tribal group to develop a Cultural Resources Treatment and Monitoring
Agreement. The Agreement shall address the treatment of known cultural resources, the
designation, responsibilities, and participation of Native American Tribal monitors during
grading, excavation and ground disturbing activities; Project grading and development
scheduling; terms of compensation; and treatment and final disposition of any cultural
resources, sacred sites, and human remains discovered on the site. The City and Native
American tribal groups shall have 30 days from notification by the Project Developer and
the City to submit a draft agreement mutually acceptable by all the three parties. If within
30 days, all three parties cannot agree on a mutually acceptable agreement, then the
Project Developer will refer to Mitigation Measure CR -3 for project monitoring.
CR -3: Prior issuance to any grading permit, the Project Developer shall file a pre - grading
report with the City to document the proposed methodology for grading activity observation.
Said methodology shall consider the requirement for a qualified archaeological monitor to
be present and to have the authority to stop and redirect grading activities. In accordance
with the agreement required in CR -1, the archaeological monitor's authority to stop and
redirect grading will be exercised in consultation with the appropriate Native American
Indian Tribe in order to evaluate the significance of any archaeological resources
discovered on the property. Tribal monitors shall be allowed to monitor all grading,
excavation and ground breaking activities, and shall also have the authority to only stop
and redirect grading activities in consultation and in agreement with all accepted parties
consistent with state law.
CR -4: The landowner shall relinquish ownership of all cultural resources, including sacred
items, burial goods and all archaeological artifacts that are found on the Project area to the
appropriate Native American Tribe or museum for proper treatment and disposition.
CR -5: All sacred sites, as determined by the project Developer in consultation with the
Native American Tribe, should they be encountered within the Project area in consultation
with Project archaeologist and Native American Indian Tribe, shall be avoided, preserved,
and relocated, if feasible.
CR -6: If inadvertent discoveries of subsurface archaeological /cultural resources are
discovered during grading, the Developer, the Project archaeologist, and the appropriate
Native American Tribe shall assess the significance of such resources and shall meet and
confer regarding the mitigation for such resources.
CR -7: Prior to the approval of any final subdivision map or the issuance of any grading
permit, that includes the 'old" Alberhill School site, the Developer shall provide to the City of
Lake Elsinore an evaluation of the School House structure completed by a qualified
architectural historian to determine its historical significance and integrity for relocation of
structure elements. The Developer will replicate the character of the schoolhouse in
another location within AVSP as a community center /HOA building. A portion of the new
HOA building will provide a history of the 100- year -old mining area and the history of the
Native Americans for both residents and visitors alike.
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CR -8: Prior to the issuance of grading permits for each Project Phase or PDP, a qualified
paleontologist shall be retained to prepare a Paleontological Resources Survey of the
Project site by phase or PDP to determine the site specific potential of finding
paleontological resources within the Project site by the proposed Phase for development.
If the approved Paleontological Resources Survey determines that it is unlikely that
paleontological resources will be uncovered by earth- moving activities, grading and
construction activities may proceed, subject to compliance with mitigation measures CR -1
through CR -7. However, if the approved Paleontological Resources Survey determines
that it is likely that paleontological resources will be uncovered during earth - moving
activities, a qualified paleontologist shall be retained to develop a Paleontological
Resources Monitoring and Treatment Plan (PRMTP) for information submission only to the
City Community Development Director. Following Planning Director' review and comments
of the PRMTP, grading and construction activities may proceed in compliance with the
provisions of the approved PRMTP. If comments are not received within 30 days from the
City Planning Director, the grading and construction activities may proceed with the
submitted PRMTP. Comments received from the City Planning Director may be considered
by the Project Developer in the final PRMTP.
