HomeMy WebLinkAboutFebruary 14 2017 Council Report & AttachmentsPage 1 of 7
REPORT TO CITY COUNCIL
To:Honorable Mayor and City Council Members
From:Grant Yates, City Manager
Date:February 14, 2017
Subject:Amended and Restated Alberhill Villages Specific Plan (SP No. 2010-
02), Development Agreement (DA 2016-02), and Addendum to Final
Environmental Impact Report (SCH # 2012061046)
Applicant(S)Pacific Clay Products, Inc. & The City of Lake Elsinore
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING THE ADDENDUM TO THE FINAL ENVIRONMENTAL IMPACT
REPORT FOR THE AMENDED AND RESTATED ALBERHILL VILLAGES SPECIFIC PLAN
(SCH NO. 2012061046) AND RELATED DEVELOPMENT AGREEMENT
introduce AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING THE AMENDED AND RESTATED ALBERHILL VILLAGES
SPECIFIC PLAN NO. 2010-02
introduce AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING GENERAL PLAN CONSISTENCY AND APPROVING A
DEVELOPMENT AGREEMENT FOR THE AMENDED AND RESTATED ALBERHILL
VILLAGES SPECIFIC PLAN
Background
On June 14, 2016, after public hearing and consideration of all written and oral staff reports,
recommendation from the Planning Commission, comments and responses to comments to the
Environmental Impact Report (hereinafter defined), public testimony and other matters reflected
in the record of the public hearing, the City Council approved the Alberhill Villages Specific Plan
(the “AVSP”). The AVSP consists of a 1,375-acre site located south of Interstate 15 and west of
Lake Street and includes approximately 8,024 dwelling units; 3,810,300 square feet of non-
residential uses including civic/institutional, commercial/retail, professional office/medical and
entertainment uses; university or similar educational institution use; and supporting uses
including schools, parks, places of religious assembly, open space and green belt paseos.
Page 2 of 7
As part of the approval of the AVSP, the City Council adopted the following:
(i) Resolution No. 2016-076 certifying the Final Environmental Impact Report (SCH No.
2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (the “Final EIR”), General
Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting Findings Pursuant
to the California Environmental Quality Act, Adopting a Statement of Overriding
Considerations, and Adopting a Mitigation Monitoring and Reporting Program,
(ii) Resolution No. 2016-77 approving General Plan Amendment No. 2012-01 which amended
the Lake Elsinore General Plan land use designation for the project site to “Alberhill Villages
Specific Plan,”
(iii) Ordinance No. 2016-1361, effective July 28, 2016, adopting the Alberhill Villages Specific
Plan No. 2012 (“AVSP”) and Zone Change 2012-02 which amended the project site’s zoning
from a mix of zoning designations to “Alberhill Villages Specific Plan.”
Following the June 14, 2016 adoption of the AVSP, the property owner, Pacific Clay Products,
Inc. and the City engaged in discussions and have mutually proposed an Amended and
Restated Alberhill Villages Specific Plan and related Development Agreement (collectively, the
“Project”) in an effort to eliminate certain ambiguities and provide clarification with respect to the
implementation of the AVSP, refine the AVSP land use plan, and identify a financing
mechanism for the Regional Sports Park and overall AVSP community.
On February 7, 2017 at a duly noticed public hearing the Planning Commission considered all
oral and written testimony, and 1) recommended that the City Council adopt a Resolution
approving the Addendum to the Final Environmental Impact Report; 2) recommended that the
City Council adopt an ordinance approving the Amended and Restated Alberhill Villages
Specific Plan; and 3) recommended that the City Council adopt an ordinance approving a
Development Agreement for the Amended and Restated Alberhill Villages Specific Plan.
City staff previously conducted due diligence and outreach to respond to all public comments
received on the Draft Environmental Impact Report (DEIR) for the AVSP and again reached out
to regulatory and government agencies advising them of the proposed Amended and Restated
Alberhill Villages Specific Plan and Addendum to the Final EIR.
Project Location
The Amended and Restated Alberhill Villages Specific Plan boundaries are identical to project
boundaries of the adopted AVSP. The AVSP project site is located just south of Interstate 15
and is west of Lake Street. The eastern project boundary borders Lake Street, the southeastern
project boundary borders the Murdock Alberhill Ranch Specific Plan residential development,
the western boundary borders the 1,000-acre Horsethief Canyon Ranch single-family
development, and the southwest boundary borders the Cleveland National Forest. (See Vicinity
Map, Attachment 1)
Page 3 of 7
Project Description
Amended and Restated Alberhill Villages Specific Plan No. 2010-02
The Amended and Restated Alberhill Villages Specific Plan retains the same project boundaries
and same overall land uses and buildout as the adopted AVSP to provide for the development
of a sustainable new community, at the northwestern gateway of the City of Lake Elsinore.
When fully developed, the approximately 1,375 acre Alberhill Villages site will provide up to
8,024 residential units, distributed over a wide variety of unit types and sizes.
The Amended and Restated Alberhill Villages Specific Plan also includes approximately
2,310,300 square feet of commercial building development including a University Town Center
with 1,335,800 square feet of retail/community space, and medical/ office development.
Additional mixed use areas will be placed in two other strategic phased locations offering
974,500 square feet of retail and service uses. Approximately 63.6 acres are designated for a
university or similar education institutional use which could accommodate 6000 students and
1,500,000 square feet of indoor facilities. Regional and community amenities include an 850
student capacity elementary school on a 12-acre site, over 194 acres of natural or enhanced
open space with multi-use trails, a 41.5-acre Recreational Lake and Lakeside Park, as well as a
45.9-acre City Regional Sports Park, and a 14.3-acre Public Community Park.
The Amended and Restated Alberhill Villages Specific Plan divides the 1,375 acre site into six
(6) separate “villages” projected to be built out over an approximate 35-year period as the
existing mining activities are phased out. Each village is intended to create a unique character
and would be bounded by major roadways, topography, and service area. Each village would
be anchored by a central focal point such as a school, park, commercial core, or plaza so that
such uses are all within a 10-minute walk or five-minute bike ride from residential areas.
Implementation of Amended and Restated Alberhill Villages Specific Plan
The same three-tier implementation approach is provided in the Amended and Restated
Alberhill Villages Specific Plan as in the adopted AVSP that will ensure that certain project
design details and standards, which cannot be anticipated at this time, are identified once
development becomes imminent based on market conditions.
Tier 1 is the Alberhill Villages Specific Plan, which will create an overall blueprint for land use
and development regulations and a backbone circulation plan for the entire AVSP project site.
Approval of the Amended and Restated Alberhill Villages Specific Plan does not allow site-
specific development without additional discretionary approvals in Tiers 2 and 3.
Tier 2 is the preparation of Phased Development Plans (PDP) that will provide greater detail for
land use, circulation, development regulations and design guidelines for a defined geographic
area when development in that area becomes imminent. PDP’s will be considered by the
Planning Commission with final approval by the City Council. An approved PDP is a pre-
requisite to any development within a Phase. A Traffic Impact Analysis shall be conducted for
each PDP.
Tier 3 will consist of design review and subdivision maps of site specific development plans in
anticipation of processing building permits. Design reviews and subdivision maps will also be
considered by the Planning Commission with final approval by the City Council.
Page 4 of 7
Amended and Restated Alberhill Villages Specific Plan
The primary provisions in the Amended and Restated Alberhill Villages Specific Plan are to 1)
refine the Land Use Plan; 2) clarify ambiguities, including required setback from existing mining
activities; 3) identify a financing mechanism for the 45.9 acre Regional Sports Park; and 4)
clarify certain implementation provisions. There are also typographical and grammatical
corrections throughout the document.
Following is a summary of the key components and changes incorporated into the Amended
and Restated Alberhill Villages Specific Plan.
1) Figure 3-1 Amends the land use map to remove the smaller of two lakes and refine
underlying land use designations. Remainder of map stays the same. See Land Use Plan
Comparison, (Attachment 2).
2) Section 3.5 (Project-Wide Development Standards) retains the requirement that all
development within the Alberhill Villages Specific Plan participate in the citywide Community
Facilities District (CFD) 2015-01 for law enforcement, fire and paramedic services and CFD
2015-2 for maintenance services for public rights-of-way and landscaping. Project-wide
development standards that are inapplicable to a specific plan are have been deleted and
will be addressed at the Phased Development Plan (Tier 2) or Subdivision Map or Design
Review (Tier 3) entitlement stage.
3) Table 3-2 Clarifies timing, phasing and financial responsibility for completing parks, including
the 45.9 acre Regional Sports Park. The developer will be financially responsible for
planning and park design, rough grading and adjacent offsite roadway and utility
infrastructure and dedication of the land for the Regional Sports Park. The developer will
also pay an Alberhill Park Fee at the time of issuance of every residential building permit in
the Project which will provide financing to complete the onsite Regional Sports Park
improvements. The developer will complete the improvements subject to reimbursement
from the Alberhill Park Fees or the City may elect to complete the improvements with the
Alberhill Park Fees paid by the developer.
4) Section 4.3.12 (Interim Surface Mining Land Uses) clarifies the existing mining operations
by defining “processing/crushing activities” which are conducted during the day and at night
and generate significant noise, dust, light and glare compared to “extraction activities” that
are conducted during the day and are comparable to grading activities conducted in
connection with regular construction activities. The following setbacks requirements apply to
protect new residential development from the impacts of the mining activities:
Crushing Plant = 1,500 feet setback required
Processing (Kilns, conveyor belt and sand plant) = 500 feet setback required
Excavation Operations = 300 feet setback required
5) Section 5.5 (Specific Plan/PDP Modifications and Amendments) clarifies the implementation
procedures for processing minor modifications and amendments to the Specific Plan and
approved Phased development Plans.
Page 5 of 7
Because the General Plan and Zoning for the site were previously changed to “Alberhill Villages
Specific Plan” no General Plan or Zoning amendments are required in connection with the
proposed Amended and Restated AVSP.
Development Agreement
The proposed development agreement would memorialize the following items:
Vested Rights: The development agreement provides certainty in the development
process by providing a vested right in the Amended and Restated Alberhill Villages
Specific Plan and in applicability of the City’s existing land use regulations to the
development of the Project.
Development Agreement Fees: Pacific Clay Products will pay the City an “Initial
Development Agreement Fee” (“DAG Fee”) of $100,000. In addition, the developer will
pay the following DAG Fees in connection with the issuance of every building permit in
the project:
o Single Family (SF) Dwelling Unit - $4,500/unit
o Multi-Family (MF) Dwelling Unit - $3,200/unit
o Mixed-Use (MXU) Dwelling Unit - $2,500/unit
o Commercial/Retail/Industrial Building - $1.00/sf
o Private Institutional/Places of Worship (non-sanctuary) Building - $1.00/sf
Commencing July 1, 2018, the DAG Fees shall be adjusted annually as of July 1 of each
year based on the percentage increase or decrease, if any, of the Engineering News
Record Construction Cost Index for the Los Angeles Metropolitan Area.
Alberhill Park Fee: Prior to the issuance of any residential building permit in the Project,
the developer will pay the City an “Alberhill Park Fee” in an amount equal to $2.00 per
square foot of assessable space that will be deposited by City in a segregated account
(the “Alberhill Park Fund”) and used to fund the improvements to the 45.9 acre Regional
Sports Park. The developer’s obligation to pay the Alberhill Park Fee survives
termination of the Agreement to ensure a funding mechanism for completion of the park
improvements.
Existing Development Fees: During the term of the agreement, the developer shall pay
existing development impact fees at the rate in effect at the time of the issuance of
building permits subject only to a 5-year lock for building permits issued for development
within a Phased Development Plan for a five-year period following approval of that PDP.
The developer will be exempt from newly enacted development impact fees, if any.
The proposed development agreement has been reviewed for consistency with respect to the
State Government Code and the Lake Elsinore Municipal Code and has been found to meet all
legal requirements.
Environmental Determination
The Final Environmental Impact Report prepared for the AVSP was certified by the City Council
on June 14, 2016 by Resolution No. 2016-076 certifying the Final Environmental Impact Report
Page 6 of 7
(SCH No. 2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (the “Final EIR”),
General Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting Findings
Pursuant to the California Environmental Quality Act, Adopting a Statement of Overriding
Considerations, and Adopting a Mitigation Monitoring and Reporting Program. The Final EIR
and Technical Appendices are available on the City’s website http://www.lake-elsinore.org/city-
hall/city-departments/community-development/planning/ceqa-documents-available-for-public-
review/alberhill-villages-specific-plan.
In accordance with CEQA, the City has prepared an Addendum to the Final EIR for the
proposed Amended and Restated Alberhill Villages Specific Plan and the related Development
Agreement (the “Project”). Based on the Addendum, the Project does not introduce any new
significant environmental effects, nor will it result in any new significant unavoidable project
impacts beyond those previously identified in the Final EIR. Consequently, no new mitigation
measures are proposed.
Relationship to the Existing AVSP and Pending Initiative
The Amended and Restated Alberhill Villages Specific Plan and Development Agreement refine
and improve the AVSP adopted in June 2016 by eliminating ambiguities and providing certainty
in the development process. City staff supports the Amended and Restated Alberhill Villages
Specific Plan as a better document regulating the future development of the proposed Alberhill
Villages project. If the Amended and Restated Alberhill Villages Specific Plan is approved it will
replace the June 14, 2016 adopted AVSP.
The Amended and Restated Alberhill Villages Specific Plan is vastly superior to the pending
initiative. If the initiative were to pass, it would supersede the proposed Amended and Restated
Alberhill Villages Specific Plan and the Development Agreement would automatically terminate.
Fiscal Impact
The developer will pay an initial $100,000 Development Agreement (DAG) Fee which is
intended to offset the City’s administrative cost and legal fees related to the preparation of the
Development Agreement and the cost of the May 2, 2017 special municipal election. The
developer will also pay a DAG Fee on a per residential unit and per non-residential square
footage basis. Assuming full build-out at the DAG Fee rates today, the developer will pay
approximately $30.6 million to the City. The DAG Fees adjust annually and, depending on
build-out, the amount of DAG Fees paid will increase over time. In addition, the developer will
pay an Alberhill Park Capital Fee on a per unit basis which is anticipated to generate
approximately $23.9 million at build-out which will fund the 45.9 acres sports park
improvements. The developer is also responsible to pay the City’s existing categories of
development impact fees at the rate in effect when building permits are issued, subject only to a
periodic 5-year lock within each PDP upon approval of that PDP.
The developer will also annex into CFD 2015-1 for Public Safety Services and CFD 2015-2 for
maintenance services costs to fund police, fire, animal control, park maintenance, open space,
drainage, street lighting, street maintenance, and traffic signal maintenance with the option of
providing alternative funding for these costs through a separate structure.
Page 7 of 7
Exhibits
A. Addendum to FEIR Resolution
B. Amended and Restated AVSP Ordinance
C. Development Agreement Ordinance
D. Vicinity Map
E. Land Use Plan Comparison Maps
F. Addendum to the Final EIR (Final EIR is available on the City’s website http://www.lake-
elsinore.org/city-hall/city-departments/community-development/planning/ceqa-
documents-available-for-public-review/alberhill-villages-specific-plan)
G. Amended and Restated AVSP
H. Development Agreement
RESOLUTION NO. 2017-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING THE ADDENDUM TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE AMENDED AND RESTATED ALBERHILL VILLAGES
SPECIFIC PLAN (SCH NO. 2012061046)AND RELATED DEVELOPMENT
AGREEMENT
Whereas,On June 14, 2016, after public hearing and consideration of all written and oral staff
reports, recommendation from the Planning Commission, comments and responses to
comments to the Environmental Impact Report (hereinafter defined), public testimony and such
other matters as are reflected in the record of the public hearing, the City Council of the City of
Lake Elsinore approved the following which are collectively referred to herein as the “Project”:
(i)Resolution No. 2016-076 certifying the Final Environmental Impact Report (SCH
No. 2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (the “Final EIR”),
General Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting
Findings Pursuant to the California Environmental Quality Act, Adopting a Statement of
Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting
Program,
(ii)Resolution No. 2016-77 approving General Plan Amendment No. 2012-01 which
amended the Lake Elsinore General Plan land use designation for the project site’s to
“Alberhill Villages Specific Plan” the property to “Alberhill Villages Specific Plan,”
(iii)Ordinance No. 2016-1361, effective July 28, 2016, adopting the Alberhill Villages
Specific Plan No. 2012 (“AVSP”) and Zone Change 2012-02 which amended the project
site’s zoning from a mix of zoning designations to “Alberhill Villages Specific Plan”;
Whereas,the Project consists of a 1,375-acre site located south of Interstate 15 and west of
Lake Street and includes approximately 8,024 dwelling units; 3,810,300 square feet of non-
residential uses including civic/institutional, commercial/retail, professional office/medical and
entertainment uses; university or similar education institutional use; and supporting uses
including schools, parks, places of religious assembly, open space and green belt paseos;
Whereas,following the June 14, 2016 adoption of the Project, the property owner, Pacific Clay
Products, Inc. and the City engaged in discussions and have mutually proposed an Amended
and Restated Alberhill Villages Specific Plan and related Development Agreement in an effort to
eliminate certain ambiguities and provide clarification with respect to the implementation of the
AVSP, refine the AVSP land use plan, and identify a financing mechanism for the Regional
Sports Park;
Whereas, the requirements of the California Environmental Quality Act (Cal. Pub. Res. Code §§
21000 et seq.: “CEQA”) and the State Guidelines for Implementation of CEQA (title 14, Cal.
