HomeMy WebLinkAbout2022-1467 PA 2021-11 Zone Change 2021-04 PUD Overlay District Establishment APNS 379-060-005 & 379-060-022 & 379-060-027ORDINANCE NO. 2022-1467
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING ZONE CHANGE NO. 2021-04 ESTABLISHING A
PLANNED UNIT DEVELOPMENT (PUD) OVERLAY DISTRICT TO PROVIDE
MODIFIED DEVELOPMENT REGULATIONS AND DESIGN STANDARDS FOR
THE UNDERLYING R-3 ZONING DISTRICT FOR THE PROPERTY LOCATED
AT APNS 379-060-005, 022 AND 027
Whereas, Shelly Jordan, Tri Pointe Homes has filed an application with the City of Lake
Elsinore (City) requesting approval of Planning Application No. 2021-11 (Zone Change No. 2021-
04, Tentative Tract Map No. 38116, and Residential Design Review No. 2021-02). Zone Change
(ZC) No. 2021-04 proposes to establish a Planned Development Unit (PUD) overlay district for
portion of the subject property that is currently zoned High Density Residential (R-3). The PUD
overlay provides modified development regulations and standards for the underlying R-3 zone to
allow for flexibility in order to allow for greater flexibility and compatibility with the General Plan.
Tentative Tract Map (TTM) No. 38116 proposes to subdivide the 34.81-acre site into nine (9) lots.
One (1) 10.94-acre lot for detached 140 condominium residences, one (1) 15.65 reserved open
space lot, one (1) 1.39-acre water quality basin, two (2) recreation lots (0.77 acres), private streets
(4.60 acres), and four (4) open space landscaping lots (0.65 acres). Residential Design Review
(RDR) No. 2021-02 proposes the design and construction of a gated condominium community
with 140 detached two-story condominium units, preliminary plotting, conceptual wall and fence
plan, recreation areas, and related amenities and infrastructure on the western portion of the site.
The project proposes three (3) different detached condominium plans ranging in size from 1,793
sq. ft. to 2,288 sq. ft. The eastern 15.65 acres of the site that is adjacent to the lake would be
preserved as natural open space. The project is located along State Route 74 (SR-74) east of the
intersection of Riverside Drive and Grand Avenue (APNs 379-060-005, 022 and 027); and,
Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial
Study to determine if the project would have a significant effect on the environment. The Initial
Study revealed that the project would have potentially significant environmental impacts but those
potentially significant impacts could be mitigated to less than significant levels; and,
Whereas, based upon the results of the Initial Study (Environmental Review No. 2021-
02), and based upon the standards set forth in CEQA Guidelines Section 15070, it was
determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration
(MND) for the project. In accordance with CEQA Guidelines Section 15073, the MND was made
available for public review and comment for a minimum of 30 days beginning on November 19,
2021, and ending on December 20, 2021; and
Whereas, on February 8, 2022, at a duly noticed public hearing, the City Council (Council)
by resolution adopted the MND (SCH No. 2021110300) for the Project and adopted a Mitigation
Monitoring and Reporting Program; and,
Whereas, ZC No. 2021-04 proposes to establish a Planned Development Unit (PUD)
overlay district for portion of the subject property that is currently zoned High Density Residential
(R-3); and,
Whereas, Section 17.108.050.A of the (LEMC) requires PUD overlay district applications
to be processed in the same manner as zoning amendments; and,
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Ord. No. 2022-1467
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Whereas, Section 17.415.040 (Zoning Amendments) and Section 17.108.050 of the Lake
Elsinore Municipal Code (LEMC) requires the Planning Commission (Commission) to review the
proposed PUD plan identified in “Exhibit C1” and after examining the proposed PUD plan to make
recommendations of its findings to the Council; and,
Whereas, on January 18, 2022, at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item , and adopted a resolution recommending that the Council approve
ZC No. 2021-04; and,
Whereas, on February 8, 2022 at a duly noticed Public Hearing, the Council has
considered the recommendation of the Commission as well as evidence presented by the
Community Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AS FOLLOWS:
Section 1: The foregoing recitals are true and correct and are hereby incorporated into
these findings by this reference.
Section 2: The Council has reviewed and analyzed proposed ZC No. 2021-04, pursuant
to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake
Elsinore General Plan (GP) and the LEMC and finds that ZC No. 2021-04 is consistent with the
requirements of California Planning and Zoning Law and with the goals and policies of the GP
and the LEMC.
Section 3: That in accordance with LEMC Section 17.415.040.F. Findings, the Council
makes the following findings regarding findings regarding ZC No. 2021-04:
1. The proposed amendment will not be (a) detrimental to the health, safety, comfort, or general
welfare of the persons residing or working within the neighborhood of the proposed
amendment or within the City, (b) injurious to property or improvements in the neighborhood
or within the City
a. The proposed Zone Change for the PUD Overlay has been analyzed relative to its
potential to have detrimental effects and conditions have been imposed on the subject
Project to ensure that the health, safety and welfare of surrounding residents will be
protected.
b. The development standards for PUD are generally the same as for the underlying High
Density Residential (R-3) base zoning district. The modifications proposed with this PUD
plan will allow for greater flexibility and compatibility with the General Plan, such as
providing an increase in housing opportunities for the community
2. The proposed amendment will be consistent with the latest General Plan.
The project site is zoned as High Density Residential (R-3). The R-3 zone allows a density up
to 24 dwelling units per net acre, which is consistent with the High Density Residential General
Plan land use designation. The PUD overlay district is intended to provide a mechanism to
allow for flexibility in the development regulations and design standards of the underlying base
district. The proposed project is consistent and compatible with the General Plan and provides
an increase in housing opportunities within the City.