The PRMTP shall include the following measures:
a. Identification of those locations within the Project site where paleontological resources
are likely to be uncovered during grading.
b. A monitoring program specifying the procedures for the monitoring of grading activities
by a qualified paleontologist or qualified designee.
c. If fossil remains large enough to be seen are uncovered by earth - moving activities, a
qualified paleontologist or qualified designee shall temporarily divert earth - moving activities
around the fossil site until the remains have been evaluated for significance and, if
appropriate, have been recovered; and the paleontologist or qualified designee allows
earth - moving activities to proceed through the site. If potentially significant resources are
encountered, a letter of notification shall be provided in a timely manner to the Planning
Director, in addition to the report (described below) that is filed at completion of grading.
d. If a qualified paleontologist or qualified designee is not present when fossil remains are
uncovered by earth - moving activities, these activities shall be stopped and a qualified
paleontologist or qualified designee shall be called to the site immediately to evaluate the
significance of the fossil remains.
e. At a qualified paleontologist or qualified designee's discretion and to reduce any
construction delay, the Developer shall assist in removing fossiliferous rock samples to an
adjacent location for temporary stockpiling pending eventual transport to a laboratory
facility for processing.
f. A qualified paleontologist or qualified designee shall collect all significant identifiable
fossil remains. All fossil sites shall be plotted on a topographic map of the Project site.
g. If the qualified paleontologist or qualified designee determines that insufficient fossil
remains have been found after fifty percent of earthmoving activities have been completed,
monitoring can be reduced or discontinued.
h. Any significant fossil remains recovered in the field as a result of monitoring or by
processing rock samples shall be prepared, identified, catalogued, curated, and
accessioned into the fossil collections of the San Bernardino County Museum, or another
museum repository complying with the Society of Vertebrate Paleontology standard
guidelines. Accompanying specimen and site data, notes, maps, and photographs also
shall be archived at the repository.
i. Within 6 months following completion of the above tasks or prior to the issuance of
occupancy permits, whichever comes first, a qualified paleontologist or qualified designee
shall prepare a final report summarizing the results of the mitigation program and
presenting an inventory and describing the scientific significance of any fossil remains
accessioned into the museum repository. The report shall be submitted to the Community
Development Department — Planning Division and the museum repository. The report shall
comply with the Society of Vertebrate Paleontology standard guidelines for assessing and
mitigating impacts on paleontological resources.
Issue Area: Geology, Soils, Mineral Resources and Seismicity
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Mitigation Measures:
G -1: Site specific geotechnical investigations, including subsurface fault studies, shall be
completed prior to the approval of each grading permit.
G -2: Soil, seismic and foundation investigations shall be performed for each tract structural
site. Structural foundations shall be designed to resist the effects of compressible/
collapsible and expansive soils. The investigation shall also include engineering design for
slope stabilization on northwest and southwest facing slopes that are cut into the Silverado
Foundation. Recommendations may include over excavating and capping cut lots within
granitic bedrock, Santiago Peak Volcanic and the Bedford Canyon Formation located on
site with at least three feet of compacted fill to create easily excavatible pads for
foundation, utility, and landscaping purposes. Similar grading plans for interior streets
located in hard bedrock cut areas may also be recommended in the investigations in
addition to measures on the handling and selective replacement and /or removal off -site of
oversized rock. These structures and grading characteristics shall be indicated in the
construction design plans and subject to approval by the City Engineering Division prior to
issuance of grading permits.
G -3: Prior to issuance of building permits, all compressible /collapsible soils as identified by
the soil and foundation investigations shall be removed to the level of underlying competent
soils or bedrock. Unsuitable soil materials include stockpiles, uncompacted fill, alluvium,
older alluvium and landslides. Varying depths of removal, depending on the type of soil
material, shall be required, as recommended in the investigations. The grading
characteristics shall be indicated in the construction design plans and are subject to review
and approval by the City Engineering Division.
G-4: Following completion of rough grading, a lot -by -lot classification shall be conducted to
determine specific foundation recommendations of soils at exposed finished grade. The
recommendations shall be indicated on construction design plans and are subject to review
and approval by the City Engineering Division.
G -5: All structures shall be designed to resist seismic acceleration of 0.47g (two thirds of
peak acceleration of 0.7g). This design resistance shall be demonstrated to the satisfaction
of the City's Building Official on the construction design plans prior to issuance of building
permits.