Code Regs. §§ 15000 et seq.: the “CEQA Guidelines”) are applicable to discretionary projects,
which are defined in CEQA Guidelines Section 15357 as “a project which requires the exercise
of judgment or deliberation when the public agency or body decides to approve or disapprove a
particular activity, as distinguished from situations where the public agency or body merely has
to determine whether there has been conformity with applicable statutes, ordinances, or
regulations”;
Reso No. 2017-___
Addendum to Final EIR - Amended and Restated AVSP
Page 2 of 5
Whereas, Section 15164 (a) of the CEQA Guidelines provides that “The lead agency shall
prepare an addendum to a previously certified EIR if some changes or additions are necessary
but none of the conditions described in Section 15162 calling for preparation of a subsequent
EIR have occurred”;
Whereas, CEQA Guidelines Section 15162(a) states that “When an EIR has been certified or
negative declaration adopted for a project, no subsequent EIR shall be prepared for that project
unless the lead agency determines, on the basis of substantial evidence in the light of the whole
record, one or more of the following:
(i)Substantial changes are proposed in the project which will require major
revisions of the previous EIR or negative declaration due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects;
(ii)Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or negative
declaration due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects; or
(iii)New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous EIR
was certified as complete or the negative declaration was adopted, shows any of the
following:
(A)The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
(B)Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
(C)Mitigation measures or alternatives previously found not the be feasible
would in fact be feasible and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the mitigation
measure or alternative; or
(D)Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative”;
Whereas,in accordance with the CEQA Guidelines, the City has prepared an Addendum to the
Final EIR, attached hereto as Exhibit “A,” for the proposed Amended and Restated Alberhill
Villages Specific Plan and the related Development Agreement (collectively, the Entitlements”);
Whereas,the Planning Commission has been delegated with the responsibility of making
recommendations to the City Council for approving environmental documents and public notice
of the Addendum to the Final EIR and the proposed Amended and Restated Alberhill Villages
Specific Plan and related Development Agreement has been given; and
Reso No. 2017-___
Addendum to Final EIR - Amended and Restated AVSP
Page 3 of 5
Whereas, on February 7, 2017, the Planning Commission considered evidence presented by
the Community Development Department and other interested parties at a duly noticed public
hearing held with respect to the Final EIR and Addendum thereto and by Resolution No. 2017-
18 recommended that the City Council approve the Addendum to the Final Environmental
Impact Report For The Amended And Restated Alberhill Villages Specific Plan (SCH No.
2012061046) and related Development Agreement.
Whereas, on February 14, 2017 the City Council conducted a duly noticed public hearing and
considered all public oral and written testimony.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.The foregoing recitals are true and correct and are hereby incorporated into these
findings by this reference.
Section 2.The City Council has considered and evaluated the Addendum to the Final EIR
prepared for the Entitlements with the previously certified Final EIR (http://www.lake-
elsinore.org/city-hall/city-departments/community-development/planning/ceqa-documents-
available-for-public-review/alberhill-villages-specific-plan). The City Council determines that
the Addendum to the Final EIR was prepared in conformance with CEQA, reflects its
independent judgment, and is the appropriate environmental document for the Entitlements
based upon the following findings:
1.The Addendum to the Final EIR is complete, contains all required information,
and has been completed in compliance with CEQA, utilizing criteria set forth in Section 15164 of
the CEQA Guidelines.
2.The Entitlements do not introduce any new significant environmental effects, nor
will they result in any new significant unavoidable project impacts beyond those previously
identified in the Final EIR.
3.The Entitlements do not propose substantial changes to the project as analyzed
under the Final EIR, that would require major revisions to the Final EIR due to new significant
environmental effects or a substantial increase in the severity of previously identified significant
environmental effects.
4.No new information of substantial importance exists, which was either unknown
or could not have been known at the time that the Final EIR was certified, to show that the
Entitlements will have significant effects that were not described in the Final EIR, that significant
effects that were examined in the Final EIR will be more severe as a result of the Entitlement,
that mitigation measures or alternatives previously found infeasible would in fact be feasible, or
that new mitigation measures are necessary for the Entitlements.
5.The Addendum to the Final EIR is, therefore, the appropriate document because
changes and modifications proposed by the Entitlements are necessary but do not trigger any of
the conditions set forth in CEQA Guidelines Section 15162.
Reso No. 2017-___
Addendum to Final EIR - Amended and Restated AVSP
Page 4 of 5
Section 3.The City Council finds that the Addendum to the Final EIR for the Entitlements is
adequate and has been completed in compliance with CEQA, the State CEQA Guidelines, and
local procedures adopted by the City pursuant thereto. The City Council has reviewed and
considered the information contained in the Final EIR (http://www.lake-elsinore.org/city-
hall/city-departments/community-development/planning/ceqa-documents-available-for-public-
review/alberhill-villages-specific-plan) and the Addendum thereto and finds that they represent
the independent judgment of the City.
Section 4.Based upon all of the evidence presented and the above findings, the City Council
of the City of Lake Elsinore approves the Addendum along with the Final EIR for the Project.
Section 5. If any provision of this Resolution or its application is held invalid by a court of
competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications
of the Resolution 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 6.This Resolution shall take effect from and after the date of its passage and
adoption.
Passed and Adopted this 14th day of February, 2017.
_______
Robert Magee, Mayor
Attest:
___________________________________
Susan Domen, MMC, City Clerk
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE
}SS
I, Susan Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2017-___ was adopted by the City Council of the City of Lake Elsinore,
California at the Regular meeting of February 14, 2017, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Reso No. 2017-___
Addendum to Final EIR - Amended and Restated AVSP
Page 5 of 5
___
Susan Domen, MMC, City Clerk
ORDINANCE NO. 2017-______
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA APPROVING THE AMENDED AND RESTATED ALBERHILL VILLAGES
SPECIFIC PLAN NO. 2010-02
WHEREAS,On June 14, 2016, after public hearing and consideration of all written and
oral staff reports, recommendation from the Planning Commission, comments and responses to
comments to the Environmental Impact Report (hereinafter defined), public testimony and such
other matters as are reflected in the record of the public hearing, the City Council of the City of
Lake Elsinore approved the following which are collectively referred to herein as the “Project”:
(i)Resolution No. 2016-076 certifying the Final Environmental Impact Report
(SCH No. 2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (the “Final EIR”),
General Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting Findings
Pursuant to the California Environmental Quality Act, Adopting a Statement of Overriding
Considerations, and Adopting a Mitigation Monitoring and Reporting Program,
(ii)Resolution No. 2016-77 approving General Plan Amendment No. 2012-
01 which amended the Lake Elsinore General Plan land use designation for the project site to
“Alberhill Villages Specific Plan,”
(iii)Ordinance No. 2016-1361, effective July 28, 2016, adopting the Alberhill
Villages Specific Plan No. 2012 (“AVSP”) and Zone Change 2012-02 which amended the
project site’s zoning from a mix of zoning designations to “Alberhill Villages Specific Plan”;
WHEREAS,the Project consists of a 1,375-acre site located south of Interstate 15 and
west of Lake Street and includes approximately 8,024 dwelling units; 3,810,300 square feet of
non-residential uses including civic/institutional, commercial/retail, professional office/medical
and entertainment uses; university or similar educational institution; and supporting uses
including schools, parks, places of religious assembly, open space and green belt paseos;
WHEREAS,following the June 14, 2016 adoption of the Project, the property owner,
Pacific Clay Products, Inc. and the City engaged in discussions and have mutually proposed an
Amended and Restated Alberhill Villages Specific Plan and related Development Agreement
(collectively, the “Entitlements”) in an effort to eliminate certain ambiguities and provide
clarification with respect to the implementation of the AVSP, refine the AVSP land use plan, and
identify a financing mechanism for the Regional Sports Park;
WHEREAS, the Project is subject to the provisions of the California Environmental
Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation
Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA
Guidelines”);
WHEREAS, in accordance with Section 15164 (a) of the CEQA Guidelines the City
prepared an Addendum to the previously certified Final EIR for the Entitlements;
WHEREAS, the Planning Commission has been delegated with the responsibility of making
recommendations to the City Council pertaining to proposed Specific Plans and Development
Agreements
Ord. No. 2017-____
AVSP – Amended & Restated
Page 2 of 5
Whereas, on February 7, 2017, the Planning Commission considered evidence presented by
the Community Development Department and other interested parties at a duly noticed public
hearing held with respect to the Amended and Restated Alberhill Villages Specific Plan and by
Resolution No. 2017- 19 recommended that the City Council adopt an Ordinance approving the
Amended and Restated Alberhill Villages Specific Plan No. 2010-02;
Whereas, on February 14, 2017 the City Council conducted a duly noticed public hearing and
considered all public oral and written testimony.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. On February 14, 2017, after consideration and evaluation of all written reports and
comments and oral testimony presented by the Community Development Department and other
City departments, property owners, residents and other interested parties and such other
matters as are reflected in the record of the noticed Public Hearing on the Project, the Council
adopted Resolution No. 2017-___ finding and determining that that the Addendum to
Environmental Impact Report (State Clearinghouse No. 2012061046: the “EIR”) is adequate
and prepared in accordance with the requirements of the California Environmental Quality Act
(CEQA); and that the Addendum to the Final EIR represents the City’s independent judgment.
Based upon those findings and determinations, the Council approves the Addendum to the Final
Environmental Impact Report. The Addendum to the FEIR provides the necessary
environmental clearance for the Amended and Restated AVSP No. 2010-02.
Section 2. The Council has reviewed and analyzed the proposed Amended and Restated
AVSP No. 2010-02 pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§
65000 et seq.), the Lake Elsinore General Plan and the LEMC and finds and determines that
the proposed Amended and Restated Alberhill Villages Specific Plan No. 2010-02 are
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the Lake Elsinore General Plan and the LEMC.
Section 3. That in accordance with the State Planning and Zoning Law and Chapter 17.204
(SPD Specific Plan District) of the LEMC the Council hereby makes the following findings for the
approval of the Amended and Restated AVSP No. 2010-02:
1.The location and design of the proposed development shall be consistent with the
goals and policies of the City’s General Plan and with any other applicable plan or
policies adopted by the City.
The land uses and densities associated with the Amended and Restated Alberhill
Villages Specific Plan provide a variety of lot and home size product type and non-
residential uses in order to implement the objectives of the City’s General Plan and the
project proponents. The existing General Plan designation for the 1,375-acre Project
site is “Alberhill Villages Specific Plan” which allows up to 8,024 dwelling units and
3,810,300 square feet of non-residential uses which remain unchanged in the
Amended and Restated Alberhill Villages Specific Plan.
2.The proposed Amended and Restated Alberhill Villages Specific Plan will permit
reasonable development of the area consistent with its constraints and will make the
area more compatible with adjacent properties.
Ord. No. 2017-____
AVSP – Amended & Restated
Page 3 of 5
The proposed Amended and Restated Alberhill Villages Specific Plan will allow for the
development of the Alberhill Villages Specific Plan, a master planned development
with approximately 8,024 dwelling units; 3,810,300 square feet of non-residential uses
including civic/institutional, commercial/retail, professional office/medical and
entertainment uses; university or similar education institutional use; and supporting
uses including schools, parks, places of religious assembly, open spaced and green
belt paseos.
3.All vehicular traffic generated by the development, either in phased increments or at
full build-out, is to be accommodated safely and without causing undue congestion
upon adjoining streets.
A Traffic Impact Analysis dated October 14, 2015, was prepared by Linscott, Law and
Greenspan (LLG) for the Alberhill Villages Specific Plan and its related cases. The
Traffic Impact Analysis provided mitigation measures through all phases of
development of the specific plan. Additionally LLG conducted a traffic impact
evaluation of the potential traffic impacts associated with the Amended and Restated
Alberhill Villages Specific Plan and determined that the traffic impacts will be equal to
or less than the traffic impacts identified in the existing AVSP.
4.The overall design of the Amended and Restated Alberhill Villages Specific Plan will
produce an attractive, efficient and stable development.
Design standards and guidelines have been incorporated into the specific plan to
ensure an attractive, efficient and vibrant project. Visual graphics and photos
accompany the design guidelines that capture the atmosphere and cohesiveness that
the specific plan seeks to emulate.
5.The proposed Amended and Restated Alberhill Villages Specific Plan will not be a)
detrimental to the health, safety, comfort or general welfare of the persons residing or
working within the neighborhood of the proposed amendment or within the City, or b)
injurious to the property or improvements in the neighborhood or within the City.
The proposed Amended and Restated Alberhill Villages Specific Plan 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.
6.The proposed development will not have a significant effect on the environment.
The effects of the project have been analyzed in the Final Environmental Impact
Report (SCH #2012061046) prepared for the project and adequate mitigation
measures have been prepared where necessary, and as determined by the Addendum
to the Final EIR prepared for the Amended and Restated Alberhill Villages Specific
Plan and related Development Agreement no new significant environmental impacts
will result from the Entitlements.
Ord. No. 2017-____
AVSP – Amended & Restated
Page 4 of 5
Section 4. Based upon the evidence presented, both written and testimonial, and the above
findings, the City Council adopts the Amended and Restated AVSP No. 2010-02.
Section 5. 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 6. This Ordinance shall take effect thirty (30) days after the date of its final passage or
such later date as may be designated by the City Council. The City Clerk shall certify as to
adoption of this Ordinance and cause this Ordinance to be published and posted in the manner
required by law.
PASSED and ADOPTED this ___th day of February, 2017.
Robert Magee, Mayor
Attest:Approved as to Form
Susan M. Domen, MMC, City Clerk Barbara Leibold, City Attorney
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, do hereby certify that
Ordinance No. 2017-____ was introduced at the regular meeting of held on the 7th day of
February, 2017, and adopted by the City Council of the City of Lake Elsinore at its Regular
meeting of February ___, 2017 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
__________________________________
Ord. No. 2017-____
AVSP – Amended & Restated
Page 5 of 5
Susan M. Domen, MMC,
City Clerk
ORDINANCE NO. 2017-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A DEVELOPMENT AGREEMENT FOR THE AMENDED
AND RESTATED ALBERHILL VILLAGES SPECIFIC PLAN
Whereas, Pacific Clay Products, Inc., has requested approval of a Development Agreement
for the Amended and Restated Alberhill Villages Specific Plan (AVSP) regulating development
of an approximately 1,375 acre site located south of Interstate 15 and west of Lake Street
which allows approximately 8,024 dwelling units; 3,810,300 square feet of non-residential uses
including civic/institutional, commercial/retail, professional office/medical and entertainment
uses; university or similar education institutional use; and supporting uses including schools,
parks, places of religious assembly, open space and greenbelt paseos (Project); and,
Whereas, pursuant to LEMC Chapter 19.12 (Development Agreements) the Planning
Commission (Commission) of the City of Lake Elsinore (City) has been delegated with the
responsibility of reviewing and making a recommendation to the City Council (Council)
whether the development agreement is consistent with the City’s General Plan and whether to
approve the development agreement; and,
Whereas, on February 7, 2017, the Planning Commission considered evidence presented by
the Community Development Department and other interested parties at a duly noticed public
hearing held with respect to the Development Agreement for the Amended and Restated
Alberhill Villages Specific Plan and by Resolution No. 2017- 20 recommended that the City
Council adopt an Ordinance approving the Development Agreement;
Whereas, on February 14, 2017 the Council of the City conducted a duly noticed Public
Hearing and considered oral and written testimony.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. On February 14, 2017, after consideration and evaluation of all written reports and
comments and oral testimony presented by the Community Development Department and
other City departments, property owners, residents and other interested parties and such other
matters as are reflected in the record of the noticed Public Hearing on the Project, the Council
approved the Addendum to the Final EIR (SCH 2012061046) and approval of the Amended
and Restated AVSP.