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Section 4: That in accordance with LEMC Section 17.108.060 Findings, the Council
makes the following findings regarding ZC No. 2021-04:
a. The proposed PUD plan can be substantially completed within four years.
b. The proposed development is capable of creating an environment of sustained desirability
and stability, or adequate assurance will be provided that such objective will be attained.
c. The proposed uses will not be substantially detrimental to present and potential
surrounding uses, but will have a beneficial effect.
d. The streets and thoroughfares serving the development are suitable and adequate to carry
anticipated traffic, and the development will not generate traffic that will overload the
adjacent street network.
e. The proposed development is compatible with the surrounding area.
f. The PUD plan is in conformance with the General Plan.
g. The mix of uses provides an increase in housing opportunities for the community and
implements the objectives of the Housing Element of the General Plan.
h. Any exception from the standards and requirements of this title is warranted by the design
and amenities incorporated into the PUD plan.
i. Existing and proposed utility services are adequate for the proposed uses.
j. The PUD plan has complied with all applicable City requirements Section 5: Based upon the evidence presented, both written and testimonial, and the
above findings, the Council hereby approves Zone Change No. 2021-04 to establish a Planned
Development Unit (PUD) overlay district attached hereto as Exhibit “C1”.
Section 6: Severability. If any provision of this Ordinance or its application is held
invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions,
sections, or applications of the Ordinance which can be given effect without the invalid provision
or application, and to this end each phrase, section, sentence, or word is declared to be severable.
Section 7: Effective Date. This Ordinance shall become effective at 12:01 a.m. on
the thirty-first (31st) day after the date of adoption.
Section 8: Certification. The City Clerk shall certify to the passage of this Ordinance
and shall cause a synopsis of the same to be published according to law.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council of the
City of Lake Elsinore, California, on this 22nd day of February 2022.
Timothy J. Sheridan
Mayor
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Ord. No. 2022-1467
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Attest:
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Ordinance No. 2021-1467 was introduced by the City Council of the City of Lake Elsinore,
California, at its Regular meeting of February 8, 2022 and adopted at its Regular meeting of
February 22, 2022 and that the same was adopted by the following vote:
AYES: Council Members Magee, Tisdale, and Manos; Mayor Pro Tem Johnson; and Mayor
Sheridan
NOES: None
ABSENT: None
ABSTAIN: None
Candice Alvarez, MMC
City Clerk
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LAKESIDE
PLANNED UNIT DEVELOPMENT (PUD)
City of Lake Elsinore
California
Applicant/Architect:
Tri Pointe Homes
1250 Corona Pointe Court, Suite 600
Corona, CA 92879
Phone: (951) 428-4400
Prepared by:
Bassenian | Lagoni Architects
2031Orchard Drive
Newport Beach, CA 92660
(949) 553-9100
Contact: Hans Anderle
FILE NUMBER: 023-21423
Landscape Architect:
David Neault Associates, Inc.
41877 Enterprise Circle North, Suite 140
Temecula, CA 92590
(951)296-3430
Contact: Bryan Love
Engineer/Planner:
MDS Consulting
17320 Redhill Avenue, Suite 350
Irvine, CA 92614
(949)251-8821
Contact: Edward J. Lenth
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Lakeside Planned Unit Development
Planned Unit Development Table of Contents i
TABLE OF CONTENTS
1. INTRODUCTION .................................................................................. 1-1
1.1. Project Description .................................................................................... 1-1
1.2. Report Organization ................................................................................... 1-1
1.3. Scope .......................................................................................................... 1-2
1.4. Existing Conditions ................................................................................... 1-2
1.4.1. Topography ................................................................................................. 1-2
1.4.2. Water and Sewer......................................................................................... 1-2
2. DEVELOPMENT PLAN ......................................................................... 2-1
2.1. Land Use Plan ............................................................................................ 2-1
2.1.1. Specific Design Intent .................................................................................. 2-1
2.1.2. Land Use Plan ............................................................................................. 2-1
2.1.2.1. Residential .......................................................................................... 2-1
2.1.2.2. Open Space – Recreation ................................................................... 2-1
2.1.2.3. Open Space – Facilities ...................................................................... 2-1
2.2. Permitted Uses ........................................................................................... 2-3
2.3. Conditional Permitted Uses ...................................................................... 2-3
2.4. Accessory Uses ......................................................................................... 2-4
3. DEVELOPMENT STANDARDS ............................................................... 3-1
3.1. Regulations ................................................................................................. 3-1
3.2. Circulation .................................................................................................. 3-2
3.3. Public Facilities .......................................................................................... 3-5
3.3.1. Conceptual Water........................................................................................ 3-5
3.3.2. Conceptual Sewer ....................................................................................... 3-5
3.3.3. Conceptual Drainage ................................................................................... 3-5
3.4. Parking Requirements ............................................................................... 3-6
3.5. Signs ........................................................................................................... 3-6
3.6. Design Review ............................................................................................ 3-6
3.7. Acoustical Analysis ................................................................................... 3-6
3.8. Projections into required yards ................................................................ 3-7
3.9. Fences and Walls ....................................................................................... 3-7
3.9.1. Height. ......................................................................................................... 3-7
3.9.2. Materials. .................................................................................................... 3-7