G -6: To reduce liquefaction and subsidence potential in the soil /seismic study, study
recommendations to include over - excavation and recompaction and removal of sandy
alluvial soils and other soft soils and replacement with fill shall be implemented.
Compliance with this measure shall be demonstrated on construction design plans for
review and approval by the City Engineering Division, prior to issuance of grading permits.
Also, the use of systems such as sub - drains for dewatering purposes could potentially be
used to reduce the potential for subsidence and liquefaction.
G -7: Locally sheared or gouged bedrock materials that are exposed in areas of mapped,
inactive faults shall either both be removed and capped, or be fill and stabilized in
accordance with recommendations in the required soils investigation report.
G -8: Fault setbacks shall be documented and observed from active faults and fissures
identified in the seismic study. Compliance with this measure shall be demonstrated on
maps and construction design plans for review and approval by the City Engineering
Division prior to issuance of grading permits.
G -9: Cut and fill slopes, underground utility trenches, buttresses and stabilization fills shall
be designed to accommodate the addition of rain /irrigation water, while not adversely
impacting structures and infrastructure. Engineering design of these areas is subject to
review and approval by the City. Compliance with this measure shall be demonstrated on
the soils report/geotechnical report prior to issuance of grading permits, to the satisfaction
of the City Engineering Division.
G -10: To reduce the potential of the rise in ground water, due to the slow -down in mining
dewatering activity, recommendations of compliance with this measure shall be
demonstrated on construction design plans for review and approval by the City Engineering
Division, prior to the issuance of grading permits.
G -11: Site Specific Phase 1 Environmental Assessment shall be completed prior to
approval of each implementing development proposal. The results of the report(s) will be
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guidance to the City Engineer for any implementing development- specific conditions of
approval.
Issue Area: Hazards and Hazardous Materials
Mitigation Measures:
HAZ -1: As part of the approval process for a Phased Development Plan, Subdivision, Map,
or Design Review application, projects shall be required to demonstrate their avoidance of
significant impacts associated with the use and storage of hazardous materials and
disposal of hazardous materials through implementation of Policies 3.3 and 3.5 of the
Hazards and Hazardous materials section of the Public Safety and Welfare chapter of the
General Plan. (Ref. General Plan EIR Mitigation Measure MM Hazards 1).
HAZ -2: As part of the approval process for a Phased Development Plan, Subdivision, Map,
or Design Review application, projects shall be required to demonstrate their avoidance of
significant impacts associated with exposure to hazardous materials through
implementation of General Plan Policies 3.3 and 3.5 of the Hazardous Materials section of
the Public Safety and Welfare chapter. Proposed development on or adjacent to the SARI
line would be required to analyze risks specific to sensitive land uses and the extent of sub-
surface components involved with building in these locations. (Ref. General Plan EIR
Mitigation Measure MM Hazards 2).
HAZ -3: As part of the approval process for a Phased Development Plan, Subdivision, Map,
or Design Review application, projects shall be required to demonstrate their avoidance of
significant impacts associated with wildfire hazards through implementation of Policies 4.1
through 4.3 of the Wildfire Hazards section of the Public Safety and Welfare chapter of the
General Plan. (Ref. General Plan EIR Mitigation Measure MM Hazards 5).
Issue Area: Hydrology and Drainage
Mitigation Measures:
HY -1: Prior to issuance of grading permits, the projects' Developer shall obtain coverage
under the General Construction Permit. The project Developer is required to electronically
file and submit all Permit Registration Documents (PRDs) into the State Water Board's
Storm Water Multi- Application and Report Tracking System (SMARTS) web -site prior to the
commencement of construction. PRDs consist of: 1) Notice of Intent (NOI); 2) Risk
Assessment; 3) Site Map; 4) Stormwater Pollution Prevention Plan ( SWPPP); 5) Annual
Fee - must be mailed; and, 6) Signed Certification Letter.
HY -2: All drainage facilities constructed in this Project shall conform to the requirements
and standards of the Riverside County Flood Control and Water Conservation District or
the City Engineering Division of the Public Works Department.