Section 2. That in accordance with California Planning and Zoning Law and the Lake Elsinore
Municipal Code (LEMC) Section 19.12.070 (Commission report), the Council makes the
following findings regarding Development Agreement No. 2016-02:
1. It is consistent with the objectives, policies, general land uses and programs
specified in the General Plan and any applicable specific plan;
The proposed Development Agreement will facilitate the development of a large Mixed
Use development. The proposed facility is located in the Specific Plan General Plan Land use
designation and is located within the Alberhill District planning district. The Alberhill planning
district calls for a mixed use of residential, commercial and industrial uses with extractive
overlay that will be phased out overtime as development proceeds. Goal 1 implementation
Ord. No. 2017-______
Page 2 of 3
program asserts 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.
2. It is compatible with the uses authorized in, and the regulations prescribed for, the
land use district in which the real property is located;
The proposed Development Agreement will facilitate the development of a large mixed
use mater planned community as set forth in the Amended and Restated AVSP. The Alberhill
District specifies a variety of mixed uses that provide a high quality of life that is compatible
with existing uses in the vicinity. The Amended and Restated AVSP Project is consistent with
uses authorized in Alberhill District.
3. It is in conformity with public convenience, general welfare and good land use
practices;
The approved Amended and Restated AVSP which will be facilitated through the
proposed Development Agreement was found to be a high value development which will
beneficial impacts to the surrounding community. Furthermore, any proposed adverse impacts
have been mitigated to levels of less than significance.
4. It will not be detrimental to the health, safety and general welfare;
The proposed Development Agreement will facilitate the development a large mixed
use Project area. The previously approved AVSP was found not be detrimental to the health,
safety and general welfare.
5. It will not adversely affect the orderly development of property or the preservation of
property values;
The proposed Development Agreement will facilitate the development a large mixed
use Project. The Amended and Restated AVSP was found not adversely affect the orderly
development of property or the preservation of property values.
6. It is consistent with the provisions of Government Code Sections 65864 through
65869.5.
The proposed Development Agreement includes all mandatory provisions required by
Government Code § 65865.2 and does not include any provisions that are not authorized by
the Development Agreement Act.
Section 3. Based upon the evidence presented and the above findings, the Council of the
City, hereby approves Development Agreement No. 2017-02.
Section 4. 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 Resolution 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.
Ord. No. 2017-______
Page 3 of 3
Section 5. This Ordinance shall take effect thirty (30) days after the date of its final passage
or such later date as may be designated by the Council. The City Clerk shall certify as to
adoption of this Ordinance and cause this Ordinance to be published and posted in the
manner required by law.
PASSED and ADOPTED this ___th day of February, 2017.
Robert Magee, Mayor
Attest:Approved as to Form
Susan M. Domen, MMC, City Clerk Barbara Leibold, City Attorney
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE
SS
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify
that the foregoing Ordinance No. 2017-__ was introduced at the Regular meeting of February
14th 2017, and adopted by the City Council of the City of Lake Elsinore at its Regular meeting
of February 28, 2017, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Susan M. Domen, MMC,
City Clerk
VICINITY MAP
ADOPTED AVSP AMENDED AND RESTATED AVSP
ADDENDUM
to the
FINAL ENVIRONMENTAL IMPACT REPORT
[State Clearinghouse No. 2012061046]
for the
AMENDED AND RESTATED
ALBERHILL VILLAGES SPECIFIC PLAN
and
DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF LAKE ELSINORE AND
PACIFIC CLAY PRODUCTS, LLC
[collectively, the “Activity”]
Prepared by:
CITY OF LAKE ELSINORE
150 South Main Street
Lake Elsinore, California 92530
Contact: Grant Taylor, Community Development Director
ORGANIZATION OF THE ADDENDUM
This Addendum is organized as follows:
Section 1.States the purpose of the Addendum, summarizes it, and provides the address where
documents referred to herein may be reviewed.
Section 2.Gives the Activity’s location within the Project Area.
Section 3.Describes the Activity.
Section 4.Summarizes prior CEQA review for the Project.
Section 5.Overviews the application of CEQA to the Activity.
Section 6.Briefly explains the City’s decision not to prepare a subsequent EIR for the Activity.
Section 7.Provides the Preliminary (checklist) Review of the Activity.
Attached to this Addendum are the following:
1. INTRODUCTION
A.Purpose
This Addendum to the certified Final Environmental Impact Report (“FEIR”) [State Clearinghouse
No. 2012061046] for the previously approved Alberhill Villages Specific Plan (the “Project”)
addresses the potential environmental impacts that may result from approval of a proposed Amended
and Restated Alberhill Villages Specific Plan and proposed Development Agreement (collectively,
the “Activity”) by the City of Lake Elsinore (“City”). The Activity would amend the Project by
making textual changes to it as well as other minor physical changes described below and give the
owner of the Project site rights under the Development Agreement but would not substantially
change either the Project’s boundaries or its previously approved build-out densities.
This Addendum will be used by the City in its evaluation and analysis of the Activity. The City is
designated the “lead agency” for California Environmental Quality Act (Public Resources Code
§ 21000 et seq.: “CEQA”) compliance. In accordance with Section 21067 of CEQA, the lead agency
is the public agency which has the principal responsibility for carrying out or approving a project
which may have significant effects upon the environment.
B.Executive Summary
The previously approved Project is a specific plan that includes approximately 8,244 dwelling units;
4,007,000 square feet of non-residential uses including civic/institutional, commercial/retail,
professional office/medical and entertainment uses; a university campus or similar educational
institution; and supporting uses including schools, parks, places of religious assembly, open space
and green belt paseos; a General Plan amendment changing Project site’s land use designation to
“Alberhill Villages Specific Plan” and changes the General Plan’s Circulation Element within the
Project site; and a Zone Change changing the Project site’s zoning from a mix of zoning designations
to “Alberhill Villages Specific Plan.”
In connection with the City’s approval of the Project and in compliance with CEQA, the FEIR was
prepared to analyze potentially significant environmental impacts that might result as a consequence
of implementing the Project. The City certified the FEIR less than a year ago on June 14, 2016, and
concurrently adopted the mitigation monitoring program set forth in the FEIR. In order to ascertain
whether the FEIR adequately identified and addressed any potentially significant environmental
effects which may result from the Activity, City staff undertook additional analysis prior to the City
taking any discretionary action in connection with the Activity.
Based upon that analysis, City staff concluded that (i) approving the Activity would not have a
significant effect on the environment, (ii) the FEIR adequately disclosed the environmental issues
associated with implementing the Activity, and (iii) while changes and/or additions to the FEIR are
necessary, none of the conditions set forth in Section 15162 of the Guidelines for Implementation
of CEQA (Title 14, California Code of Regulations § 15000 et seq.: “CEQA Guidelines”), have
Page 1
occurred. Consequently, City staff’s analysis has resulted in the preparation of this “addendum” to
the FEIR in accordance with Section 15164 of the CEQA Guidelines.
C.Location of Documents
Copies of the Project, its FEIR, the proposed Amended and Restated Alberhill Village Specific Plan
and Development Agreement, and all documents referenced herein, are available for public review
during normal working hours at the offices of the City located at 150 South Main Street, Lake
Elsinore, California 92530.
2.ACTIVITY LOCATION
The site of the Activity (the “Site”) encompasses approximately 1,375 acres and is located in the
northwest part of the City just south of Interstate 15. The Site has nearly identical boundaries as the
previously approved Project, with the eastern boundary bordering Lake Street, the southeastern
boundary bordering the Murdock Alberhill Ranch Specific Plan residential development, and the
western boundary bordering the 1,000-acre Horsethief Canyon Ranch single-family planned
development. A map showing the general location of the Site is attached hereto as Exhibit A.
Mining operations dating back to the 19th century continue to exist on a majority of the Site.
3.ACTIVITY DESCRIPTION
In implementation of the Project, the City proposes to approve the Amended and Restated Alberhill
Village Specific Plan, thereby amending and restating the Project and making the following changes
to it:
•The removal of the Castle & Cooke Commercial-CA, Inc., parcel of 9.09
acres located at the northwest corner of Lake Street and Temescal Canyon
Road.
•The removal of the Castle & Cooke Alberhill Ranch Homebuilding, Inc.,
16.7 acre parcel located along the southerly portion of Temescal Canyon
Road and the westerly portion of Lake Street near the intersection of
Temescal Canyon Road and Lake Street.
•The elimination of the westerly Lake Area in the Phase 3 portion of Project
adjacent to “C” Street (reducing the amount of Lake Area from 39.6 acres to
26.0 acres).
•The Land Area in Phase 3, previously occupied by the 13.6 acre Lake, was
reconfigured to include added SF-5, SF-10 and MF-35 Residential Areas and
Page 2
an 18.6 acre park area. A 3.2 acre Open Space Area was combined into the
21.3 acre Park Area.
•Minor clarifications of parcel lines in the Commercial and Open Space Land
Use Areas in and around Temescal Canyon Road and Lincoln Street have
been made due to the removal of the two adjacent Castle & Cooke parcels
whose removal was incorrectly depicted in the City’s Approved Land Use
Plan, and to match the City’s Temescal Canyon Road Bridge replacement
project alignment.
•Identical to the previously approved Project, a 500-foot wide wildlife corridor
is shown within the Amended and Restated Alberhill Village Specific Plan.
The proposed land use changes the Amended and Restated Alberhill Villages Specific Plan provides
for are minimal in relation to the approved Project, and the land form changes are also minimal.
Review of the stormwater detention capacity of the Project in light of the lake reconfiguration
concludes that the proposed configuration of the 26.0 acre lake contains an adequate amount of
storage capacity available to accommodate stormwater detention for the Project. The FEIR’s
Technical Appendices identified 16.9 acre-feet of detention required for the drainage subarea
tributary to the 26.0 acre lake. The total volume of the proposed 26.0 acre lake is 312.4 acre-feet to
its high water mark. The 16.9 acre feet of storage relates to less than 0.7 feet of depth in the Lake
Area and the Lake Area has significant storage capabilities such that the removal of the 13.6 acre
lake west of “C” Street does not impact the Lake Area’s detention capabilities. In addition to the de
minimus impact of the hydrology, elimination of the 13.6 acre lake will provide for a lesser amount
of spring fed water dependency for the Lake Area. This is more advantageous for ongoing water
conservation for the Project and the Elsinore Valley, and the remaining 26.0 acre lake will continue
to be a recreational feature for the Project and City and area residents.
In addition, at the request of the Site’s owner, Pacific Clay Products, LLC, the City will consider
entering into a Development Agreement with the owner pursuant to Government Code Sections
65864, et seq. If approved, the Development Agreement would not cause any direct or indirect
physical changes to the environment or economic or social impacts that would result in physical
changes to the environment.
4.PRIOR CEQA REVIEW FOR THE PROJECT
On December 13, 2011, the City Council of the City adopted the City’s current General Plan. As
the California Supreme Court has noted, a city’s general plan is its “constitution for all future
development” within its jurisdiction and the single most important planning document governing
its land use. (Lesher Communications, Inc. v. City of Walnut Creek (1990) 52 Cal.3d 531, 540.)
Prior to adopting the General Plan, on December 13, 2011, the City certified a final EIR for it (State
Clearinghouse No. 2005121019).
Page 3
One step below the general plan in the land use approval hierarchy, and used for systematically
implementing the general plan in a specific geographical area, is the specific plan. Once a city has
adopted a general plan, it “may ... prepare specific plans for the systematic implementation of the
general plan for all or part of the area covered by the general plan.” (Government Code § 65450.)
Similar to the way a general plan must include certain elements, a specific plan must include, by text
and diagram, the following:
(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 including regulations, programs,
public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3).
(Government Code § 65451.) A specific plan must also include a statement of the relationship of
the specific plan to the general plan. (Id.) Other subjects may be included if, in the judgment of the
City’s judgment, they “are necessary or desirable for implementation of the general plan.”
(Government Code § 65452.) A specific plan cannot be adopted unless it is consistent with the
general plan. (Government Code § 65454.)
On June 14, 2016, the City Council of the City adopted Ordinance No. 2016-1361, approving the
Project as the specific plan for the Site and amended the General Plan. In accordance with CEQA
and the CEQA Guidelines, the FEIR was prepared to identify and analyze the potential
environmental impacts associated with public and private activities undertaken to implement the
Project within the Site. By its adoption of Resolution No. 2016-076 on June 14, 2016, the City
Council certified the FEIR and adopted findings, a statement of overriding considerations, and a
mitigation monitoring and reporting program.
5.APPLICATION OF CEQA TO THE ACTIVITY
According to the California Supreme Court, “The foremost principle under CEQA is that the
Legislature intended the act ‘to be interpreted in such manner as to afford the fullest possible
Page 4
protection to the environment within the reasonable scope of the statutory language.’” (Laurel
Heights Improvement Assn. v. Regents of the University of California (1988) 47 Cal.3d 376.) CEQA
achieves this goal by disclosing the potentially significant environmental effects of “projects.”
Section 15378 of the CEQA Guidelines defines a “project” under CEQA to mean:
the whole of an action, which has a potential for resulting in either a direct physical
change in the environment, or a reasonably foreseeable indirect physical change in
the environment ... The term “project” refers to the activity which is being approved
and which may be subject to several discretionary approvals by governmental
agencies. The term “project” does not mean each separate governmental approval.
Sections 15150 and 15152 of the CEQA Guidelines encourage the use of incorporation by reference
and “tiering” to eliminate repetitive discussions of the same issues and focus the analysis on the
actual issues ripe for decision at each level of environmental review. “‘Tiering’ refers to using the
analysis of general matters contained in a broader EIR (such as one prepared for a general plan or
policy statement) with later EIRs and negative declarations on narrower projects; incorporating by
reference the general discussions from the broader EIR; and concentrating the later EIR or negative
declaration solely on the issues specific to the later project.” (CEQA § 15152(a).) Lead agencies
are encouraged to tier the environmental analyses they prepare.
CEQA Guidelines Section 15153 authorizes a lead agency to employ a single EIR to describe more
than one project, if the projects are essentially the same in terms of environmental impact. Further,
a lead agency may use an earlier EIR prepared in connection with an earlier project to apply to a
later project, if the circumstances of the projects are essentially the same.
However, on September 19, 2016, the California Supreme Court provided much needed clarification
to the operation of CEQA’s “subsequent review” rules in Friends of the College of San Mateo
Gardens v. San Mateo County Community College District (2016) 1 Cal.5th 937, resolving a
disagreement among appellate courts:
When an agency proposes changes to a previously approved project, CEQA does not
authorize courts to invalidate the agency’s action based solely on their own abstract
evaluation of whether the agency’s proposal is a new project, rather than a modified
version of an old one. Under the statutory scheme, the agency’s environmental
review obligations depend on the effect of the proposed changes on the decision-
making process, rather than on any abstract characterization of the project as “new”
or “old.” An agency that proposes project changes thus must determine whether the
previous environmental document retains any relevance in light of the proposed
changes and, if so, whether major revisions to the previous environmental document
are nevertheless required due to the involvement of new, previously unstudied
significant environmental impacts. These are determinations for the agency to make
in the first instance, subject to judicial review for substantial evidence.
* * *
Page 5
… [W]hether an initial environmental document remains relevant despite changed
plans or circumstances – like the question whether an initial environmental document
requires major revisions due to changed plans or circumstances – is a predominantly
factual question. It is thus a question for the agency to answer in the first instance,
drawing on its particular expertise.
To assist in answering this question, CEQA Guidelines Section 15162 provides the following test
for determining if a subsequent EIR or a supplement to an EIR is required:
(a)When an EIR has been certified or negative declaration adopted for
a project, no subsequent EIR shall be prepared for that project unless the lead agency
determines, on the basis of substantial evidence in the light of the whole record, one
or more of the following:
(1)Substantial changes are proposed in the project which will
require major revisions of the previous EIR or negative declaration due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects;
(2)Substantial changes occur with respect to the circumstances
under which the project is undertaken which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects; or
(3)New information of substantial importance, which was not
known and could not have been known with the exercise of reasonable diligence at
the time the previous EIR was certified as complete or the negative declaration was
adopted, shows any of the following:
(A)The project will have one or more significant effects
not discussed in the previous EIR or negative declaration;
(B)Significant effects previously examined will be
substantially more severe than shown in the previous EIR;
(C)Mitigation measures or alternatives previously found
not to be feasible would in fact be feasible and would substantially reduce one or
more significant effects of the project, but the project proponents decline to adopt the
mitigation measure or alternative; or
(D)Mitigation measures or alternatives which are
considerably different from those analyzed in the previous EIR would substantially
Page 6
reduce one or more significant effects on the environment, but the project proponents
decline to adopt the mitigation measure or alternative.