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Planned Unit Development Table of Contents ii
3.9.3. All walls ....................................................................................................... 3-7
3.9.4. Fencing Additional Requirements ................................................................ 3-8
3.10. Rear Treatment ........................................................................................... 3-8
3.11. Distances Between Structures .................................................................. 3-8
3.12. Mailboxes .................................................................................................... 3-8
3.13. Trash Storage Areas .................................................................................. 3-8
4. DESIGN STANDARDS ......................................................................... 4-1
4.1.1. Siting ........................................................................................................... 4-1
4.1.2. Architecture. ................................................................................................ 4-1
5. ARCHITECTURE GUIDELINES .............................................................. 5-1
6. LANDSCAPE DESIGN.......................................................................... 6-1
6.1. Landscaping. .............................................................................................. 6-1
6.2. Landscape Regulations ............................................................................. 6-1
7. SUBDIVISION DESIGN ......................................................................... 7-1
7.1. Maintenance ............................................................................................... 7-2
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LIST OF FIGURES
Figure 1.1 – Vicinity Map ...................................................................................................... 1-3
Figure 2.1 – Land Use Plan ................................................................................................... 2-2
Figure 3.1 – Cross Sections ............................................................................................... 3-33
Figure 3.2 – Cross Sections ................................................................................................. 3-3
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LIST OF TABLES
Table 3—1 – Development Standards Table ....................................................................... 3-1
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LIST OF ABBREVIATIONS
CC&Rs Covenants, Conditions, and Restrictions
Db Decibels
Du/ac Dwelling Units per Acre
EVMWD Elsinore Valley Municipal Water District
LEMC Lake Elsinore Municipal Code
PUD Planned Unit Development
SF Square Feet
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Planned Unit Development Introduction 1-1
1. INTRODUCTION
1.1. PROJECT DESCRIPTION
The Lakeside Planned Unit Development intent is to accommodate detached condominium
residences in single-family structures. This land use area will be developed as a private
residential community with one access point along Riverside Drive/Highway 74 and one access
point along the eastern side of the project which connects to Grand Avenue/Highway 74. The
private community will include internal streets and common open space with recreational
amenities. This development, including the recreational facilities, will be maintained by a
Homeowner’s Association. The Planned Unit Development will serve as a “blueprint” for
development establishing the land use and the criteria for development of the land use as set
forth herein. The Planned Unit Development establishes the development requirements and
guidelines to be applied to each phase of development within the Planned Unit Development
Area.
1.2. REPORT ORGANIZATION
The PUD overlay district will be outlined according to the following chapters:
1. Introduction
2. Development Plan
3. Development Standards
4. Design Standards
5. Architectural Guidelines
6. Landscape Design
7. Subdivision Design
The aforementioned chapters have associated subsections contained within that will be used to
complete the PUD overlay district.
The PUD will include the graphics intended to assist in demonstrating the refinement of planning
detail:
• Vicinity Map
• Land Use Plan
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Planned Unit Development Introduction 1-2
1.3. SCOPE
The Lakeside PUD shall be prepared under the authority granted to the City of Lake Elsinore as
adopted by ordinance and amendments named The Lake Elsinore Municipal Code (LEMC). The
LEMC 17.108 Planned Unit Development Overlay District shall govern the proceedings for the
PUD overlay district and be followed and shown throughout this PUD.
The application for PUD shall be accompanied by a zoning amendment request along with a
PUD plan as per LEMC 17.108.050. Under the same guidelines, the PUD overlay district
application and PUD plan shall be filed concurrently and will contain at least the specifics
contained in LEMC 17.108.040 under Section B. The PUD shall be approved and adopted by
ordinance through the City Council in conjunction with recommendations from the Planning
Commission.
Once the PUD overlay is completed, the designation shall appear on the official zoning map of
the city shown with the PUD prefix.
1.4. EXISTING CONDITIONS
1.4.1. Topography
The site generally slopes northeasterly at approximately 2 percent through the proposed
development. The elevation ranges from 1295 to 1265. The remainder of the site below
elevation 1265 is considered jurisdictional and will remain open space sloping northeaster at 1
to 2 percent toward Lake Elsinore. The site is bounded along the southwesterly perimeter by
Highway 74 and is bounded along the southeasterly perimeter by a Riverside County Flood
Control Channel. A portion of the northeasterly perimeter is bounded by an existing mobile
home development.
1.4.2. Water and Sewer
The site is currently vacant and does not contain any water or sewer improvements. EVMWD
maintained water and sewer does exist within Highway 74 along the site southwesterly
perimeter. However, the water system adjacent the site is located within the District’s 1434
pressure zone which is insufficient to serve the site. Therefore, the project proposes water
connection to existing 1601 pressure facilities located at the intersection of Grand Avenue and
Riverside Drive. The project will also construct 1601 pressure facilities along the project
frontage within Highway 74. Onsite facilities within the site will join frontage construction at the
main project entrance at Jamieson Street and at the project secondary access at the northerly
end of the site. The project also proposes sewer connection through the secondary access.
However, due to the grade differential between lower onsite improvements and higher existing
sewer, it will be necessary to construct approximately 800 feet of offsite sewer northeasterly to
join existing.
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Figure 1.1 – Vicinity Map
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2. DEVELOPMENT PLAN
2.1. LAND USE PLAN
The project is currently vacant undeveloped land with an existing zoning of R-3 High Density
Residential. The proposed zoning shall remain R-3 High Density Residential. The existing land
use is high density residential. The proposed land is high density residential with a PUD overlay.