HY -3: Site specific drainage systems shall be designed as each planning area or phase
comes on line. All phased drainage systems shall conform to a Master Plan of Drainage for
the entire Alberhill Villages Specific Plan Project area or as may be later modified by the
Project Developer in consultation with the appropriate public agencies. Interim drainage
facilities may be designed to accommodate project cost affective facilities where
appropriate.
HY-4: In order to protect the existing streambed of the Temescal Creek, an energy
dissipating structure shall be provided at the outlet structure at each storm drain system
discharge point in the Temescal Creek, if necessary. Erosion control devices shall also be
provided, if necessary.
HY -5: Prior to the issuance of grading permits, the Developer shall develop a Storm Water
Pollution Prevention Plan ( SWPPP) that emphasizes structural and non - structural Best
Management Practices (BMP's), in compliance with the Environmental Protection Agency's
(EPA's) National Pollutant Discharge Elimination System (NPDES) program requirements.
The SWPPP indicates how stormwater pollution will be controlled only during plus one year
after construction. Stormwater pollutants that may be present at the Project include the
following:
• Sediment;
• Nutrients (fertilizers);
• Bacteria and Viruses;
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• Organics;
• Oil and Grease;
• Heavy Metals;
• Toxic Chemicals; and,
• Floating Solids.
HY -6: Best Management Practices (BMPs) shall be specified in the Project Storm Water
Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP) to
reduce the level of pollutants indicated above from entering the Temescal Creek.
Recommended practices during construction include site stabilization to limit
sedimentation. Following is a list of recommended BMPs to be used during construction, in
addition to the list referenced within the SWPPP:
• Preservation of Existing Vegetation;
• Seeding, Planting and Mulching of Disturbed Areas;
• Dust Control;
• Construction Road Stabilization;
• Stabilized Construction Entrance;
• Outlet Protection;
• Temporary Debris Basins; and,
• Sandbagging, Slit Fence, Straw Waddles.
HY -7: The site's SWPPP shall also specify BMPs for post construction. Post construction
BMP's may be divided into two categories, structural and non - structural. A list of
recommended non - structural BMPs is provided below, in addition to the list referenced
within the SWPPP:
• Public Education /Involvement;
• Housekeeping Practices;
• Catch Basin Stenciling;
• Street Cleaning; and,
• Storm Drain System Cleaning.
HY -8: Structural BMPs shall be considered to be incorporated into the design of the
community that will improve water quality and potentially enhance wetland mitigation
opportunities, in addition to the list referenced within the WQMP:
• Retention Basins;
• Grass -Lined Channels and Swales;
• Detention Basins;
• Infiltration Trenches;
• Water Quality Inlets; and,
• Water Quality Basins
HY -9: On -site drainage shall be placed in grass -lined or otherwise vegetated channels and
swales where ever possible, taking advantage of greenbelts and native landscaped areas
within the Project's limits.
HY -10: Prior to final approval of street improvement plans or any required slope revetment
plans, the Project Developer shall provide evidence to the City of Lake Elsinore that a
Conditional Letter of Map Revision (CLOMR) has been issued by FEMA for the Project.
The grading plan shall substantially conform to the CLOMR.
HY -11: Prior to the first building permit final inspection in area(s) subject to the FEMA
floodplain designation, the Project Developer shall provide evidence to the City of Lake
Elsinore that a Final Letter of Map Revision (LOMR) has been issued by FEMA verifying
that flood control measures have been completed and the residential development areas
are permanently removed from the FEMA floodplain designation (1 percent annual chance
of flooding).