In turn, CEQA Guidelines Section 15168 sets out procedures for conducting CEQA review on a
subsequent activity involving a site specific operation undertaken pursuant to a previously approved
project.1 According to the procedures set forth in subdivision (c) of Section 15168:
Subsequent activities in the program must be examined in the light of the program
EIR to determine whether an additional environmental document must be prepared.
(1)If a later activity would have effects that were not examined in the
program EIR, a new Initial Study would need to be prepared leading to either an EIR
or a Negative Declaration.
(2)If the agency finds that pursuant to Section 15162, no new effects
could occur or no new mitigation measures would be required, the agency can
approve the activity as being within the scope of the project covered by the program
EIR, and no new environmental document would be required.”
(3)An agency shall incorporate feasible mitigation measures and
alternatives developed in the program EIR into subsequent actions in the program.
(4)Where the subsequent activities involve site specific operations, the
agency should use a written checklist or similar device to document the evaluation
of the site and the activity to determine whether the environmental effects of the
operation were covered in the program EIR.
(5)A program EIR will be most helpful in dealing with subsequent
activities if it deals with the effects of the program as specifically and
comprehensively as possible. With a good and detailed analysis of the program,
many subsequent activities could be found to be within the scope of the project
described in the program EIR, and no further environmental documents would be
required.
1 In its discussion of Section 15168, the Governor’s Office of Planning and Research notes that:
“Use of the program EIR also enables the Lead Agency to characterize the overall program as the
project being approved at that time. Following this approach when individual activities within the
program are proposed, the agency would be required to examine the individual activities to determine
whether their effects were fully analyzed in the program EIR. If the activities would have no effects
beyond those analyzed in the program EIR, the agency could assert that the activities are merely part
of the program which had been approved earlier, and no further CEQA compliance would be required.
This approach offers many possibilities for agencies to reduce their costs of CEQA compliance and
still achieve high levels of environmental protection.”
Page 7
Following the directive of Section 15168(c)(4), City staff utilized a written checklist to document
its evaluation of the Site and the Activity to determine whether the environmental effects of the
Activity were covered in the FEIR; specifically, to determine whether any of the conditions or factors
identified in CEQA Guidelines Section 15162 or 15163 required the preparation of either a
subsequent EIR or supplement to the FEIR. (The City’s checklist is set forth below in Section 7.)
6.EXPLANATION OF DECISION NOT TO PREPARE SUBSEQUENT EIR
In evaluating the proposed Activity, the City’s focus was two-fold. First, the City compared the
proposed Activity with the list of issue areas set forth in the June 2012 Alberhill Villages Specific
Plan Initial Study (“IS”) that was included as Appendix A to the FEIR. Second, following the
Supreme Court’s guidance in Friends of the College of San Mateo Gardens v. San Mateo County
Community College District, City staff reviewed the FEIR to determine what items discussed therein
could be further clarified or elaborated since the FEIR’s certification. As a result of this
investigation, City staff determined that none of the conditions described in Section 15162 of the
CEQA Guidelines would occur as a result of the Activity to cause the City to prepare either a
subsequent EIR or a supplemental EIR for the Activity.
Based upon a Site-specific review of the proposed Activity’s potential environmental effects, City
staff concluded that the FEIR adequately analyzed, pursuant to applicable legal standards, any
potentially significant environmental effects which might result from the proposed Activity, and that
such effects were addressed by mitigation measures based on the FEIR’s analyses.
However, City staff also concluded from this investigation that it would be helpful to provide the
public with information updating and amplifying some of the points raised in the FEIR as they
pertain to the Activity. Section 15164 of the CEQA Guidelines provides a way for the City to
update, amplify and make changes or additions to a previously certified EIR in situations such as this
where neither a subsequent EIR nor supplement to an EIR is required. According to Section 15164,
the City must prepare an “addendum” to the FEIR “if some changes or additions are necessary but
none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR
have occurred.” Consequently, preparation of this Addendum was selected as the most appropriate
CEQA compliance document utilizing the criteria set forth in Sections 15168 and 15164 of the
CEQA Guidelines. This Addendum has been prepared in accordance with CEQA and the CEQA
Guidelines and also complies with the appropriate rules, regulations, and procedures for the City.
7.Preliminary “Checklist” Review [Public Resources Code § 15168(c)(4)]
(see following pages)
Page 8
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
I. AESTHETICS. Would the Activity:
a)Have a substantial adverse effect o n a scenic vista?X
b)Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
X
c)Substantially degrade the existing visual character
or quality of the site and its surroundings?X
d)Create a new source of substantial light or glare,
which would adversely affect day or nighttime views
in the area?
X
II. AGRICULTURE AND FORESTRY RESOURCES. Would the Activity:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
X
b)Conflict with existing zoning for agricultural use, or
a Williamson Act contract?X
Page 9
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
c)Conflict with existing zoning for, or cause rezoning
of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
X
d)Result in the loss of forest land or conversion of
forest land to non-forest use?X
e)Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use?
X
III. AIR QUALITY. Would the Activity:
a)Conflict with or obstruct implementation of the
applicable air quality plan?X
b)Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
X
Page 10
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
c)Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions that exceed quantitative thresholds for
ozone precursors)?
X
d)Expose sensitive receptors to substantial pollutant
concentrations?X
e)Create objectionable odors affecting a substantial
number of people?X
IV. BIOLOGICAL RESOURCES. Would the Activity:
a)Have substantial adverse effects, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
X
b)Have a substantial adverse effect o n any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
X
Page 11
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
c)Have a substantial adverse effect o n federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
X
d)Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
X
e)Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
X
f)Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
X
Page 12
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
V. CULTURAL RESOURCES. Would the Activity:
a)Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
X
b)Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to § 15064.5?
X
c)Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
X
d)Disturb any human remains, including those
interred outside of formal cemeteries?X
VI. GEOLOGY AND SOILS. Would the Activity:
a)Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i)Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning map, issued by the State Geologist for the
area or based on other substantial evidence of a
known fault? Refer to Division of Mines and
Geology Special Publication 42.
X
Page 13
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
ii)Strong seismic ground shaking?X
iii)Seismic-related ground failure, including
liquefaction?X
iv)Landslides?X
c)Be located on a geologic unit or soil that is unstable,
or that would become unstable as a result of the
Activity, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
X
d)Be located on expansive soil, as defined in Table 18-
1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
X
e)Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available for
the disposal of wastewater?
X
VII. GREENHOUSE GAS EMISSIONS. Would the Activity:
a)Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on
the environment?
X
Page 14
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
b)Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
X
VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the Activity:
a)Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials?
X
b)Create a significant hazard to the public or the
environment through reasonable foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
X
c)Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
X
d)Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
the environment?
X
Page 15
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
e)For an Activity located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the Activity result in a safety hazard
for people residing or working in the Activity area?
X
f)For an Activity within the vicinity of a private
airstrip, would the Activity result in a safety hazard
for people residing or working in the Activity area?
X
g)Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
X
h)Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized
areas or where residences are intermixed with
wildlands?
X
IX. HYDROLOGY AND WATER QUALITY. Would the Activity:
a) Violate any water quality standards or waste
discharge requirements?X
Page 16
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
b)Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge,
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (e.g., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which permits
have been granted)?
X
c) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would result in substantial erosion or siltation on- or
off-site?
X
d)Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner that would result in flooding on- or off-site?
X
e)Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
X
f) Otherwise substantially degrade water quality?X
Page 17
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood hazard Boundary of
Flood Insurance Rate Map or other flood hazard
delineation map?
X
h)Place within a 100-year flood hazard area structures
that would impede or redirect flood flows?X
i)Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
X
j)Inundation by seiche, tsunami, or mudflow?X
X. LAND USE AND PLANNING. Would the Activity:
a)Physically divide an established community? X
b)Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
Activity (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
X
c)Conflict with any applicable habitat conservation
plan or natural community conservation plan?X
Page 18
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
XI. MINERAL RESOURCES. Would the Activity:
a)Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
X
b) Result in the loss of availability of a locally-
important mineral resource recovery site delineated
on a local general plan, specific plan or other land
use plan?
X
XII. NOISE. Would the Activity result in:
a)Exposure of persons to or generation of noise levels
in excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
X
b)Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?X
c)A substantial permanent increase in ambient noise
levels in the Activity vicinity above levels existing
without the Activity?
X
d)A substantial temporary or periodic increase in
ambient noise levels in the Activity vicinity above
levels existing without the Activity?
X
Page 19
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
e)For an Activity located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the Activity expose people residing or
working in the Activity area to excessive noise
levels?
X
f)For an Activity within the vicinity of a private
airstrip, would the Activity expose people residing or
working in the Activity area to excessive noise
levels?
X
XIII. POPULATION AND HOUSING. Would the Activity:
a)Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
X
b)Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
X
c)Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
X
Page 20
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
XIV. PUBLIC SERVICES. Would the Activity result in substantial adverse physical impacts associated with the provision of new or physically altered
governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
a)Fire protection?X
b)Police protection?X
c)Schools?X
d)Parks?X
e)Other public facilities?X
XV. RECREATION.
a)Would the Activity increase the use of existing
neighborhood and regional parks or other
recreational facilities, such that substantial physical
deterioration of the facility would occur or be
accelerated?
X
b)Does the Activity include recreational facilities or
require the construction or expansion of recreational
facilities, which might have an adverse physical
effect on the environment?
X
Page 21
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
XVI. TRANSPORTATION/TRAFFIC. Would the Activity:
a)Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial increase
in either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
X
b)Conflict with an applicable congestion management
program, including, but not limited to level of
service standards and travel demand measures, or
other standards established by the county congestion
management agency for designated roads or
highways?
X
c)Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
X
d)Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
X
e)Result in inadequate emergency access?X
Page 22
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
f)Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
X
XVII. TRIBAL CULTURAL RESOURCES. Would the Activity cause a substantial adverse change in
the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a
site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the
landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a)Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in Public
Resources Code section 5020.1(k), or
X
b)A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.
X
XVIII. UTILITIES AND SERVICE SYSTEMS. Would the Activity:
a)Exceed wastewater treatment requirements of the X
Page 23
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
b)Require or result in the construction of new water or
wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
X
c)Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
X
d)Have sufficient water supplies available to serve the
Activity from existing entitlements and resources, or
are new or expanded entitlements needed?
X
e)Result in a determination by the wastewater
treatment provider that serves or may serve the
Activity that it has adequate capacity to serve the
Activity’s projected demand in addition to the
provider’s existing commitments?
X
f)Be served by a landfill with sufficient permitted
capacity to accommodate the Activity’s solid waste
disposal needs?
X
g)Comply with federal, state, and local statutes and
regulations related to solid waste?X
Page 24
CHECKLIST COMPARING THE ACTIVITY TO THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN PROJECT
Substantial
Change in
Project
Requiring
Major EIR
Revisions
Substantial
Change in
Circumstances
Requiring
Major EIR
Revisions
New Information
Showing
Significant
Effects not
Discussed in, or
Substantially
More Severe than
Shown in,
Previous EIR
New
Information
Showing
Ability to
Reduce but
not Eliminate
Significant
Effects in
Previous EIR
Less Than
Significant
Impact / No
Substantial
Changes or New
Information
Requiring
Preparation of a
Subsequent EIR
No
Impact
XIX. MANDATORY FINDINGS OF SIGNIFICANCE.
a)Does the Activity have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
X
b)Does the Activity have impacts that are individually
limited, but cumulatively considerable?
(“Cumulatively considerable” means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects.)
X
c)Does the Activity have environmental effects that
will cause substantial adverse effects on human
beings, either directly or indirectly?
X
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DISCUSSION OF CHECKLIST ANSWERS
I.AESTHETICS/LIGHT AND GLARE
a)Have a substantial adverse effect on a scenic vista?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
b)Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
c)Substantially degrade the existing visual character or quality of the site and its surroundings?
The FEIR concluded this potential Project impact would be significant and for that reason adopted
seven mitigation measures to reduce this impact to less than significant. The Activity does not result
in any visual impacts over and above those already identified and mitigated in the FEIR.
d)Create a new source of substantial light or glare, which would adversely affect day or nighttime views
in the area?
The FEIR concluded this potential Project impact would be significant and for that reason adopted
three mitigation measures to reduce this impact to less than significant. The Activity does not result
in any light or glare impacts over and above those already identified and mitigated in the FEIR.
II.AGRICULTURE AND FORESTRY RESOURCES
The IS noted that the Site was currently being mined and was identified as “Other Land” on the Riverside
County Important Farmland 2010 Sheet 1 of 3 map prepared by the California Department of
Conservation, Division of Land Resource Protection’s Farmland Mapping and Monitoring Program.
Therefore, implementation of the Activity would not result in the conversion of Prime Farmland, Unique
Farmland or Farmland of Statewide Importance to non-agricultural uses.
III.AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution
control district may be relied upon to make the following determinations.
a)Conflict with or obstruct implementation of the applicable air quality plan?
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The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
b)Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
The FEIR concluded this potential Project impact would be significant and unavoidable even with the
five mitigation measures adopted to reduce this impact. The Activity does not result in any air quality
impacts over and above those already identified in the FEIR.
c)Result in a cumulatively considerable net increase of any criteria pollutant for which the project region
is non-attainment and an applicable federal or state ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for ozone precursors)?
The FEIR concluded this potential Project impact would be significant and unavoidable even with the
five mitigation measures adopted to reduce this impact. The Activity does not result in any air quality
impacts over and above those already identified in the FEIR.
d)Expose sensitive receptors to substantial pollutant concentrations?
The FEIR concluded this potential Project impact would be significant; however, implementing the
five adopted mitigation measures will reduce this impact to less than significant. The Activity does
not result in any exposure impacts over and above those already identified and mitigated in the FEIR.
e)Create objectionable odors affecting a substantial number of people?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
IV.BIOLOGICAL RESOURCES
a)Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
The FEIR concluded this potential Project impact would be significant; however, implementing the
seven adopted mitigation measures will reduce this impact to less than significant. The Activity does
not result in any species impacts over and above those already identified and mitigated in the FEIR.
b)Have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations, or by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
The FEIR concluded this potential Project impact would be significant; however, implementing two
adopted mitigation measures will mitigate this impact to a level below significant. The Activity does
not result in any habitat impacts over and above those already identified and mitigated in the FEIR.
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c)Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
Mitigated to a level below significant for both the Project and Activity. See preceding Response (b).
d)Interfere substantially with the movement of any native resident or migratory fish or wildlife species
or with established native resident or migratory wildlife corridors, or impede the use of native wildlife
nursery sites?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measure BIO-6 will reduce this impact to less than significant. The Activity does
not result in any impacts over and above those already identified and mitigated in the FEIR.
e)Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measure BIO-8 will reduce this impact to less than significant. The Activity does
not result in any impacts over and above those already identified and mitigated in the FEIR.
f)Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
V.CULTURAL RESOURCES
a)Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5
of the California Code of Regulations?
The FEIR concluded this potential Project impact would be significant; however, implementing seven
adopted mitigation measures will mitigate this impact to a level below significant. The Activity does
not result in any historical resource impacts over and above those already identified and mitigated in
the FEIR.
b)Cause a substantial adverse change in the significance of an archaeological resource pursuant to
§ 15064.5 of the California Code of Regulations?
Mitigated to a level below significant for both the Project and Activity. See preceding Response (a).
c)Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measure CR-8 will reduce this impact to less than significant. Since the Project
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is nearly identical to the Activity and mitigation measure CR-8 also applies to it, the Activity will not
result in any impacts on a unique paleontological resource or site or geological feature.
d)Disturb any human remains, including those interred outside of formal cemeteries?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
VI.GEOLOGY AND SOILS
a)Expose people or structures to potential substantial adverse effects, including the risk of loss, injury,
or death involving:
i)Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of Mines and Geology Special
Publication 42.
The FEIR concluded this potential Project impact would be significant; however,
implementing the eleven adopted mitigation measures will reduce this impact to less than
significant. The Activity does not result in any exposure impacts over and above those already
identified and mitigated in the FEIR.
ii)Strong seismic ground shaking?
Mitigated to a level below significant for both the Project and Activity. See preceding
Response (a).
iii)Seismic-related ground failure, including liquefaction?
Mitigated to a level below significant for both the Project and Activity. See preceding
Response (a).
iv)Landslides?
Mitigated to a level below significant for both the Project and Activity. See preceding
Response (a).
b)Result in substantial soil erosion or the loss of topsoil?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
impact on soil erosion or loss of topsoil will occur from the Activity.
c)Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction
or collapse?
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Mitigated to less than significant for both the Project and Activity. See preceding Response (a).
d)Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
Mitigated to less than significant for both the Project and Activity. See preceding Response (a).
e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water
disposal systems where sewers are not available for the disposal of waste water?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Similar to the Project analyzed in the FEIR for the Project, the
Activity will be served by a public wastewater system.