The land use and the surrounding designations are shown on Figure 2.1 – Land Use Plan.
The project is bounded by streets to the west being Riverside Drive and to the south being
Grand Avenue. The project abuts preserved natural open space to the north, a flood control
channel and vacant land to the east, commercial to the south, and existing single-family homes
to the west.
2.1.1. Specific Design Intent
The PUD overlay is for single family residential housing with neighborhood amenities. The
overall intent of the community is to have smaller lot sizes with larger houses in order to
decrease the maintenance factor of homeownership. The overall site has one primary means of
gated ingress/egress at Grand Avenue and Jamieson Street. There is also a secondary
emergency access at the northerly end of the site connecting to Riverside Drive.
The proposed development presents a series of centrally located open space amenities that are
visible from the primary entrance. The site circulation network consists of looping blocks that
run the length of the site and a series of clustered lots along the north edge. A sidewalk
network throughout connects all of the homes with the amenity spaces.
2.1.2. Land Use Plan
2.1.2.1. Residential
The PUD overlay district shall incorporate detached single-family homes within the shown
boundaries. The lot sizes shall be slightly smaller than the neighboring communities, but the
dwelling sizes shall be consistent with the surrounding locales. There are 140 homes with a net
project density of approximately 23.33 DU/ac.
2.1.2.2. Open Space – Recreation
A discerning feature for the PUD overlay will be the recreational areas within the community
such as the swimming pool and spa, BBQ area, open play area, and a tot lot with a
prefabricated shade structure. These secluded private areas would be for the benefit of the
residents within the gated community. All of the services shall be owned, operated, and
maintained by the Home Owner’s Association within the CC&Rs and as part of the maintenance
of the PUD within section 7.1 Maintenance.
2.1.2.3. Open Space – Facilities
The PUD shall contain areas for WQMP which will utilize grassland or other planting mechanism
to cover the bioretention basins. These basins will control the vast flow of water and maintain
the quality of the water before being conveyed into the storm water infrastructure. The facilities
shall be owned, operated, and maintained by the Home Owner’s Association within the CC&Rs
and as part of the maintenance of the PUD within section 7.1 Maintenance.
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Planned Unit Development 2-2
Figure 2.1 – Land Use Plan
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2.2. PERMITTED USES
Permittable uses within the gated community shall be in line with those allowable by LEMC
17.84 for R-3 residential except for those stricken and noted to be unpermitted. Those
permittable uses per LEMC 17.84.020 include:
A. Multiple-family dwellings.
B. Accessory uses and structures pursuant to LEMC 17.84.040.
C. Government buildings and service facilities.
D. Public parks and/or playgrounds.
E. Public utility distribution and transmission facilities excluding private radio,
television, and paging antennas and towers.
F. Large and small family day care and residential care facilities pursuant to
LEMC 17.415.130.
G. Condominiums subject to compliance with all provisions of Chapter 17.108
LEMC.
H. Single-family uses when they comply with all requirements of Chapter 17.76
LEMC.
I. Community centers and recreation buildings located on a site at least one acre
in size.
J. Preschools, elementary, middle, junior high and high schools located on a site
at least one acre in size.
K. Places of religious assembly or institution located on a site at least one acre in
size.
L. Supportive housing.
M. Transitional housing. [Ord. 1415 § 3; (Exh. F §§ 35 – 37); Ord. 1309 § 4 (Exh.
A), 2013; Ord. 1259 § 9, 2009; Ord. 1086 § 13, 2002; Ord. 772 § 17.28.020,
1986. Code 1987 § 17.28.020].
2.3. CONDITIONAL PERMITTED USES
The conditional uses within Lakeside shall be in line with those allowable by LEMC 17.84 for R-
3 residential except for those stricken and noted to be unpermitted. Those conditionally
permittable uses as per LEMC 17.84.030 include:
A. Churches located on a site less than one acre in size.
B. Commercial child day care centers.
C. Reserved.
D. Convalescent homes, retirement homes, rest homes, sanitariums, and similar
congregate care facilities.
E. Horticultural uses, including growing of fruit, nuts, vegetables, and ornamental
plants for commercial purposes.
F. Reserved.
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G. Keeping of exotic animals on the same lot as a permitted dwelling for pets only
and not for commercial purposes. The Planning Commission shall impose
adequate limitations to assure that the residential character of the property and
neighborhood is maintained.
H. Private, noncommercial clubs and lodges.
I. Permitted primary structures which exceed the height limitation specified in
LEMC 17.84.100.
J. Tennis clubs and swimming clubs. [Ord. 1415 § 3 (Exh. F §§ 38 – 40), 2019;
Ord. 1086 § 14, 2002; Ord. 772 § 17.28.030, 1986. Code 1987 § 17.28.030].
2.4. ACCESSORY USES
The accessory uses within Lakeside shall be in line with those allowable by LEMC 17.76 for R-1
residential except for those stricken and noted to be unpermitted. Those conditionally
permittable uses as per LEMC 17.76.030 include:
A. Uses.
1. Home occupations; subject to the completion and approval of an
application for a home occupation issued by the Planning Department
and compliance with the provisions of Chapter 17.48 LEMC.