Issue Area: Land Use
Mitigation Measures:
LU -1: The Project Developer shall submit evidence to the City Building and Safety Division
in the form of an Acoustical Study for each phase of development in order to verify in
accordance with the M3 zone the separation of proposed land uses and mining operations
meets acceptable noise standards as established by the California Uniform Building Code
and City of Lake Elsinore (refer also to Mitigation Measure within the 5.8 NOISE section). If
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determined necessary by an Acoustical Study that additional buffering is required, buffers
will include, but not limited to, any of the following or combination of the following:
a. Adequate setbacks (minimum setback of 300 feet from any zone, which is in
compliance with the M3 ordinance) from the area of extraction.
b. Dense mature vegetation, landscaping and accompanying irrigation systems for
maintenance of said landscaping.
c. Noise and site barriers consisting of earthen berms and /or concrete reinforced block
walls minimum of Eft high.
LU -2: Prospective homebuyers shall be informed in writing as part of the California
Department of Real Estate (DRE) of the surrounding mining operations, prior to the offering
for sale of a home, through the distribution of an information pamphlet explaining the
phasing of the planned residential community land uses and the mining operations.
Issue Areas: Noise
Mitigation Measures
NSE -1: To reduce construction- related noise, site preparation, grading and construction
activities shall be limited to those hours as set forth in noise control provisions of the Lake
Elsinore Municipal Code.
NSE -2: All construction equipment, fixed and mobile, shall be equipped with properly
operating and maintained mufflers.
NSE -3: All stationary noise generating construction equipment and any construction
staging areas shall be located as far as practical from existing residences. If impulsive
noise generation such as pile driving or jack-hammers is necessary close to noise - sensitive
users, activity scheduling to minimize off -site impacts, or erection of temporary barriers,
shall be necessary.
NSE-4: An acoustical expert will submit to the City on behalf of the Project Developer a
noise study that will evaluate existing and projected noise levels affecting each phase of
building development proposed in the AVSP. As detailed site plans come forward for the
Specific Plan area, site design in the form of setbacks from the roadway or noise
attenuation shall be required to reduce noise levels to acceptable standards. An exterior
noise level of 60 dB CNEL in usable outdoor space shall be the noise exposure goal for
such maximally noise- sensitive uses. If such a level is not attainable with reasonable
available noise control measures, the General Plan finds levels up to 65 dB CNEL to be
acceptable.
In the event that patios and balconies are determined to occur within the 65 dBA noise
contour, noise attenuation shall be required to reduce noise levels to 65 dBA CNEL or
lower. This may include the use of architectural treatments, barriers, or other noise
attenuating measures. The mitigation measures shall provide sound level reductions so
that future uses within the Alberhill Villages Specific Plan area are consistent with the
CNEL levels identified in the Lake Elsinore General Plan and the Lake Elsinore Municipal
Code.
NSE -5: Prior to the issuance of building permits, the Developer shall submit a detailed
acoustical study demonstrating that all the structures will meet applicable City interior noise
levels and exterior living area noise levels, in accordance with applicable noise standards
and zoning regulations.
a. The study shall be prepared by a licensed acoustical expert; and,
b. The study shall document projected ultimate noise exposure for interior office, retail and
residential space and shall demonstrate that the Alberhill Villages Specific Plan design
plans have incorporated adequate sound attenuation measures to achieve the applicable
noise standards.
NSE -6: Prior to the issuance of any building permits for residential uses, the Developer
shall incorporate appropriate buffering and /or sound attenuation in the building siting and
designs to limit potential incompatibilities with the nearby land uses according to the
submitted acoustical study. Noise levels for the residential units shall be reduced to 65
dBA for exterior noise levels and 45 dBA for interior noise levels.
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NSE -7: Upon submittal of building permits for commercial uses, the Project shall
incorporate all mitigation measures to minimize hours of operation and reduce exterior
noise levels resulting from potential noise source locations, such as loading docks,
speakerphones, music/live entertainment, to 65 dBA CNEL from 7 a.m. to 10 p.m. and 60
dBA from 10 p.m. to 7 a.m. These measures shall be implemented according to the
submitted acoustical study.
NSE -8: ASVP residential development will be planned in accordance with the M -3 zone.
The rock crushing operations onsite the 1,372 -acre mining area shall demonstrate that the
City of Lake Elsinore zoning ordinance standard of 40 dB (1-50) will not be exceeded at any
single family residence. If future crushing activities are restricted to 7 a.m. to 10 p.m., this
condition shall apply.