VII.GREENHOUSE GAS EMISSIONS
a)Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact
on the environment?
The FEIR concluded this potential Project impact would be significant; however, implementing the
two adopted mitigation measures will reduce this impact to less than significant. The Activity does
not result in any greenhouse gas emissions impacts over and above those already identified and
mitigated in the FEIR.
b)Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
The FEIR concluded this potential Project impact would be less than significant; however, the City
will implement the three mitigation measures to ensure compliance. Given that the Activity is nearly
identical to the Project, the Activity also will not conflict with any plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse gases.
VIII.HAZARDS AND HAZARDOUS MATERIALS
a)Create a significant hazard to the public or the environment through the routine transport, use or
disposal of hazardous materials?
The FEIR concluded this potential Project impact would be significant; however, implementing the
two adopted mitigation measures will reduce this impact to less than significant. The Activity does
not result in any significant hazard regarding hazardous materials over and above those already
identified and mitigated in the FEIR.
b)Create a significant hazard to the public or the environment through reasonable foreseeable upset and
accident conditions involving the release of hazardous materials into the environment?
Mitigated to less than significant for both the Project and Activity. See preceding Response (a).
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c)Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed school?
The FEIR concluded this potential Project impact would be less than significant; however, the City
will continue to implement on-going mandatory compliance with the M-3 zoning regulations. Given
that the Activity is nearly identical to the Project, the Activity also will not emit or handle hazardous
materials or waste within one-quarter mile of an existing or proposed school.
d)Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public
or the environment?
The IS and FEIR concluded this potential Project impact would be less than significant and therefore
no mitigation measures were required. The Project site and the Activity site are essentially identical.
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within
two miles or a public airport or public use airport, would the project result in a safety hazard for
people residing or working in the project area?
The IS noted the Project was not located within an airport land use plan or within two miles of a
public airport. The Project site and the Activity site are essentially identical.
f)For a project within the vicinity of a private airstrip, would the project result in a safety hazard for
people residing or working in the project area?
The IS noted the Project was not located in the vicinity of a private airstrip. The Project site and the
Activity site are essentially identical.
g)Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
The IS concluded the Project would not impair or interfere with any adopted emergency response plan
or emergency evacuation plan. Given that the Activity is nearly identical to the Project, the Activity
also will not impair or interfere with any adopted emergency response plan or emergency evacuation
plan.
h)Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed with
wildlands?
The IS concluded the Project’s potential to expose people or structures to a significant risk of loss,
injury or death involving wildland fires was less than significant. Given that the Activity is nearly
identical to the Project, the Activity also will not expose people or structures to a significant risk of
loss, injury or death involving wildland fires.
IX.HYDROLOGY AND WATER QUALITY
a)Violate any water quality standards or waste discharge requirements?
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The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Similar to the Project analyzed in the FEIR, the Activity would
not violate any water quality standards or waste discharge requirements.
b)Substantially deplete groundwater supplies or interfere substantially with groundwater recharge, such
that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level
(e.g., the production rate of pre-existing nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been granted)?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Similar to the Project analyzed in the FEIR for the Project, the
Activity would not substantially deplete groundwater supplies or interfere substantially with
groundwater recharge.
c)Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river, in a manner which would result in substantial erosion or siltation on-
or off-site?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measure HY-1 will reduce this impact to less than significant. The Activity does
not alter the Project site’s drainage pattern.
d)Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river, or substantially increase the rate or amount of surface runoff in a
manner, which would result in flooding on- or off-site?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures HY-1, HY-2, HY-3 and HY-4 will reduce this impact to less than
significant. The Activity does not alter the Project site’s drainage pattern or substantially increase the
rate of amount of the Project’s surface runoff.
e)Create or contribute runoff water which would exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional sources of polluted runoff?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures HY-1, HY-5, HY-6, HY-7, HY-8 and HY-9, will reduce this impact to
less than significant. The Activity does not create or contribute runoff water greater than that of the
Project.
f)Otherwise substantially degrade water quality?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures HY-1 through HY-9, will reduce this impact to less than significant. The
Activity will not degrade water quality more the Project.
g)Place housing within a 100-year flood hazard area as mapped on a federal Flood hazard Boundary of
Flood Insurance Rate Map or other flood hazard delineation map?
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The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures HY-10 and HY-11 will reduce this impact to less than significant. The
physical layout of the Project and the Activity are nearly identical, and the Activity will also be subject
to mitigation measures HY-10 and HY-11.
h)Place within a 100-year flood hazard area structures, which would impede or redirect flood flows?
Mitigated to a level below significant for both the Project and Activity. See preceding Response (g).
i)Expose people or structures to a significant risk of loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
The FEIR concluded the Project would result in No Impact and therefore no mitigation measures were
required. Similar to the Project analyzed in the FEIR, the Activity would not expose people or
structures to a significant risk of loss, injury or death involving flooding, including flooding as a result
of the failure of a levee or dam.
j)Inundation by seiche, tsunami, or mudflow?
The FEIR concluded the Project would cause No Impact by seiche or tsunami, and Less than
Significant impacts for mudflow.
X.LAND USE AND PLANNING
a)Physically divide an established community?
The IS concluded the Project would result in No Impact since the Project site is currently and
historically has been used for mining. Similar to the Project analyzed in the FEIR, the Activity would
not physically divide an established community.
b)Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over
the project (including, but not limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Similar to the Project analyzed in the FEIR for the Project, the
Activity would not conflict with any applicable land use plan, policy, or regulation of an agency with
jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect.
c)Conflict with any applicable habitat conservation plan or natural community conservation plan?
The FEIR concluded the Project would result in No Impact and therefore no mitigation measures were
required. Similar to the Project analyzed in the FEIR and as noted above, the Activity maintains the
Project’s 500-foot wide wildlife corridor and would not conflict with any habitat conservation plan
or natural community conservation plan.
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XI.MINERAL RESOURCES
a)Result in the loss of availability of a known mineral resource that would be a value to the region and
the residents of the state?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
b)Result in the loss of availability of a locally important mineral resource recovery site delineated on
a local general plan, specific plan or other land use plan?
Less than Significant. See preceding Response (a).
XII.NOISE
a)Exposure of persons to or generation of noise levels in excess of standards established in the local
general plan or noise ordinance, or applicable standards of other agencies?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures NSE-1 through NSE-8 will reduce this impact to less than significant.
The Project and the Activity are nearly identical, and the Activity will also be subject to mitigation
measures NSE-1 through NSE-8.
b)Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measures NSE-9 through NSE-10 will reduce this impact to less than significant.
The Project and the Activity are nearly identical, and the Activity will also be subject to mitigation
measures NSE-9 through NSE-10.
c)A substantial permanent increase in ambient noise levels in the project vicinity above levels existing
without the project?
Mitigated to a level below significant for both the Project and Activity. See preceding Response (a).
d)A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels
existing without the project?
Mitigated to a level below significant for both the Project and Activity. See preceding Response (a).
e)For a project located within an airport land use plan or, where such a plan has not been adopted, within
two miles of a public airport or public use airport, would the project expose people residing or
working in the project area to excessive noise levels?
The IS concluded the Project would result in No Impact since the Project site is currently and
historically has been used for mining. Similar to the Project analyzed in the FEIR, the Activity would
not physically divide an established community.
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f)For a project within the vicinity of a private airstrip, would the project expose people residing or
working in the project area to excessive noise levels?
No Impact. See preceding Response (e).
XIII.POPULATION AND HOUSING
a)Induce substantial population growth in an area, either directly (for example, by proposing new homes
and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact will occur from the Activity.
b)Displace substantial numbers of existing housing, necessitating the construction of replacement
housing elsewhere?
The IS concluded the Project would result in No Impact since the Project site is currently being mined
and has no existing homes or necessitate or require the construction of replacement of housing
elsewhere. Similar to the Project, the Activity likewise would not displace substantial numbers of
existing housing, necessitating the construction of replacement housing elsewhere.
c)Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
No Impact. See preceding Response (b).
XIV.PUBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with the provision of new or
physically altered governmental facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in order to maintain acceptable service
ratios, response times or other performance objectives for any of the public services:
a)Fire protection?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to fire protection will occur from the Activity.
b)Police protection?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to police protection will occur from the Activity.
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c)Schools?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to schools will occur from the Activity.
d)Parks?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to parks will occur from the Activity.
e)Other public facilities
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to other public facilities will occur from the Activity.
XV.RECREATION
a)Would the project increase the use of existing neighborhood and regional parks or other recreational
facilities, such that substantial physical deterioration of the facility would occur or be accelerated?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change, impact or substantial physical deterioration to existing neighborhood and regional
parks or other recreational facilities will occur or be accelerated from the Activity.
b)Does the project include recreational facilities or require the construction or expansion of recreational
facilities, which might have an adverse physical effect on the environment?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, no
adverse change or impact to previously approved recreational facilities will occur from the Activity.
XVI.TRANSPORTATION/TRAFFIC
a)Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity
of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at intersections)?
The FEIR concluded the Project’s potential traffic impacts would be significant and unavoidable even
with the two mitigation measures adopted to reduce this impact. However, as explained in a
memorandum from Liscott Law & Greenspan Engineers, attached hereto as Exhibit B, the roadway
circulation proposed by the Amended and Restated Alberhill Villages Specific Plan do not change
those in the approved Project and thus the Activity’s traffic impacts will be equal to or less than the
traffic impacts the FEIR identified for the approved Project.
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b)Conflict with an applicable congestion management program, including, but not limited to level of
service standards and travel demand measures, or other standards established by the county congestion
management agency for designated roads or highways?
No Impact. The FEIR concluded that the proposed Project would not conflict with the 2011 Riverside
County Congestion Management Program (CMP) prepared by the Riverside County Transportation
Commission. Given that the proposed Activity is in the same location and retains the same roadway
design requirements and roadway, intersection and driveway improvements, the Activity will not
create any conflicts with the CMP.
c)Result in a change in air traffic patterns, including either an increase in traffic levels or a change in
location that results in substantial safety risks?
The IS concluded the Project would result in No Impact due to its location and the nature of the
proposed uses. Given that the proposed Activity is in the same location and retains the same uses, no
change in air traffic patterns or demand for air travel is anticipated as a result of the Activity.
d)Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment)?
Noting that the proposed Project did not include any sharp curves or dangerous intersections in its
design, the FEIR concluded that this potential impact would be less than significant and no mitigation
measures required. Given that the proposed Activity is in the same location and retains the same
roadway design requirements and roadway, intersection and driveway improvements, the Activity will
not substantially increase hazards due to a design features or incompatible uses.
e)Result in inadequate emergency access?
On account of the existing serving the Site as well as the Project including five primary access points,
the FEIR concluded the Project would provide adequate emergency access and therefore this potential
Project impact would be less than significant and no mitigation measures required. Given that the
proposed Activity is in the same location and retains the same primary access points, inadequate
emergency access will not result from the Activity.
f)Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Noting that the Project proposed a variety of transportation options and implemented pedestrian safety
enhancing circulation improvements as well as General Plan Policies 6.4, 9.1 and AH 4.2 for the
provision of bike lanes and multi-use trails, the FEIR concluded this potential Project impact would
be less than significant and therefore no mitigation measures were required. Given that the proposed
Activity is in the same location and retains the same options, improvements and General Plan policies,
implementation of the Activity will not result in any conflict with adopted policies, plans, or programs
supporting alternative transportation.
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XVII.TRIBAL CULTURAL RESOURCES
Would the Activity cause a substantial adverse change in the significance of a tribal cultural resource, defined
in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural
value to a California Native American tribe, and that is:
a)Listed or eligible for listing in the California Register of Historical Resources, or in a local register
of historical resources as defined in Public Resources Code section 5020.1(k), or
b)A resource determined by the lead agency, in its discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1.
In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead
agency shall consider the significance of the resource to a California Native American tribe.
Less than significant impact. Prior to approval of the Project, the City followed the requirements of Senate
Bill 18 and requested consultation with applicable tribes regarding the Project. The tribes requesting
consultation were (1) the Pechanga Cultural Resources/Temecula Band of Luiseño Indians, and (2) the
Soboba Band of Luiseño Indians. In response to those consultations, the City crafted mitigation measures
CR-1, CR-2, CR-3 and CR-4 requiring 30 days prior notice to both tribes of any grading permit application
and the retention of qualified monitors from either tribe to monitor ground disturbing activities and with
authority to stop and redirect grading in order to evaluate the significance of any archeological resources
discovered. The Activity retains these mitigation measures.
XVIII.UTILITIES AND SERVICE SYSTEMS
a)Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, the
Activity likewise would not exceed wastewater treatment requirements of the applicable Regional
Water Quality Control Board.
b)Require or result in the construction of new water or waste water treatment facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, the
Activity likewise would not require or result in the construction of new water or waste water treatment
facilities or expansion of existing facilities, the construction of which could cause significant
environmental effects.
c)Require or result in the construction of new storm water drainage facilities or expansion of existing
facilities, the construction of which could cause significant environmental effects?
The FEIR concluded this potential Project impact would be less than significant with the construction
of storm drainage improvements proposed by the Project and no mitigation measures were required.
Relative to conditions identified in the FEIR for the Project, the Activity likewise would not require
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or result in the construction of new storm water drainage facilities or expansion of existing facilities,
the construction of which could cause significant environmental effects.
d)Have sufficient water supplies available to serve the project from existing entitlements and resources,
or are new or expanded entitlements needed?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, the
Activity likewise would have sufficient water supplies available to serve it from existing entitlements
and resources.
e)Result in a determination by the waste water treatment provider, which serves or may serve the project
that it has adequate capacity to serve the project’s projected demand in addition to the provider’s
existing commitments?
The FEIR concluded this potential Project impact would be significant; however, implementing the
adopted mitigation measure PU-1 will reduce this impact to less than significant. The Project and the
Activity are nearly identical, and the Activity will also be subject to mitigation measure PU-1.
f)Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste
disposal needs?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, the
Activity likewise would be served by a landfill with sufficient permitted capacity to accommodate its
solid waste disposal needs.
g)Comply with federal, state, and local statutes and regulations related to solid waste?
The FEIR concluded this potential Project impact would be less than significant and therefore no
mitigation measures were required. Relative to conditions identified in the FEIR for the Project, the
Activity likewise would comply with federal, state, and local statutes and regulations related to solid
waste.
XIX.MANDATORY FINDINGS OF SIGNIFICANCE
a)Does the Activity have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the
range of a rare or endangered plant or animal or eliminate important examples of the major periods
of California history or prehistory?
Based upon the FEIR, the foregoing analysis, and in comparison to the approved Project: No Impact.
b)Does the Activity have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects, and the
effects of probable future projects.)
Page 39
Based upon the FEIR, the foregoing analysis, and in comparison to the approved Project: No Impact.
c)Does the Activity have environmental effects, which will cause substantial adverse effects on human
beings, either directly or indirectly?
Based upon the FEIR, the foregoing analysis, and in comparison to the approved Project: No Impact.