2. Noncommercial hobbies.
3. Keeping of household pets (when no commercial activity is involved). For
the purpose of this chapter, a household pet is an animal clearly
considered customary to a residential use, e.g., dogs, cats, birds, and
fish. Said pets shall be limited to a maximum of three weaned dogs
and/or cats. The maximum number of birds and fish shall be as specified
by the City’s adopted animal control ordinance.
B. Structures
1. Antennas, satellite dishes, and similar devices utilized for noncommercial
purpose, unless preempted by State or Federal law.
2. Carports and garages.
3. Community recreation buildings and facilities for use by the residents of a
permitted development.
4. Equipment storage structures not exceeding 400 square feet.
5. Lattice patio covers, and gazebos.
6. Rental offices and management offices; only when they serve the project
on which property they are located.
7. Special use rooms such as laundry rooms and pool dressing rooms.
8. Swimming pools, Jacuzzis, spas, and associated equipment (provided
said equipment is enclosed to reduce noise impacts).
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Planned Unit Development Development Standards 3-1
3. DEVELOPMENT STANDARDS
Quality residential subdivisions function as compact neighborhoods, encourage local social
interaction, promote walking and healthful activities, and incorporate Best Management
Practices in sustainable development planning. This section provides development standards
for the planning and design of homes to accomplish these goals and provide for a visually
appealing, pedestrian-friendly neighborhood environment.
3.1. REGULATIONS
The development criteria are provided in the table, “Development Standards Table,” which
addresses building unit areas, setbacks, lot coverage, building height and minimum dwelling
unit size, and the placement of residential building area within the community.
Table 3-1 – Development Standards Table
Lot Area 2,600 s.f. unit area
Lot Width 40 feet min. unit width
Setbacks
Front 10 feet minimum
Side – Internal 4 feet minimum
Side - External 10 feet
Rear 10 feet
Rear – Acc. Str. n/a
Lot Coverage 60%
Building Height 28 feet maximum
Minimum Dwelling Unit Size 1,793 s.f.
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3.2. CIRCULATION
The main transportation corridor to the project is Highway 74 located along the project
southwesterly perimeter. The project proposes widening the project frontage to accommodate a
future 6-lane divided major arterial highway. The project will provide two through lanes and a
bike lane adjacent the site until such time as the ultimate widening is completed.
The main entry to the site will be located at Jamieson Street. A gated and divided entry is
proposed at this location. This entry is proposed right in and a right out with U-turn proposed at
Highway 74 and Grand Avenue to facilitate south bound traffic. Secondary emergency access
is proposed at the northerly end of the site connecting to Riverside Drive.
.
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Figure 3.1 – Cross Sections
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Figure 3.2 – Cross Sections
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Lakeside Planned Unit Development
Planned Unit Development Development Standards 3-5
3.3. PUBLIC FACILITIES
Public facilities are serviced and maintained by Elsinore Valley Municipal Water District
(EVMWD). EVMWD maintained facilities include water, sewer and recycled water. However,
recycled water is not available to the site and is not included within this PUD.
3.3.1. Conceptual Water
The applicant has met with EVMWD and has received service requirement to construct an 8”
water line fronting the site along Highway 74 and joining the 1601 pressure zone at the
intersection of Grand Avenue and Riverside Drive. An 8” water line will be constructed onsite
which will join frontage construction at the main project entrance at Jamieson Street and at the
project secondary access at the northerly end of the site. The water system will be designed
and constructed per EVMWD standards.
As part of the PUD, a detailed water system study shall accompany the Tentative Tract Map.
This study shall be submitted separately and shall be approved by EVMWD and the City of Lake
Elsinore.
3.3.2. Conceptual Sewer
The applicant has met with EVMWD and has received direction that a gravity sewer in Highway
74 is preferred over a sewer lift station which was initially proposed for the site. As such the
project proposes 8” sewer line onsite discharging to an existing EVMWD 10” sewer line in
Highway 74. Due to the grade differential between lower onsite improvements and higher
existing sewer, it will be necessary to construct approximately 800 feet of offsite sewer
northeasterly to join existing. The sewer system will be designed and constructed per EVMWD
standards.
As part of the PUD, a detailed sewer system study shall accompany the Tentative Tract Map.
This study shall be submitted separately and shall be approved by EVMWD and the City of Lake
Elsinore.
3.3.3. Conceptual Drainage
The proposed drainage system will honor historic drainage patterns and convey runoff in a
northeasterly direction toward Lake Elsinore. The onsite drainage system will consist of
surface flows within street sections as well as catch basin inlets storm drain pipes and a water
quality / detention basin. Flows tributary to the basin will be treated and detained for the 2-year
24 hour storm in conformance with Regional Water Quality Control Board and requirements and
City of Lake Elsinore Water Quality Ordinance Municipal Code. Flows discharging from the
basin will be conveyed by storm drain pipe to an existing Riverside County Flood Control
Channel which then discharges to Lake Elsinore.
All drainage facilities will be designed for the 100 year storm event in conformance with City of
Lake Elsinore and Riverside County Flood Control standards. As part of the PUD, a preliminary
Hydrology /Hydraulic study and WQMP shall accompany the Tentative Tract Map. These
studies shall be submitted separately and shall be approved by the City of Lake Elsinore to
ensure that onsite systems have been adequately sized and that systems comply with the
requirements of the Regional Water Quality Control Board and requirements and City of Lake
Elsinore Water Quality Ordinance Municipal Code.