Issue Area: Retail and Fiscal Impact Analysis
Mitigation Measures:
The AVSP DPFG Fiscal Study dated September 18, 2015 and submitted to the city, notes
the positive fiscal impacts to the City of Lake Elsinore throughout the approximate 30 -year
development time frame.
Issue Area: Transportation and Circulation
Mitigation Measures:
TC -1: Prior to the start of construction for each phase of the Alberhill Villages Specific Plan
Project the Developer shall implement the following measures documented in a
construction traffic management plan to be reviewed by the City Engineer:
• Control of any street closure, detour, or other disruption to traffic circulation;
• Routes that construction vehicles will utilize on the site;
• Hours of construction traffic (not to occur during AM or PM peak hour);
• Off -site vehicle staging and parking areas;
• Proposed construction staging plan for the Project;
• Posted information for contact in case of emergency or complaint; and,
• Hours of construction and traffic control during construction shall not interfere with
ingress /egress to and from the residential, commercial and other land uses from each
phase built and to be built -out.
TC -2: The Project shall participate in the phased construction of the on -and off -site
intersection improvements described in Section 4.4 of the Specific Plan, based on a
phased improvement nexus report prepared by the Project Developer or Developer's
engineer and submitted with the first subdivision map. The nexus construction will be
based on a periodic review of project and baseline traffic conditions.
Where required, and where improvements are not covered by these Citywide and TUMF
programs; mitigation shall be implemented through a fair -share contribution report
submitted by the Project Developer licensed engineer or as otherwise determined by the
City Engineer in agreement with and in consultation with the Project Developer engineer.
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Contents Chapter
12.1 Definitions
12
DEFINITIONS
Administrative Approval — An action in conformance with this AVSP, which provides
initial approval once reviewed by the Community Development Director and receives final
action at public hearing. Includes Phased Development Plans and Design Review for all
phases of the Project.
Applicant — Any person, or legal entity having an interest in development of the AVSP.
Also referred to as Developer and /or Landowner.
ARSPA — Abbreviation for Alberhill Ranch Specific Plan Amendment.
Architectural Focal Point — A highly visible unique architectural feature that the
community can identify with.
Approval- An action of official(s) agreeing to something or accepting something as
satisfactory.
California Environmental Quality Act (CEQA) — Refers to Public Resources Code
21000 - 21177.
City Regional Sports Park — This 45.9 -acre City Regional Sports Park is found in Phase
2 of the Alberhill Villages Specific Plan. Based on City staff requirements, the amenities
within the City Regional Sports Park include 4 soccer fields, 4 baseball fields, 4 volleyball
courts, 4 basketball courts, 3 restrooms, 1 concession stand, 5 picnic areas, 3 tot lots, 1
zero -water play areas, 746 standard parking stalls, 51 handicap stalls, and all fields lighted
properly. During the Subdivision Map process, the Developer will dedicate the City
Regional Sports Park to the City by way of dedication (Offer), within ten working days of the
recordation of the first subdivision map in Phase 2.
Community Park - A large park that serves the needs of the broader community and that
is designed for providing active and structured recreation opportunities as well as
accommodating passive recreational pursuits.
Cost Recovery System (CRS) Account — a City program that tracks City staff's and City
consultant personnel's time and expenses on private projects, subject to a private
developer cost reimbursement.
Consumer Price Index (CPI) - Measures changes in the price level of a market basket
of consumer goods and services purchased by households. The CPI is a statistical
estimate constructed using the prices of a sample of representative items whose prices are
collected periodically.
Deemed Complete - Supposed or believed to be thorough and comprehensive
Design Review — The ministerial process of City review and approval of site plans, floor
plans, and elevation drawings identifying architectural details prior to the issuance of
building permits based on in the requirements of this Specific Plan.
Developer - Any person, or legal entity, proponent, applicant, owner or other entity having
an interest in development of the AVSP. Also referred to as Applicant and /or Landowner.