Page 40
EXHIBIT A
Map showing the general location of the Activity Site
EXHIBIT B
Memorandum dated January 20, 2017
prepared by Linscott Law & Greenspan, Engineers
AMENDED AND RESTATED
ALBERHILL VILLAGES
SPECIFIC PLAN
CITY OF LAKE ELSINORE
COMMUNITY DEVELOPMENT DEPARTMENT
(951) 674-3124
ADOPTED BY CITY COUNCIL: FEBRUARY ,2017
CITY COUNCIL
ROBERT MAGEE, MAYOR
NATASHA JOHNSON, MAYOR PRO-TEM DARYL HICKMAN, COUNCILMEMBER
BRIAN TISDALE, COUNCILMEMBER STEVE MANOS, COUNCILMEMBER
PLANNING COMMISSION
ADAM ARMIT, CHAIR
JOHN GRAY, VICE CHAIR MYLES ROSS, COMMISSIONER
MICHAEL CARROLL, COMMISSIONER RENDELL KLAARENBEEK, COMMISSIONER
CITY STAFF
GRANT YATES, CITY MANAGER
JASON SIMPSON, ASSISTANT CITY MANAGER
GRANT TAYLOR,RICHARD J. MACHOTT,
COMMUNITY DEVELOPMENT DIRECTOR PLANNING MANAGER
SUSAN M. DOMEN, MMC, CITY CLERK BARBARA Z. LEIBOLD, CITY ATTORNEY
DOCUMENT HISTORY
AMENDED AND RESTATED ALBERHILL VILLAGES SPECIFIC PLAN
ADOPTED BY THE CITY COUNCIL ON _______,2017
INCORPORATING:
MODIFICATIONS IN RESPONSE TO APPLICANT AND CITY REQUEST FOR CLARIFICATIONS
PLANNING COMMISSION RECOMMENDATIONS
TO THE
ALBERHILL VILLAGES SPECIFIC PLAN
ADOPTED BY THE CITY COUNCIL ON JUNE 14, 2016
PREPARED JOINTLY BY:
CITY STAFF & PACIFIC CLAY PRODUCTS
Alberhill Villages Specific Plan i
TABLE OF CONTENTS
Chapter Page
1.EXECUTIVE SUMMARY ........................................................................................ 1
1.1.Project Overview ...................................................................................1
1.2.Purpose of the Specific Plan..................................................................7
1.3.Regulatory Framework ..........................................................................8
1.4.Document Organization.......................................................................12
2.INTRODUCTION ................................................................................................. 13
2.1.Project Location...................................................................................13
2.2.Physical Setting...................................................................................13
2.3.Historical Background..........................................................................15
2.4.Entitlement Background ......................................................................15
2.5.Governmental Authority.......................................................................16
3.DEVELOPMENT PLAN ....................................................................................... 18
3.1.Vision, Goals, and Objectives..............................................................18
3.2.Land Use.............................................................................................20
3.3.Overlay Zones.....................................................................................28
3.4.Villages and Planning Areas................................................................28
3.5.Project-Wide Development Standards.................................................34
3.6.Circulation Network .............................................................................36
3.7.Public Services and Utilities.................................................................38
3.8.Grading................................................................................................43
4.DEVELOPMENT REGULATIONS ........................................................................ 46
4.1.Purpose and Intent..............................................................................46
4.2.Development Regulations ...................................................................46
4.3.Land Use Regulations .........................................................................48
4.4.Circulation Requirements ....................................................................63
4.5.Parking Requirements.........................................................................78
4.6.Recreation / Open Space Requirements .............................................78
4.7.Stormwater Management Techniques.................................................83
5.IMPLEMENTATION ............................................................................................. 84
5.1.Implementation Process......................................................................84
5.2.Transfer of Development Between Villages and Planning Areas.........91
5.3.Development Approvals Required.......................................................92
5.4.development Status Matrix..................................................................94
5.5.Specific Plan/PDP Modifications and Amendments.............................96
5.6.Phasing .............................................................................................100
5.7.Financing and Maintenances.............................................................102
Alberhill Villages Specific Plan ii
6.GENERAL PLAN CONSISTENCY ANALYSIS ................................................... 104
6.1.Introduction........................................................................................104
6.2.Alberhill District Plan Consistency.....................................................105
6.3.General Plan Format.........................................................................111
6.4.Community Form...............................................................................111
6.5.Public Safety and Welfare .................................................................119
6.6.Resource Protection and Preservation..............................................125
7.CLIMATE ACTION PLAN COMPLIANCE ......................................................... 133
7.1.Introduction........................................................................................133
7.2.General Plan......................................................................................133
7.3.Population & Employment .................................................................134
7.4.Transportation & Land Use................................................................134
7.5.Energy & Water Use..........................................................................139
7.6.Solid Waste .......................................................................................142
7.7.Community Education & Outreach.....................................................143
8.LANDSCAPE DESIGN REGULATIONS ............................................................. 144
8.1.Purpose.............................................................................................144
8.2.Landscape Plan.................................................................................144
8.3.General Landscape Requirements....................................................146
8.4.Entry Monumentation & Signage.......................................................149
8.5.Streetscape .......................................................................................155
8.6.Landscape Interface Between Uses..................................................159
8.7.Community Walls & Fences...............................................................167
8.8.Slope Management & Fuel Modification............................................171
8.9.Bikeway System................................................................................172
8.10.Multi-Use Trail System.......................................................................173
8.11.Parks & Open Space.........................................................................174
8.12.Themed Site Materials, Finishes, Street Furniture.............................177
9.LIGHTING DESIGN GUIDELINES...................................................................... 190
9.1.Introduction........................................................................................190
9.2.Lighting Design Guidelines................................................................190
9.3.Light Fixture Examples......................................................................191
10.SIGNAGE REGULATIONS ................................................................................ 193
10.1.Purpose.............................................................................................193
10.2.General Sign Guidelines....................................................................194
10.3.Sign Regulations – General...............................................................196
10.4.Special Signs - General.....................................................................197
10.5.Temporary Real Estate Signs and Political Campaign Signs............198
10.6.Directional and Kiosk Signs...............................................................198
10.7.Construction Signs ............................................................................198
10.8.Flags, Banners, Pennants, Balloons, Window and Interior Signs......198
10.9.Residential Signs - General...............................................................199
Alberhill Villages Specific Plan iii
10.10.Commercial and Professional Office Signs .......................................200
11.DEFINITIONS................................................................................................... 203
Alberhill Villages Specific Plan iv
LIST OF FIGURES
Figure Page
Figure 1-1 Regional Map............................................................................................. 5
Figure 1-2 Vicinity Map ............................................................................................... 6
Figure 1-3 Implementation Process .......................................................................... 10
Figure 2-1 Pacific Clay & Alberhill Ranch Areas ....................................................... 14
Figure 3-1 Comprehensive Land Use Plan ............................................................... 21
Figure 3-2 Open Space Vicinity Map......................................................................... 24
Figure 3-3 Open Space Map..................................................................................... 25
Figure 3-4 Open Space Corridor Sections................................................................ 26
Figure 3-5 Temescal Creek Open Space Corridor Sections ..................................... 27
Figure 3-6 Overlay Zones ......................................................................................... 29
Figure 3-7 Village and Planning Area Map................................................................ 30
Figure 3-8 Circulation Plan........................................................................................ 37
Figure 3-9 Slope Analysis ......................................................................................... 45
Figure 4-1 Mining Setbacks ...................................................................................... 61
Figure 4-2.1 Lake Street Road Section – 8 Lanes ....................................................... 67
Figure 4-2.2 Lake Street Road Section – 6 Lanes – North of Nichols Road ................ 67
Figure 4-2.3 Lake Street Road Section – 6 Lanes – South of Nichols Road................ 68
Figure 4-3 Temescal Canyon Road........................................................................... 68
Figure 4-4 Lincoln Street Section – 4 Lane- North of Street B.................................. 70
Figure 4-5 Lincoln Street Section – 4 Lane- South of Street B.................................. 70
Figure 4-6 Nichols Road Section – East End Condition............................................ 71
Figure 4-7 Nichols Road Section – West End Condition........................................... 71
Figure 4-8 Street A Road Section – Condition 1 ....................................................... 72
Figure 4-9 Street A Road Section – Condition 2 ....................................................... 72
Figure 4-10 Street A Road Section – Condition 3 ....................................................... 72
Figure 4-11 Street B Road Section ............................................................................. 74
Figure 4-12 Street C Road Section – Northern Condition........................................... 75
Figure 4-13 Street C Road Section – Southern Condition........................................... 75
Figure 4-14 Street D Road Section............................................................................. 76
Figure 4-15 Streets E and F Road Section ................................................................. 77
Figure 4-16 Park Plan ................................................................................................. 81
Figure 4-17 City Regional Sports Park Plan................................................................ 82
Figure 5-1 Example Tier 2 Land Use Plan................................................................ 85
Figure 5-2 Example Tier 2 Structure Diagram........................................................... 89
Figure 5-3 Conceptual Phasing Plan....................................................................... 101
Figure 8-1 Circulation & Monumentation Plan......................................................... 151
Figure 8-2 Alberhill Villages Planting Master Plan .................................................. 161
Figure 8-3 Typical Wall and Fence Program........................................................... 170
Figure 8-4 Conceptual Wall & Fence Detail ............................................................ 178
Figure 8-5 Conceptual Wall & Fence Detail ............................................................ 179
Figure 8-6 Conceptual Wall & Fence Detail ............................................................ 180
Figure 8-7 Conceptual Wall & Fence Detail ............................................................ 181
Alberhill Villages Specific Plan v
Figure 8-8 Conceptual Wall & Fence Detail ............................................................ 182
Figure 8-9 Conceptual Wall & Fence Detail ............................................................ 183
Figure 8-10 Conceptual Monumentation Signage..................................................... 184
Figure 8-11 Conceptual Monumentation Signage..................................................... 185
Figure 8-12 Conceptual Monumentation Signage..................................................... 186
Figure 8-13 Conceptual Monumentation Signage..................................................... 187
Figure 8-14 Trail Monumentation.............................................................................. 188
Figure 8-15 Trail Monumentation.............................................................................. 189
Alberhill Villages Specific Plan vi
LIST OF TABLES
Table Page
Table 3-1 Land Use Summary by Planning Areas................................................... 32
Table 3-2 Park and Recreation Facility Responsibility............................................. 41
Table 4-1 Zoning Requirements............................................................................... 47
Table 5-1 Transfer of Development Criteria............................................................. 92
Table 5-2 Required Development Approvals ........................................................... 92
Table 5-3 Implementation Table .............................................................................. 94
Table 5-4 Development Status Matrix...................................................................... 95
Table 5-5 Financing Mechanisms.......................................................................... 102
Table 6-1 General Plan Content ............................................................................ 105
Alberhill Villages Specific Plan vii
APPENDICES
Appendix A: Entitlement History
A-1 Pacific Clay Annexation
Appendix B: Sample Traffic Calming Devices
B-1 Roundabout/Divided Road
B-2 Neckdown
B-3 Cul-de-sac (1)
B-4 Cul-de-sac (2)
B-5 Cul-de-sac (3)
B-6 Knuckle
B-7 Pocket Parks (1)
B-8 Pocket Parks (2)
Appendix C: Sample Stormwater ManagementTechniques
C-1 Stormwater Conveyance Swale
C-2 Techniques for Cleansing Runoff - Large Areas
C-3 Techniques for Handling Detention
C-4 Parking Lot Bio-infiltration
Appendix D: Approval Documents
D-1 Resolution Certifying the Final Environmental Impact Report for the
Alberhill Villages Specific Plan (SCH No. 2012061046) - without
attachments
D-2 Ordinance Adopting the Alberhill Villages Specific Plan No. 2010-02 and
Adopting Zone Change No. 2012-02
D-3 Resolution Approving General Plan Amendment No. 2012-01
D-4 Adopted Mitigation Monitoring and Reporting Program
D-5 Resolution Certifying the EIR Addendum
D-6 Ordinance No. ____________, adopted February 28, 2017 and effective
March 30, 2017, approving the Amended and Restated AVSP
D-7 Ordinance No. ____________, adopted February 28, 2017 and effective
March 30, 2017, approving the Development Agreement
Alberhill Villages Specific Plan 1
Chapter
1.EXECUTIVE
SUMMARY
1.1. PROJECT OVERVIEW
The Alberhill Villages Specific Plan (AVSP or Villages) is a blueprint for the development of a
sustainable new community, at the northwestern gateway of the City of Lake Elsinore in
southwestern Riverside County. The fully developed site of approximately 1,375 acres will
provide 8,024 residential units, distributed over a wide variety of unit types and sizes. The plan
also includes approximately 2,310,300 square feet of commercial building development
including a University Town Center with 1,335,800 square feet of retail/community space, and
medical/ office development. Additional mixed use areas will be placed in two other strategic
phased locations offering 974,500 square feet of retail and service uses. Approximately 63.6
acres are designated for a university or similar education institutional use which could
accommodate 6000 students and 1,500,000 square feet of indoor facilities. Regional and
community amenities include an 850 student capacity elementary school on a 12-acre site, over
194 acres of natural or enhanced open space with multi-use trails, a 41.5-acre Recreational
Lake and Lakeside Park, as well as a 45.9-acre City Regional Sports Park, and a 14.3-acre
Public Community Park. When fully developed, over a period of approximately thirty-five (35)
years, Alberhill Villages will be a thriving sustainable community of nearly 28,000 people
enjoying the advantages of a highly livable, environmental friendly and socially inclusive
community. The Villages’ facilities and services will also attract the greater Lake Elsinore
community and surrounding countyresidents.
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 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 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 Alberhill Villages Specific
Plan is a significant economic “blueprint” for sustainable communities of today and tomorrow.
Contents
1.1 Project Overview
1.2 Purpose of the Specific Plan
1.3 Regulatory Framework
1.4 Document Organization
Alberhill Villages Specific Plan 2
AVSP is distinguishable as a sustainable community for nearly 28,000 new residents and a
projected 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
socialinteraction.
2.Provide the region with higher education by designating land that could support a
6,000-student university that could offer both traditional as well as adult education
programs. Education-related office uses will support this university complex. The
university concept will provide for a performing arts center, entertainment center, and
other attractions for students, Lake Elsinore residents and visitors, thus reducing miles
of travel for students and residents seeking higher education and culturalenrichment.
3.At least one elementary will also be located within the community, paired with
neighborhood and community parks, and places for religious assembly for potential
joint uses and shared parking reduction. The 12.0-acre elementary school site is of
sufficient size to provide for a K-6 to K-8 expansion. This is consistent with the request
of the Lake Elsinore Unified School District.
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, across from 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 by creating jobs, increasing sales tax revenue,
and contributing to other city revenues such as property taxes as wage earners gain
purchasing power to buy real estate within the City.
5.Restoration of hundreds of acres of mined land 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 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 I-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 theauto.
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
Alberhill Villages Specific Plan 3
diverse social make up in the community and assists the city in attaining their fair
share of the regional housing needs assessment (RHNA).
8.An employment / business park which help provide a jobs/housing balance by
generating significant temporary and permanent jobs. The medical profession is
targeted in conjunction with the university’s nursing program and potential new hospital
and medical office center.
9. This project will support the establishment of Alberhill area waste water facilities,
which will allow additional needed industrial, commercial, and residential development
to occur in northwestern Lake Elsinore; an area which has previously been hindered
by a lack of sewer availability. Elsinore Valley Municipal Water District (EVMWD), the
water district for the region, provides a sewer system that includes a lift station system
and force mains conveying sewage to the existing Regional Wastewater Treatment
Plant.
10.A multi-purpose park and open space system that meets the community’s needs
while providing visual relief, passive and active recreational opportunities, biological
habitat, wildlife corridors, and ground water recharge of the area consistent with
applicable state and federal laws and the MSHCP.
11.A modified grid system of road ways that provides for a simple organized element
of urban landscape, and hence, provides an easier to negotiate 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, which has concluded that it has
sufficient water supply for the project. In addition to planning domestic water, AVSP
supports EVMWD regional reclaimed water facilities.
13.Landscape, site design, and design guidelines promote water and energy
conservation, including affordable and economic passive solar and “green building”
design.
14. The project will expand the existing roadway system with the improvements to Lake
Street, Temescal Canyon Road, Lincoln Avenue, and NicholsRoad
15.Natural spring water from south of the site will flow into the lakes to provide a
natural water source to the Alberhill Village 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 WaterDistrict.
Alberhill Villages Specific Plan 4
The AVSP (Villages) project area is located in northwest Lake Elsinore, just south of Interstate
15 (I-15), in the vicinity of Lake Street and Temescal Canyon Road (see Figure 1-1, Regional
Map and Figure 1-2, Vicinity Map). 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 I-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 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.
The “project core” of the Villages, as shown in the graphic below, consists of a regional
University Town Center with retail, office, high density housing, a University campus with
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 which 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:
Alberhill Villages Specific Plan 5
Figure 1-1 Regional Map
Alberhill Villages Specific Plan 6
Figure 1-2 Vicinity Map
Alberhill Villages Specific Plan 7
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 Multiple Species Habitat
Conservation Plan (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, including
a wildlife corridor along the entire western AVSP boundary with a minimum width of 500 feet, to
allow for the safe passage of wildlife through or around the Specific Plan area and interfacing
with the MSHCP on the periphery.
1.2. PURPOSE OF THE SPECIFIC PLAN
The purpose of the AVSP is to:
1) Incorporate the 1,375-acre Pacific Clay site, which was annexed into the City in March
2008, into a specific plan document as a first tier entitlement for a master planned
community consisting of up to 8,024 units to the site. In addition to these residential
units, the Pacific Clay site will include approximately 3,810,300 square feet of non-
residential development, including commercial, office and institutional uses, which are
also contemplated in the City of Lake Elsinore General Plan, adopted December 13,
2011;
2) Incorporate the areas noted above into a single Environmental Impact Report(EIR).
Figure 1-2 identifies Alberhill Villages in relation to the I-15 Freeway / Lake Street interchange.
It is anticipated that the AVSP maximum entitlement limits will be reached in approximately 30
years. 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).
The AVSP establishes a basic framework or foundation for future phased development with a
carefully developed, illustrated, and protected backbone system of circulation rights-of-way, land
uses, open space, public facilities, and interface with on-going mining operations. The content of
this Specific Plan meets state requirements for a specific plan under Government Code
§§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.