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Lakeside Planned Unit Development
Planned Unit Development Development Standards 3-6
3.4. PARKING REQUIREMENTS
The provisions within Chapter 17.148 of the Lake Elsinore Municipal Code shall be used to
determine the required parking for development in the Lakeside project. The project proposes two
garage spaces and two driveway spaces per unit plus additional on-street parking provided by
the proposed 36’-wide curb-to-curb dimension.
3.5. SIGNS
The provisions of LEMC Chapter 17.196 shall be used to determine permitted signs in the HDR
and Recreational districts.
3.6. DESIGN REVIEW
No building permits shall be issued for the construction of any building or structure in the R-3
district until the applicant has obtained design review approval pursuant to the provisions of
LEMC 17.415.050 and 17.415.060. The following exemptions shall apply:
1. Additions or alterations to an existing structure which do not change the use from
one permitted in the district and which do not increase the floor area by more than 50
percent.
2. Groups I, II, and IV accessory structures.
3. Fences and walls.
Although the above exempted structures do not need formal design review approval,
their proposed location and design must be approved by the Director of Community
Development or his designee prior to construction or installation.
3.7. ACOUSTICAL ANALYSIS
Acoustical Analysis shown as per LEMC 17.44.050.
Within all residential structures, noise levels from exterior sources shall be mitigated so as not to
exceed an interior CNEL level of 45 dBA with windows closed. To ensure that this standard is
complied with, the following requirements shall apply:
1. For projects consisting of four or more single-family dwellings or any number of
multiple-family dwellings, proposed to be located in an area where the noise level
from any source has the potential to exceed a CNEL of 65 dBA, an acoustical
analysis, including on-site monitoring prior to building final, shall be performed by an
engineer specializing in acoustics
Based on the Lakeside Neighborhood Noise Impact Analysis (NIA), prepared by
Urban Crossroads, October 7, 2021, the future exterior noise levels at the lots
adjacent to riverside Drive and Grand Avenue will range from 52.5 to 69.6 dBA
CNEL. The NIA shows that future noise levels will comply with the normally
acceptable standard of 70 dBA CNEL for residential land uses.
2. For projects consisting of four or more single-family dwellings or any number of
multiple-family dwellings, proposed to be located in an area where the noise level
from any source has the potential to exceed a CNEL of between 55 and 65 dBA, the
developer shall provide verification on the structural drawings for building permit, by
DocuSign Envelope ID: AA25A7F5-C5C4-4F5D-B875-33CC4C4C7E2B
Lakeside Planned Unit Development
Planned Unit Development Development Standards 3-7
an engineer specializing in acoustics, that the buildings will comply with the City’s 45
dBA CNEL interior noise level requirement.
Based on the NIA, future unmitigated noise levels at the first-floor building façade
are expected to range from 59.9 to 62.2 dBA CNEL. The first-floor interior noise
level analysis shows that the 45 dBA CNEL with windows-closed interior noise
standards can be satisfied using windows with a minimum STC rating of 27 for
units adjacent to Riverside Drive and Grand Avenue, based on the minimum
interior noise reduction for standard construction. Furthermore, the future
unmitigated noise levels at the second-floor building façade are expected to
range from 58.7 to 69.3 dBA CNEL. The second-floor interior noise level
analysis shows that the 45 dBA CNEL with windows closed interior noise
standards can be satisfied using standard windows with a minimum STC rating of
27 for units adjacent to Riverside Drive and Grand Avenue.
3. For any project where residents may be subjected to an intermittent single event
noise source which, through irregular in occurrence, may cause an interior noise
level of greater than 45 dBA and therefore prove to be a nuisance, the Planning
Commission, pursuant to design review approval, may require the mitigation
measures contained in either subsection (A) or (B) of this section.
Based on the noise survey conducted as part of the NIA, no intermittent single
event noise source was detected.
3.8. PROJECTIONS INTO REQUIRED YARDS
Projections into required yards as per LEMC 17.44.070.
3.9. FENCES AND WALLS
Fences and walls shown as per LEMC 17.44.080.
3.9.1. Height.
The required height of all side and rear property line fences or walls shall be a minimum of six
feet. However, along a major arterial the Planning Commission, pursuant to design review
approval, may require a minimum fence or wall height of eight feet.
3.9.2. Materials.
All tract perimeter walls and/or any wall adjacent to any principal street identified in the General
Plan Circulation Element shall be constructed of decorative masonry block unless otherwise
approved by the Design Review Board. However, nothing contained within this section is
intended to preclude the Planning Commission from requiring similar walls under other
circumstances.
3.9.3. All walls
All walls in excess of eight feet in total height shall require specific approval of the Planning
Commission. [Ord. 853 § 1, 1989; Ord. 772 § 17.14.080, 1986. Code 1987 § 17.14.080].
DocuSign Envelope ID: AA25A7F5-C5C4-4F5D-B875-33CC4C4C7E2B
Lakeside Planned Unit Development
Planned Unit Development Development Standards 3-8
3.9.4. Fencing Additional Requirements
The following is a partial list of fencing requirements shown within LEMC 17.44.130 (items not
shown have been stricken from the PUD) while others have been mandated by the City of Lake
Elsinore:
1. Tubular Steel fencing or combination block and tubular steel fencing may be
utilized in place of the fences required above to preserve views or provide
greater openness.
2. Provide decorative perimeter fencing (i.e., masonry) at tract edges and
adjacent to streets. Tubular Steel fencing may be used where ad jacent to Open
Space Zoning or where views are preserved.