Development Status Matrix — A table used to track the number of approved dwelling
units, square footage of mixed -use development, and ADTs used and available for transfer
at the Phased Development Plan and Design Review stages of implementation.
District — A specifically delineated region of the specific plan consisting of two or more
planning areas within which broad regulations and requirements are aimed at establishing
a unified character.
Edge Condition — The treatment of the interface between two different uses to reduce or
minimize potential conflicts.
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Equivalent Dwelling Unit (EDU) — The amount of commercial or office space, which is
equivalent to one dwelling unit based on the traffic demand created by one single family
housing unit.
Focal Point Event Area — A social gathering place such as a plaza, mini -park, town green,
or amphitheater.
Full Cut Off - A fully shielded light source where the bulb and /or glowing lenses are not
visible above 90 degrees or a horizontal plane.
Guest Builder or (Future Merchant Builders) — An entity who constructs residential or
commercial development in place of the Project's Proponent or Applicant.
Gross (acres) — The entire land area within the boundaries of a subarea or lot.
Guideline - A guideline is a statement by which to determine a course of action. A
guideline aims to streamline particular processes according to a set routine or sound
practice. By definition, following a guideline is never mandatory. Guidelines are not binding
and are not enforced.
Home Owner or other Business Association — An organization set up under the rules of
the State of California to privately regulate activity within the organization.
Index - Linking the value of (prices, wages, or other payments) automatically to the value of
a price index.
Intensification Overlay — An area, which may be developed at a lower intensity initially
and then redeveloped with additional development at a later time consistent with land uses
established in the specific plan based on changes in market conditions.
Interface — The location at which two different uses converge.
Land Use Category — An area of land within the specific plan identified for an intended use
such as for residential, institutional, or mixed -use development.
Land Use Plan — A conceptual plan created by analyzing and evaluating land use needs
and circulation patterns and arranging land use categories, roads, and open space systems
in a manner that forms a functional and livable community.
Land Use Structure Diagram — A diagram that identifies access points, regional trail
linkages, open space linkages, development type /neighborhood form, and transitional
edges for each subarea within a Phased Development Plan.
Loading Area — A portion of a site developed to accommodate loading spaces and related
aisles, access drives, and buffers. The loading area is intended to serve the temporary
parking of loading vehicles while loading or unloading.
Mini -Park — A small park generally one acre or less in size mostly intended to serve the
passive recreational needs of surrounding residents.
Mining — An action where an excavation is made in the earth for the purpose of extracting
minerals. Mining within AVSP will be subject to the General Plan Extractive Overlay and
the M -3 ordinance (Ord. 1150 Section 2, 2005. Code 1987 Section 17.61.030) existing at
the time of the adoption of the AVSP.
Mitigation Measures - Means the elimination, reduction or control of the adverse
environmental impact of the AVSP project.
Multi -Use Trail — A trail designed to accommodate a variety of recreational pursuits such
as walking, running, bicycling, dog - walking, and sitting.
Net (acres) — The total area within the boundaries of subarea or lot exclusive of slopes,
public streets or other public dedications or easements, which prevent the surface use of
the property for a building site or construction of structures.
Neighborhood Park — A park somewhat larger than a mini -park intended to serve the
recreation needs of people living or working within an approximate 1 -mile area.
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Nexus — City impact fees and or conditions shall only be utilized when an empirical
connection can be made between the impact of AVSP development and the need for AVSP
infrastructure to accommodate the Project, related to Nolan /Dolan court cases. The nexus
review in relation to the AVSP Circulation Plan shall be based on a minimum Level of
Service (LOS) of D pursuant to the adopted General Plan.
Notices — Any notice, or other document to be given pursuant to this Initiative that either
the City or the Developer is required or may desire to give or deliver to the other shall be
given in writing by (i) personal delivery; (ii) certified mail, return receipt requested, postage
prepaid or (iii) a national overnight courier service that provides written evidence of delivery
and addressed as follows:
To City: The City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 95230
Attention: City Manager
To Developer at an address to be provided to the City within 30 days of the adoption of this
Specific Plan.