Alberhill Villages Specific Plan 8
(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 discretionary authority to review implementing project design at predictable stages in the
development process once marketing, economic, and architectural design trends become
certain.
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). The proposed
process should minimize the need to amend the AVSP in the future, thereby reducing costs
while maintaining the City of Lake Elsinore oversight.
This three tier implementation plan allows for the establishmentof:
Tier 1 An overall land use, development regulation and backbone circulation plan for the
entire project area within the SpecificPlan.
Tier 2 The preparation of Phased Development Plans (PDPs), providing more detailed
land use, circulation, development regulations, and design guidelines for a defined
geographic area when development in that area becomes imminent.
Tier 3 The processing of tentative tract maps through the City’s Subdivision process and
detailed site plans through the City’s Design Review process when site specific
development plans are prepared in anticipation of processing building permits.
Alberhill Villages Specific Plan 9
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 Plandocument.
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
Districts and planning areas
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. Each PDP shall be considered by the
Planning Commission and the City Council at a noticed public hearing in accordance with
Chapter 5 “Implementation.”
Each PDP and PDP Amendment shall include the following information:
Refined land uses by subarea
Design Guidelines
Specified access points
Entry statement locations
Treatments for important edge conditions including school/residential interfaces,
park/residential interfaces, and neighborhood center/residentialinterfaces
The relationship and separation of ongoing mining operations from new
development
Traffic Impact Analyses (see Section 3.5 Item 11 regarding TIA
requirements for first PDP)
Detailed description of infrastructure (roads, water, sewer, parks and
recreation facilities, and utilities) phasing
Traffic calming devices
Updated Development Status Matrix identifying the number of units,
mixed-use square footage, and ADTs used to date (See Table 5-4)
First PDP must include Detailed Design & Concept Plan for Regional City
Sports Park (see Table 3-2)
Alberhill Villages Specific Plan 10
Figure 1-3 Implementation Process
Alberhill Villages Specific Plan 11
Tier 3 Design Review/Subdivision Approval
Approval of subdivisions of land and design review will occur at a later point in the process
similar to other developments within the City. At this stage, detailed drawings and information
are submitted to City staff for processing to the Planning Commission and City Council for
approval in accordance with the procedures set forth in the Lake Elsinore Municipal Code,
provided the subject site or proposed lots are within the area of a previously approved Phased
Development Plan (PDP). Specific information submitted at this stage includes, at a minimum:
1) Residential Single-Family:
a. A Tentative Tract Map, scaled and fully dimensioned;
b. Exhibits 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;
c. Architectural Drawings of the Elevations and FloorPlans
d. Technical Studies
e. Landscape & Irrigation plans
f.Updated Development Status Matrix identifying the number of units, mixed-use
square footage, and ADTs used to date (See Table 5-4)
2) Commercial, Mixed-Use, Multi-Family,Schools:
a. Design Review application and/or Conditional Use Permit , where applicable
b. 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;
c. Architectural Drawings of the Elevations and FloorPlans
d. Technical Studies
e. Sign and Lighting Design
f.Landscape & Irrigation plans
g. Updated Development Status Matrix identifying the number of units, mixed-use
square footage, and ADTs used to date (See Table 5-4)
Subdivisions, Design Review, and Conditional Use Permits to be pursuant to the provisions of
the City of Lake Elsinore Municipal Code.
Discretionary Actions
Subdivision maps may be processed concurrently with a PDP application or subsequent to the
approval of a PDP. Design Review of site plans, floor plans, and elevation drawings may also
be processed concurrently with subdivision maps or subsequent to these discretionary
approvals.
Alberhill Villages Specific Plan 12
1.4. DOCUMENT ORGANIZATION
This Executive Summary (Chapter 1) introduces the project, the purpose behind the AVSP, and
the approach to accommodate the ever evolving 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, andgrading.
Chapter 4 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 AlberhillVillages.
Chapter 10 includes signing regulations to maintain and enhance the physical appearance and
economic value of the Alberhill Villagescommunity.
Chapter 11 includes Alberhill Villages Specific Plandefinitions.
Alberhill Villages Specific Plan 13
Chapter
2.INTRODUCTION
2.1. PROJECT LOCATION
The Alberhill Villages Specific Plan (AVSP) is located in northwest Lake Elsinore and includes
approximately 1,375 acres which was annexed into the City of Lake Elsinore (known as Pacific
Clay) (refer to Figure 2-1, Pacific Clay & Alberhill Ranch Areas). The AVSP area is located just
south of Interstate 15 and is west of Lake Street. (Refer to Figure 1-1, Regional Map and Figure
1-2, Vicinity 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 Canyon Ranch single-family planned development is located along the
western boundary. (Refer to Figure 1-2, VicinityMap).
2.2. PHYSICAL SETTING
The project area is significantly isolated from existing development with the exception of the
1,000 acre Horsethief Canyon Ranch 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 I-15 freeway. The project area has been heavily impacted by the 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 that
trend southwest to northeast and drain to the north generally along or near the boundary with
the Horsethief Canyon Ranch Planned Development to the west; emptying into an area that
crosses Hostettler Road and existing 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 I-15 freeway. The fifth drainage is Temescal
Creek that flows through portions of the project area along the I-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 watercleaning.
Contents
2.1 Project Location
2.2 Physical Setting
2.3 Historical Background
2.4 Entitlement Background
2.5 Governmental Authority
Alberhill Villages Specific Plan 14
Figure 2-1 Pacific Clay & Alberhill Ranch Areas
Alberhill Villages Specific Plan 15
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, including today’s Pacific Clay mine, 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 thatarea.
The mining industry began with John D. Huff’s founding of the Southern California Coal and
Clay Company in the 1880’s. Huff’s 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 Café, 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. The mines at Terra Cotta operated until the 1940s when Pacific Clay
Products Company acquired them. Pacific Clay subsequently purchased the Alberhill Coal and
Clay Mine and 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 19th 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 fullyextracted.
2.4. ENTITLEMENT BACKGROUND
AVSP has been included in several entitlementactions:
In 1978, the Pacific Clay 1,375-acre mining site was subject to Reclamation Plan No.
112 for various prior Surface Mining Permits (SMP) and was reaffirmed by the State
Board Office of Mining and Reclamation in 2011.
In 2003, the Pacific Clay 1,375 acre (now Alberhill Villages) mining site was the subject
of an annexation and a Preannexation and Development Agreement. The
Preannexation and Development Agreement contemplated future adoption of a specific
plan for the site following annexation into the City. The annexation was completed in
2008 upon certification by LAFCO (see Figure A-6, Appendix A) and the Preannexation
and Development Agreement subsequently expired.
On February 24, 2004, Castle & Cooke properties throughout Riverside County were
removed from coverage under the MSHCP pursuant to a lawsuit settlement agreement
with Riverside County. The Pacific Clay properties were part of this settlement
agreement and this 1,375-acre portion of the project area is not subject to the
provisions of the MSHCP, but will include wildlife corridors and connections throughout
the Alberhill Villagesarea.
Alberhill Villages Specific Plan 16
On June 14, 2016, after public hearings and adequate environmental analysis, the City
Council granted the following approvals: (i) Resolution No. 2016-076 certifying the
Final Environmental Impact Report (SCH No. 2012061046) for the Alberhill Villages
Specific Plan No. 2010-02 (the “Final EIR”), General Plan Amendment No. 2012-01
and Zone Change No. 2012-02, Adopting Findings Pursuant to the California
Environmental Quality Act, Adopting a Statement of Overriding Considerations, and
Adopting a Mitigation Monitoring and Reporting Program; (ii) Resolution No. 2016-77
approving General Plan Amendment No. 2012-01 which amended the Lake Elsinore
General Plan land use designation for the Property to “Alberhill Villages Specific Plan”;
(iii) Ordinance No. 2016-1361, effective July 28, 2016, adopting the Alberhill Villages
Specific Plan No. 2012 and Zone Change 2012-02 which amended the zoning for the
Property to “Alberhill Villages Specific Plan.”
The AVSP incorporates the 1,375-acre Pacific Clay site into one specific plan document
covered by one project EIR. This new Amended and Restated Alberhill Villages Specific Plan is
a first tier entitlement for a master planned community consisting of up to 8,024 units to the site.
In addition to these residential units, the Pacific Clay site will include approximately 3,810,300
square feet of commercial and office uses, which are also contemplated in the City of Lake
Elsinore General Plan, adopted December 13, 2011.
The governing General Plan Land Use Designation is set forth in the City of Lake Elsinore 2011
General Plan which designates the Alberhill Villages Specific Plan project area with conceptual
AVSP land uses and circulation intensities reflected in the various Elements of the 2011
General Plan.
2.5. GOVERNMENTAL AUTHORITY
The adoption of the AVSP by 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 Usesection)
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
Alberhill Villages Specific Plan 17
carry out the above items. (Chapter 5, Implementation)
A statement of the relationship of the Specific Plan to the General Plan. (Chapter 6,
General Plan Consistency Analysis)
The City of Lake Elsinore Zoning Ordinance repeats the same state mandated requirements,
but sets forth some additional requirements for specific plansincluding:
General plan, regional and sub-regional or community plan land use designations
(Chapter 2 Introduction, Historical Backgroundsection)
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 (details to
be provided in a subsequent Phased Development Plans)
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
Plan)
The AVSP will be adopted as a zoning ordinance and, as such, modifications may be made to
the additional non-state mandated Specific Plan requirements contained in the City’s Municipal
Code.
Alberhill Villages Specific Plan 18
Chapter
3.DEVELOPMENT
PLAN
3.1. VISION, GOALS, AND OBJECTIVES
Vision
The vision for the AVSP is to reclaim a more than 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 will create
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 balanced 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 I-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 thecommunity.
Contents
3.1 Vision, Goals, and Objectives
3.2 Land Use
3.3 Overlay Zones
3.4 Villages and Planning Areas
3.5 Project-wide Development Standards
3.6 Circulation Network
3.7 Public Services andUtilities
3.8 Grading
Alberhill Villages Specific Plan 19
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 Lincoln Avenue as a major alternate arterial
highway through the northern portion of the city towards the I-15freeway.
Objective 2-3: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 andautomobile.
Objective 2-4:Utilize a modified grid system that aids in dispersing vehicular traffic
throughout the project site to minimize congestion on backboneroads.
Objective 2-5:Minimize signalized intersections along Lake Street and Temescal Canyon
Road, the main north/south routes within the project area, in order to allow for
the smooth flow of traffic to the freeway and mixed-usecenters.
Objective 2-6:Provide pedestrian linkages and hiking trails to open space and recreational
areas.
Objective 2-7: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.
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 a lift station and a sewer
force main system, to provide sewer treatment service and sewer trunk lines
to thearea.
Objective 3-2:Provide sewer, water, and other infrastructure and services in phases in
conjunction with development in order to properly accommodategrowth.
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 communitysystems.
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 enduser.
Alberhill Villages Specific Plan 20
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 and install “purple pipes” to
encourage the use and installation of reclaimed water for the future for the
region.
Objective 3-7 Encourage the use of swales or other permeable surface water conveyance
devices to maximize local infiltration ofrunoff.
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 applicable reclamation plan,
interim mining development requirements as implemented in the AVSP and
Surface Mining and Reclamation Act (SMARA) requirements.
Objective 4-2:Provide for phased development within the AVSP area to ensure mining
activities will continue until resources are fullyextracted.
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 andevents.
3.2. LAND USE
The land use plan (refer to Figure 3-1, Comprehensive Land Use Plan) contains a total of twelve
(12) land use designations grouped into six (6) land use categories: Regional Mixed-Use,
Institutional/Educational, Residential, Hillside Residential, Community Mixed-Use, and Open
Space, described asfollows:
Alberhill Villages Specific Plan 21
Figure 3-1 Comprehensive Land Use Plan
Alberhill Villages Specific Plan 22
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 I-15 Freeway and three major roads: Lake Street,
Lincoln Street and Temescal Canyon Road. 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 1,670 dwelling units and 1,335,800 square feet of non-
residential uses have been allocated to this land use category. Land use designations within this
category include Mixed Use/Office/Medical, Mixed Use/Regional Commercial and Open Space,
as shown on the Comprehensive Land Use Plan Figure 3-1
Institutional / Educational (UniversityVillage)
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 451 dwelling units has been allocated
to this area to help meet the housing needs of the university as well as the surrounding
community. Land use designations within this category include University and Multi-Family
Residential, as shown on the Comprehensive Land Use Plan Figure 3-1
Residential (Parkview Village, 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 southwest hillside area. A variety of housing types
for seniors, including congregate care, will also be available for future residents. A maximum of
5,685 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. Land use designations within
this category include Single-Family Residential, Multi-Family Residential, Elementary School,
Worship, Park, Lake and Open Space, as shown on the Comprehensive Land Use Plan Figure
3-1
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 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
Alberhill Villages Specific Plan 23
to the east-west Lakeside Park connection and beyond to MSHCP conserved lands. Land use
designations within this category include Hillside Residential and Open Space, as shown on the
Comprehensive Land Use Plan Figure 3-1
Community Mixed Use (Alberhill Town Center Village, Lakeside MixedUse)
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 square feet 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 60 units and 382,000 square feet of non-
residential uses. Land use designations within this category include Commercial/Mixed Use and
Worship, as shown on the Comprehensive Land Use Plan Figure 3-1
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 to facilitate connections to allow for safe
passage of wildlife around the community and towards the existing I-15 under passes that
permit wildlife to safely cross the I-15 freeway into core MSHCP areas (Figure 3-2, Open Space
Vicinity Map and Figure 3-3 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 Open Space Corridor Sections and Figure 3-5
Temescal Creek Open Space Corridor Sections). Land use designations within this category
include Open Space.
Alberhill Villages Specific Plan 24
Figure 3-2 Open Space Vicinity Map
Alberhill Villages Specific Plan 25
Figure 3-3 Open Space Map
Alberhill Villages Specific Plan 26
Figure 3-4 Open Space Corridor Sections
Alberhill Villages Specific Plan 27
Figure 3-5 Temescal Creek Open Space Corridor Sections
Alberhill Villages Specific Plan 28
3.3. OVERLAY ZONES
A mining overlay zone will be maintained over the entire AVSP area in order to accommodate
ongoing mining operations. The AVSP Development Regulations provide standards for these
mining operations to avoid conflicts with adjacent urban development. (Refer to Figure 3-5,
Overlay Zones.)
This document also provides the ability for the AVSP area to evolve by establishing
intensification overlay zones 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 I-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 times that 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. A subsequent PDP does not
necessarily have to follow the same geographic boundaries as the previously approved PDP.
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 zone. Any
subsequent PDP or intensification that allows an increase in density requires the approval of an
amendment to the AVSP.
Areas outside of the intensification overlay zone are not suitable for re-intensification.
Subsequent PDPs outside the intensification overlay zone shall retain the land use designations
and intensities under which these areas were developed.
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 residentialuses.
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 I-15, housing for various types of occupants including students,
teachers, alumni, senior citizens, working professionals, and families, a potential office/medical
center, and entertainment uses. This Village also includes a wildlife corridor along Temescal
Creek at the northern boundary of the AVSP near Interstate 15 that will have minimum width
between 250 and 500 feet.
Alberhill Villages Specific Plan 29
Figure 3-6 Overlay Zones
Alberhill Villages Specific Plan 30
Figure 3-7 Village and Planning Area Map
Alberhill Villages Specific Plan 31
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. A wildlife
corridor, with a minimum width of 500 feet, runs along the western boundary of the AVSP and a
pedestrian open space/trail corridor is provided along a tributary of a canyon drainage that will
carry a portion of the storm water runoff. 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 connections that run
along the western boundary of the AVSP and Temescal Canyon Road/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.
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 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 thisVillage.
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 a 45.9-acre sports park. 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 which creates a pleasant pedestrian
environment complete with public spaces.
Planning Areas
Each Village is divided into smaller Planning Areas or Neighborhoods. 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, Land Use Summary by Planning Area, identifies the maximum
allowable dwelling units, non-residential square footage, and students permitted by Planning
Area (or Neighborhood) and Phase.
Alberhill Villages Specific Plan 32
Table 3-1 Land Use Summary by Planning Areas.
PHASE PLANNING
AREA
LAND USE ACRES DWELLING
UNITS (MAX)
F.A.R.NON-
RESIDENTIAL
BLDG. (SQ.
FT.)