3. Decorative masonry fencing adjacent to the public right-of-way should
incorporate a decorative pilaster at every corner and wall terminus.
4. Retaining walls exposed to public view to be decorative m asonry.
5. Wood fencing shall not be allowed.
6. Vinyl Fencing shall be used between lots at side and rear yards, when not in
direct view of public. Vinyl Fence color shall be white or beige.
7. Side Yard Gates shall be Vinyl, to match vinyl fence in rear yards.
8. Slope fencing alongside property lines may be tubular steel or combination
tubular steel and masonry to maintain an open feeling and enhance views.
9. Provide minimum 3-foot setback between fencing on corner side yards and
sidewalk.
3.10. REAR TREATMENT
Rear treatment shown as per LEMC 17.44.090.
All elevations that face a right of way have been enhanced with the use of window trim, window
breakups, and shutters all appropriate to each style designed.
3.11. DISTANCES BETWEEN STRUCTURES
Distances between structures shown as per LEMC 17.44.100.
There are no additional structures designed on the site, only one home per lot.
3.12. MAILBOXES
Mailboxes shown as per LEMC 17.44.110.
Homeowner mailboxes shall be provided in a clustered manner. The area for the mailboxes
should be of sufficient size to enable residents to pick up or deposit mail without having to
encroach upon landscaping, walks, or parking.
3.13. TRASH STORAGE AREAS
Trash storage areas shown as per LEMC 17.44.120.
The City of Lake Elsinore stipulates single family dwellings shall provide a concrete pad area
(3’-0” x 7’-0”) adjacent to dwelling and screened form public view for the storage of city trash
barrels.
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Lakeside Planned Unit Development
Planned Unit Development Design Standards 4-1
4. DESIGN STANDARDS
The purpose of the design standards is to outline the essential techniques needed for the PUD
overlay district. The area within the PUD overlay district shall assimilate sound site planning
methods, justly described architecture, and utilize striking landscape architecture throughout the
community.
The design standards shown are part of the LEMC 17.44.130 for single-family detached.
4.1.1. Siting
Detached single-family dwellings should be designed and sited to conform to the natural terrain
as much as possible and to take advantage of views. Houses should be located on their lots so
as to create interest and varying vistas as a person moves along the street. Where applicable,
care should be exercised that no house is located in such a manner to create an objectionable
overview which invades the privacy of an adjoining unit.
4.1.2. Architecture.
Style. The architectural themes include appropriate variations honoring the local region with
specific styles. Spanish Colonial, Santa Barbara, and Craftsman provide variety but are within
an acceptable range of styles to work harmoniously as one community.
Colors and Materials. There are changes in color and material indicative of each architectural
style and they all complement each other so it does not detract from the character of the street
as a whole (see style above).
Roofing. The roofing material used are different for each style and are a minimum Class “A” fire
rating, all resulting in a consistent character for the street.
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Lakeside Planned Unit Development
Planned Unit Development Architecture Guidelines 5-1
5. ARCHITECTURE GUIDELINES
The architecture guidelines will create visually appealing aesthetics and character to the
neighborhood. These guidelines will help in fashioning different compatible and unique styles.
The intent is to produce visually attractive dwellings with character and charisma.
Avoid excessive repetition of single-family homes with near identical floorplans and elevations.
Vary floorplans and elevations as follows:
1. Three unique floor plans combined with three distinct elevation styles ensures
variety, and the theme of each style is reflected on all sides of the home.
Additionally, homes visible to the public have appropriate detailing enhancements
added to that side of the home. The styles represented in this community are
Spanish Colonial, Santa Barbara, and Craftsman.
2. Architectural treatment consistent with each architectural style is reflected on all sides
of the home. For example, specific window and sill trim and color on the front of one
style is designed on the sides visible to the public. Consider compatibility with
surrounding architectural character, including harmonious building style, form, height,
size, color, material, and roof line.
3. The expression of each home is evident in the corresponding material, roof line, roof
material, window detailing, and colors that define the style, ensuring a consistent level
of design quality. Furthermore, the roof massing is consistent with each style
represented; for example, one story massing and a hipped roof is expressed on two
of the three homes providing a softer roof silhouette.
4. For architectural enhancements visible to public view, specific window and sill trim,
color, and shutters per style are provided.
5. Roofs of rear elevations vary per plan to provide a varied streetscape on perimeter
streets.
6. The design of each exterior of each home is designed to ensure the same level of
design quality with detailing appropriate to each style.
7. All windows on side and rear elevations that are visible from the public right of way
are designed with window trim, color, breakups, and shutters specific to each
architectural style.
8. The architectural styles designed are compatible with each other to ensure a
cohesive and well-balanced community.
9. The colors chosen for each home are appropriate and timeless and are consistent
with each style designed.
10. Only 2 car garages are designed on this project. The lot size does not permit a 3-car
garage.
11. One story massing is provided on two of the three entries and can be plotted on
corner lots as often as possible as determined by the builder.
12. Roof overhangs and single-story elements are designed as appropriate to each
architectural style.
13. Elevation and color plotting will ensure that there will be no repeating schemes.
14. Roof lines are designed appropriate to the mass to provide consistent composition.
15. The site is relatively flat and does not have topography.
16. Stone is not designed on the homes in this community.
17. Chimney stacks are not designed on the homes in this community.
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Lakeside Planned Unit Development
Planned Unit Development Landscape Design 6-1
6. LANDSCAPE DESIGN
The PUD overlay district Landscape Design shall compliment the architecture of the area and
beautify the visual façade of the dwellings and roadways. These written guidelines shall
establish landscape criteria for ingresses, plant palette, and lighting to establish a coalescing
look for the neighborhood.