Any party may change its notice address by giving written notice thereof in accordance with
this paragraph. All notices hereunder shall be deemed given: (a) if delivered personally,
when delivered; (b) if sent by mail, postage prepaid, on the third day after deposit in the
U.S. mail; (c) if sent by overnight courier, on the first business day after delivery to the
courier.
Open Space — Land set aside for the use and enjoyment of residents and visitors of the
ARSPA area. This land may include parks, plazas / hardscaped areas, and /or re- created
natural areas.
Open Space Connection — A linear re- created naturalized area intended to accommodate
for the movement of wildlife through or around the project site in a manner which allows for
safe passage under roadways and provides for connectivity to MSHCP areas located off-
site.
Parking area — A portion of a site devoted to the temporary parking of motor vehicles
including the actual parking spaces, aisles, access drives, and related landscaping.
Par Course - Obstacles or stations distributed along the length of a path or trail to promote
physical fitness training. Exercise equipment may consist of natural features including
climbable rocks, trees, and river embankments, or manufactured products such as stepping
posts, chin -up and climbing bars.
Phase — A geographic region within the AVSP area for which a PDP will be prepared once
development for the area becomes imminent.
Phased Development Plan (PDP) — A plan to implement a specific phase of the specific
plan. The document includes additional detail beyond what was provided in the specific
plan.
Planning Area — An area of land, which is a division of a District and is depicted in the
specific plan and statistical summary.
Planning Director — The person responsible at the City for reviewing the land use aspects
of the AVSP and may be also called the Community Development Director or other person
that the City may assign.
Private Parks - the Developer will build and complete the private parks and will transfer the
title to a private Homeowner's Association. The location and definition of these private
recreation areas shall be reviewed as part of a subsequent Phased Development Plan and
Design Review process.
Proponent - Any person, or legal entity having an interest in development of the AVSP
Also referred to as Applicant, Developer, and /or Landowner.
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Site Plan - A drawing of a property showing the property lines, any structures that currently
exist on the land, proposed structure locations, ingress and egress, parking, landscape
areas, signs, fences, walls, and preliminary grading information.
Special Permit — A permit issued by the City of Lake Elsinore for the purpose of
transferring development outside of the Specific Plan area.
Stage — A segment of development occurring within a Phase.
Subarea — A portion of a Planning Area, normally with only one specific land use.
Town Green — An outdoor social gathering place approximately 1 acre in size, which can
accommodate community events, recreational sports, and other active or passive
recreational pursuits.
Traffic Calming Device (TCD) — A device or design that is intended to reduce automobile
speed.
Transfer of Development — The relocation of dwelling units and mixed -use square footage
between districts, planning areas, and subareas within the specific plan using ADTs as the
basis for transfers and the relocation of units and equivalent dwelling units inside of the
specific plan area.
Under crossing — A tunnel underneath a busy roadway or freeway that permits the safe
passage of pedestrians and /or wildlife.
Use — The purpose for which land or a building is occupied, arranged, designed, or
intended.
Variance — A relaxation of the zoning requirements attached to a property due to a
substantial unnecessary hardship that is unique to the property in question. Economic
considerations shall not constitute the principal reason for the hardship. Any variance
approved shall be the least deviation from the zoning requirements necessary to alleviate
the hardship.
Voluntary Permission — Where the Developer's permission on things such as a
Subdivision Condition is given on their own free will without any coercion, forced or
negotiated bargaining from the City.
Water Quality Management Plan (WQMP) - The WQMP is intended to provide
information related to the project's generation and mitigation of water quality pollutants and
assessment of hydrological impacts.
Yield Plan — A plan that identifies the maximum development that can occur on a specific
property given the constraints of existing zoning regulations including parking requirements,
lot coverage, permitted density, height restrictions, and setbacks.
Zone — A specifically delineated area to which regulations and requirements uniformly
govern the use, placement, spacing, and size of land and buildings within that area. The
ARSPA identifies the zones to implement each land use category. The precise placement
of these zones is to be defined in a Phased Development Plan.
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