The landscape features will also be employed throughout the community. The landscaping shall
thoroughly enhance the recreational expanses, the adjoining the ingresses/egresses of the
gated community, as well as the parkways within the neighborhood.
6.1. LANDSCAPING.
Landscaping as part of the LEMC 17.44.060.
All common areas, open space areas, open space facilities shall be owned, operated, and
maintained by a Home owner’s associated (including maintenance herein as 7.1 Maintenance)
as part of the CC&Rs agreements set forth with approval and recordation with the City of Lake
Elsinore.
6.2. LANDSCAPE REGULATIONS
1. All landscaping shall be maintained in good condition and irrigated with an automatic
irrigation system.
2. Landscaping display renderings for future projects (Landscaping Concept Plans)
should illustrate a five (5) year growth.
3. All slopes in excess of 3 feet in height within the subject tract and in private lots shall
have permanent irrigation system and erosion control vegetation.
4. Select plant materials for their suitability to the environment and compatibility with
water conservation. Landscaping shall meet Local and State water use requirements.
5. Selected plant material must be found within the County of Riverside California
Friendly Plant List
6. Select plants of appropriate size at maturity for their intended use to minimize
maintenance or replacement when the plant outgrows available space.
7. Avoid plants that have messy fruit/seed/flower drop or brittle branches near paving as
they are a potential safety hazard and a long-term maintenance liability.
8. Locate plant materials in response to architectural design and site planning. Plants
can be used to keynote entries, contrast with, or reinforce building lines and volumes,
and soften the hard lines or blank wall expanses of architecture.
9. Group plants according to their watering needs per State and Local water conservation
requirements.
10. Simple plant palettes are preferred over complex schemes.
11. Maintain adequate sight lines for motorists at intersections and driveways.
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Lakeside Planned Unit Development
Planned Unit Development Landscape Design 6-2
12. Trees should be planted to achieve a continuity of form. General guidelines for the use
of landscaping to achieve this continuity include:
i. Using the same tree form (i.e., columnar or round headed) along streets of the
same type to reinforce the hierarchy of street types.
ii. Planting trees in similar patterns on streets of the same type.
iii. Using the same species for the entire length of a street or throughout an entire
area.
iv. Use low maintenance plant materials on corner side yards that will be privately
maintained.
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Lakeside Planned Unit Development
Planned Unit Development Subdivision Design 7-1
7. SUBDIVISION DESIGN
1. The Lakeside project proposes a primary ingress and egress from Grand
Avenue (State Highway 74) and an emergency secondary ingress and
egress from Grand Avenue (State Highway 74).
2. To promote vehicular and pedestrian connectivity, each proposed street
connects, eliminating dead-end cul-de-sacs.
3. Where possible, the Lakeside project proposes curvilinear street design to
reduce the grid pattern design.
4. The Lakeside project proposes all straight-street design sections to be less
than 800’ in length.
5. The Lakeside local street section shall be 45’, with a 36’ pavement/travel
width and 4.5’ curb adjacent sidewalks. All proposed street cente rline radii,
other than at knuckles, shall be a minimum of 300’. The minimum street
intersection spacing shall be 150’.
6. All proposed corner lots shall be an additional 5’ in width, with a 10’ total
side yard setback.
7. Where possible, the Lakeside project designed street pattern reflects the
adjacent residential street design.
8. No flag, key, or lots that side on to the rear of other lots are proposed within
the Lakeside project.
9. The Lakeside project is proposing a detached condo unit, thus eliminating
the rear and side yard lot lines. Lot lines located on the tract boundary
adjacent to the residential units are located at the top of slope.
10. Where street intersections are located on the inside of curves, adequate
sight distance is provided based on the City Design Standard No. 125.
11. Where possible, side lot lines shall be at approximately right angle to the
adjoining street right-of-way.
12. The Lakeside project shall not have double-frontage lots.
13. All proposed in-tract streets are residential local; no collector or larger
streets are proposed.
14. All proposed in-tract street intersections shall be designed at “T”
intersections to discourage excessive speeds.
15. The Lakeside project shall not have any dead-end streets.
16. Where possible, street intersections and knuckles shall b e designed
perpendicular and radial on curves.
17. The proposed maximum cul-de-sac length shall be 600’.
18. The minimum street intersection offset spacing shall be 150’.
19. The proposed primary entrance street is aligned with an existing
intersecting street on Grand Avenue (State Highway 74).
20. All proposed residential blocks shall not be less than 250’ except for alley
load units.
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Lakeside Planned Unit Development
Planned Unit Development Subdivision Design 7-2
7.1. MAINTENANCE
The efficacious operation of maintenance and upkeep of the PUD neighborhood will be a vital
role in the long-term success of the development. Maintenance of private/pseudo-public open
space and recreational facilities, private infrastructures, shared landscape areas will be the
obligation of the residential associations established within the PUD area.
Maintenance and upkeep of the amenities and open space areas must comply with the Master
Association Code, Covenants, and Restrictions (CC&Rs) that oversee the site. The associations
shall be accountable for the private roadways, open space areas, signing, landscape, irrigation,
common spaces, storm drains, retention basins and other responsibilities as specified.
DocuSign Envelope ID: AA25A7F5-C5C4-4F5D-B875-33CC4C4C7E2B