SCHOOL
CAPACITY
(STUDENTS)
1
1A UNIVERSITY 63.6 0.54 1,500,000 6,000
1A MF-35 12.9 451
1B MU/REG COM 1.7 15 0.35 26,000
1B PARK (TG)0.7
1B MU/REG COM 1.7 15 0.35 26,000
1B MU/REG COM 35.7 206 0.46 717,500
1B MU/REG COM 5.8 30 0.33 82,300
1B OS (TEM CREEK)1.7
1B OS (LAKE ST)0.7
4C COMMERCIAL/MU 12.7 60 0.69 382,000
4C LAKE 26.0
4C PARK (TG)0.7
4C PARK 15.5
4C SF-10 18.7 190
4B MF-16 11.9 192
6A COMMERCIAL/MU 25.7 100 0.35 392,500
6B COMMERCIAL/MU 13.1 50 0.35 200,000
6B WORSHIP 10.0 600
SUBTOTAL 258.8 1,309 3,326,300 6,600
2
4B SF-10 16.0 160
4B SF-7 10.5 74
4B MF-16 17.2 275
5B SF-7 13.1 92
5B MF-16 14.8 237
5B PARK 45.9
5B OS 6.0
SUBTOTAL 123.5 838 0 0
3
4A MF-35 25.4 889
4A SF-10 36.4 364
4A PARK 18.6
4A SF-5 53.0 265
4A SF-5 14.5 73
4A SF-5 30.4 152
4A SF-7 15.2 106
5A SF-5 22.6 113
5A SF-7 12.4 87
5A SF-5 17.4 87
5A OS 8.6
3B OS 67.7
3B OS-N 19.7
SUBTOTAL 341.9 2,136 0 0
4
2A SF-4.5 37.6 169
2A SF-4.5 9.1 41
2A SF-4.5 6.4 29
2A SF-4.5 17.1 77
2A SF-4.5 20.8 94
Alberhill Villages Specific Plan 33
PHASE PLANNING
AREA
LAND USE ACRES DWELLING
UNITS (MAX)
F.A.R.NON-
RESIDENTIAL
BLDG. (SQ.
FT.)
SCHOOL
CAPACITY
(STUDENTS)
2A SF-4.5 23.2 104
2A SF-7 21.7 152
2A MF-35 10.0 350
2A OS-N 0.5
2A OS 61.0
2C SF-6 20.2 121
2C SF-7 13.2 92
2C SF-7 10.6 74
2C ELM SCHOOL 12.0 850
2C PARK 14.3
2C WORSHIP 5.2 600
SUBTOTAL 282.9 1,303 0 1,450
5
3A HILLSIDE 146.9 8
3A PW 1.2
3A OS 18.3
3A OS 1.5
SUBTOTAL 167.9 8 0 0
6
1C MU/OFFICE/MED 39.7 1,404 0.28 484,000
1C OS (TEM CREEK)6.8
1C OS-N 2.3
2B MF-35 29.3 1026
SUBTOTAL 78.1 2,430 484,000 0
STREETS 121.9
TOTAL 1,375.0 8,024 3,810,300 8,050
Alberhill Villages Specific Plan 34
3.5. PROJECT-WIDE DEVELOPMENT STANDARDS
In order to ensure the orderly and sensible development of the land uses proposed for the
Alberhill Villages Specific Plan, land use planning and design standards have been incorporated
into the Specific Plan document. These land use planning and design standards, will assist in
accommodating the proposed development and provide adequate transitions to neighboring
land uses.
Additionally, project-wide development standards have also been prepared to complement
those described throughout the Specific Plan document. The project-wide standards are:
1) All mitigation measures set forth in the Alberhill Villages Program Environmental Impact
Report (State Clearinghouse No. 2012061046) are incorporated by reference and shall
be incorporated where applicable as conditions of approval for implementing
development projects within the Alberhill Villages Specific Plan.
2) Uses and development standards will be in accordance with City of Lake Elsinore
Municipal Code, as amended by the Alberhill Villages Specific Plan and will be further
defined by the Specific Plan design guidelines, future detailed Phased Development
Plans, and future detailed development proposals including subdivisions, design review
approvals and conditional use permits.
3) Standards and guidelines relating to signs, landscaping, parking and other related
design elements will conform to City of Lake Elsinore Municipal Code, as amended by
the guidelines and standards within the Alberhill Villages Specific Plan.
4) Development of the property shall be in accordance with the mandatory requirements of
the Lake Elsinore Municipal Code and State laws; and shall conform substantially to the
Alberhill Villages Specific Plan, unless otherwise amended.
5) Lots created pursuant to this Specific Plan and subsequent tentative maps shall be in
conformance with the Alberhill Villages Specific Plan development regulations applied to
the property, and all other applicable City standards and the California Subdivision Map
Act.
6) Flag lots shall not be permitted.
7) A land division filed for the purposes of phasing or financing shall not be considered an
implementing development application.
8) Construction of the Specific Plan, including recordation of final subdivision maps, may be
done progressively in phases, provided vehicular access, public facilities and
infrastructure is constructed to adequately service the dwelling units or as needed for
public health and safety in each stage of development.
9) Wildlife corridor crossings at Lake Street, Temescal Canyon Road and Lincoln Street
within the Alberhill Villages Specific Plan shall be designed and constructed to include
wildlife movement underpasses of sufficient size to accommodate large mammals. No
pedestrian paths, trails and bikeways or roads shall be located within any wildlife
corridor; but may be located adjacent to them. All wildlife corridors shall be separated
from any adjacent pedestrian paths, trails and bikeways and roads by appropriate
Alberhill Villages Specific Plan 35
fencing to minimize wildlife/human interaction. Such fencing shall be approved by the
Community Development Department prior to installation.
10)Site-specific Traffic Impact Analyses (traffic studies) shall be required for each Phased
Development Plan (PDP) and for all subsequent implementing development projects in
accordance with the City’s Traffic Impact Analysis Preparation Guide requirements in
effect at the time of Traffic Impact Analysis preparation.
11)Prior to approval of the first Phased Development Plan (PDP), a TIA evaluating
cumulative impacts of the AVSP on regional transportation facilities within the City’s
sphere of influence, including without limitation, Temescal Canyon Road- Lake Street to
Indian Truck Trail, Lake Street – I-15 to Mountain Avenue, and Nichols Road – Lake
Street to I-15, shall be completed in consultation with the County of Riverside and
WRCOG. To ensure that impacts of the AVSP on the regional road network are
mitigated on a fair share basis, a Phased Road Improvement Plan shall be prepared in
conjunction with the first Phased Development Plan and, to the maximum extent
allowable in accordance with the TUMF program, any regional road improvements
constructed by the developer shall be exchanged for TUMF fee credits.
12)Passive solar heating techniques shall be employed whenever practicable within the
project. Passive systems involve orienting buildings properly, planting trees to take
advantage of the sun, adequate roof overhangs and proper wall insulation.
13)Prior to approval of a Final Map, Parcel Map, Residential Design Review, or Conditional
Use Permit (as applicable), the project developer shall annex into Community Facilities
District No. 2015-1 (Safety) or such other Community Facilities District for Law
Enforcement, Fire and Paramedic Services established at the time of such approval to
offset the annual negative fiscal impacts of the project on public safety operations and
maintenance issues in the City. Alternatively, the project developer may form a new
Community Facilities District for Law Enforcement, Fire and Paramedic Services or
propose alternative financing mechanisms to fund the annual negative fiscal impacts of
the project with respect to Public Safety services. Community Facilities District No. 2015-
1 or other CFD for law enforcement, fire and/or paramedic services will be subject to an
biennial review by the City and adjustments to special taxes collected thereunder will be
made in accordance with the requirements of the Mello-Roos Community Facilities Act
of 1982, as amended from time to time.
14)Prior to approval of a Final Map, Parcel Map, Design Review, or Conditional Use Permit
or building permit (as applicable), the project developer shall annex into Community
Facilities District No. 2015-2 (Maintenance Services) or such other Community Facilities
District for Maintenance Services established at the time of such approval to fund the on-
going operation and maintenance of the (i) public right-of-way, including street sweeping,
(ii) the public right-of-way landscaped areas and parks to be maintained by the City; and
(iii) for street lights in the public right-of-way for which the City will pay for electricity and
a maintenance fee to Southern California Edison, including streets, parkways, open
space and public storm drains constructed within the development and federal NPDES
requirements to offset the annual negative fiscal impacts of the project. Alternatively, the
project developer may form a new Community Facilities District for Maintenance
Services or propose alternative financing mechanisms to fund the annual negative fiscal
impacts of the project with respect to Maintenance Services.
Alberhill Villages Specific Plan 36
3.6. CIRCULATION NETWORK
Regional access to the specific plan area will occur from I-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 with both Lincoln Street and Lake Street. In order to minimize congestion near the
freeway, the first signalized intersection within the project site has been located on Lake Street
approximately 900 to 1,000 feet from the I-15 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 30-year period. The framework
and right of ways have been planned to accommodate these potential future features. With the
I-15 freeway expected 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 which 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 will also contribute to pedestrian activity through the incorporation of a pedestrian spine
which contains a series of special event gathering places or focal points such as plazas, mini-
parks, or a town green.
A transportation management plan will be adopted as part of each PDP to spread out peak
travel times through ridesharing, van-sharing, employee flex-time, and bike-to-workprograms.
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 Temescal Canyon Road 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-lanestreets.
To further contribute to the pedestrian oriented environment, a number of different traffic
calming or speed reducing devices or designs shall be implemented in PDPs including
roundabouts, neck- downs, cul-de-sacs, divided roadbeds, knuckles, pocket parks, and
neighborhood focal points (refer to Appendix B, Sample Traffic Calming Devices). Similar
devices may also be utilized as long as they meet the goals and intent of the circulation system
for this SpecificPlan.
Alberhill Villages Specific Plan 37
Figure 3-8 Circulation Plan
Alberhill Villages Specific Plan 38
3.7. 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. The proposed 1601 zone tanks
will be located on the eastern ridge to the 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. Water will be supplied by EVMWD which supplies water from a
combination of water wells and imported water.
Sewer
Wastewater treatment will occur at the existing EVMWD Regional Wastewater Treatment Plant.
AVSP will install portions of the EVMWD Master Plan Lift Station and Force Main system in
order to convey wastewater flows to the existing EVMWD Regional Wastewater Treatment
Plant. The collection system of appropriately sized pipes will accommodate sewer service for
the area with the backbone sewer lines located in Temescal Canyon Road and Lake Street.
Sewer lines and Lift Stations will be sized to convey ultimate sewer flows at build-out.
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 offsite 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 CreekChannel.
Sediment basins will generally be maintained by a Homeowner’s Association. Some facilities
may be maintained by the Riverside County Flood Control and Water Conservation District if
that agency accepts the facility(ies) for maintenance. Similarly, the City of Lake Elsinore may
maintain sediment basins, if it accepts them for maintenance. However, absence acceptance
by the Riverside County Flood Control District or the City, the basins will be maintained by a
Homeowner’s Association. Removal of debris from the basins should occur after each major
storm event, but at least once each year.
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 municipalrefuse.
Alberhill Villages Specific Plan 39
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 115KV 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 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
The City of Lake Elsinore, through a contract with the Riverside County Sheriff’s Department,
will provide police protection for the AVSP area. The nearest Lake Elsinore Police
Department/Sheriff’s 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 officers 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 may be located
within the University Town Center Village.
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.
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 is
used to fund a city operated library facility.
Alberhill Villages Specific Plan 40
Parks
The integration of recreational components and recreation-oriented open space is critical to the
overall success of any community as it is through these spaces that the interaction between
people can occur. One of the basic features of the AVSP is the inclusion of various public and
private recreation and open space components to ensure a distinctive quality of life. These
areas will meet the many recreational needs of the Villages’ residents and visitors, as well as,
the recreational needs of many of the City of Lake Elsinore’s residents.
The recreational facilities and park sites within the AVSP include the following:
•A 45.9-acre City Regional Sports Park – see Figure 4-16
•A Regional Recreational Lake & Lakeside Park totaling 41.5 acres
•An active 14.3-acre Public Community Park
•A 6.0-acre community garden
•Two town greens (approximately ¾ acres each)
•Thirty-five (35) Private Pocket Parks (approximately one (1) acre each)
•Pedestrian Paseos
•Trails
•Plazas/Hardscapes
Park and recreation facilities needed to serve the AVSP area are included within the AVSP. The
Developer will construct either all or portions of the parks and recreational facilities; dedicate or
transfer title to the appropriate entity; and identify maintenance responsibility within the AVSP as
set forth in Table 3-2 below:
Alberhill Villages Specific Plan 41
Table 3-2 Park and Recreation Facility Responsibility
Facility Construction
Description
Future
Ownership
Maintenance
Entity
Commencement Completion
45.9-acre
Regional City
Sports Park
1)
Design & Concept
Plan for entire park
site and proposed
Phasing Plan
1)
Submitted with
First PDP
2)
Rough grading of
entire park site by
Developer at
Developer’s cost in
accordance with
City approved
rough grading
plans and drawings
2)
Commencement
upon the later of
plan approval or
City’s receipt of
Alberhill Park
Fees totaling
$6,000,000
2)
18 months from
commencement
3)
Adjacent offsite
public roadway and
utility infrastructure
for park to be
constructed and
funded by
Developer
3)
City of Lake
Elsinore /
applicable
utility
provider
3)
Commencement
upon the later of
completion of
rough grading or
City’s receipt of
Alberhill Park
Fees totaling
$7,500,000
3)
2 years from
commencement
4)
Onsite park
improvements for
park Phase 1 (i.e.,
park improvements
that can be
constructed at a
cost not exceeding
the Alberhill Park
Fees then received
by City), to be
constructed by
Developer, with
Alberhill Park Fees
then received by
City OR City may
elect to construct
park improvements
with Alberhill Park
Fees then received
by City
4)
Dedication
to City of
Lake
Elsinore
4)
City of Lake
Elsinore
4)
Commencement
upon the later of
completion of
adjacent offsite
roadway and
utility
infrastructure or
City’s receipt of
Alberhill Park
Fees totaling
$10,000,000
4)
2 years from
commencement
Alberhill Villages Specific Plan 42
Facility Construction
Description
Future
Ownership
Maintenance
Entity
Commencement Completion
5)
Subsequent park
phases (i.e., onsite
park improvements
to be constructed in
phases at a cost
not exceeding the
remaining balance1
Alberhill Park Fees
then received by
City), to be
constructed by
Developer, with the
remaining balance1
of Alberhill Park
Fees then received
by City OR City
may elect to
construct park
improvements with
the remaining
balance of Alberhill
Park Fees then
received by City
5)
Dedication
to City of
Lake
Elsinore
5)
City of Lake
Elsinore
5)
To be determined
by City based
upon scope of
park phase
improvements
that can be
constructed at a
cost not
exceeding the
remaining
balance1 of
Alberhill Park
Fees then
received by City
5)
To be determined
based on scope
of park phase
improvements,
but not more than
2 years from
commencement
14.3-acre
Public
Community
Park
Turnkey,
constructed and
funded by
Developer
Dedication
to City of
Lake
Elsinore
City of Lake
Elsinore
Detailed site plan,
construction &
engineering
drawings
prepared by
developer and
submitted to City
prior to
recordation of first
Final Map in
Phase 4
Upon issuance of
one-half of
Residential
building permits
in Phase 4
41.5-acre
Recreational
Lake &
Lakeside
Park
Turnkey,
constructed and
funded by
Developer
Grant deed
to HOA
HOA Detailed site plan,
construction &
engineering
drawings
prepared by
developer and
submitted to City
prior to
Upon issuance of
1,500 cumulative
Residential
building permits
(including
building permits
for single family
and multi family
1 Remaining balance shall mean that balance of the Alberhill Park Fees then received by City less the portion
thereof that has been previously spent or committed for “onsite” park improvements.
Alberhill Villages Specific Plan 43
Facility Construction
Description
Future
Ownership
Maintenance
Entity
Commencement Completion
recordation of first
Final Map in in
Phase 2
residential
dwelling units) in
the Project
35.1-acre
Private
Pocket Parks
Turnkey,
constructed and
funded by
Developer
Grant deed
to HOA
HOA Detailed site plan,
construction &
engineering
drawings
prepared by
developer and
submitted to City
prior to
recordation of first
Final Map in in
respective Phase
Upon issuance of
one-half of
Residential
building permits
in respective
Phase
2 – 0.75-acre
Town Greens
Turnkey,
constructed and
funded by
Developer
Grant deed
to HOA
HOA Detailed site plan,
construction &
engineering
drawings
prepared by
developer and
submitted to City
prior to
recordation of first
Final Map in in
respective Phase
Upon completion
of adjacent
streets
6.0-acre
Community
Garden
Turnkey,
constructed and
funded by
Developer
Grant deed
to HOA
HOA Detailed site plan,
construction &
engineering
drawings
prepared by
developer and
submitted to City
prior to
recordation of first
Final Map in in
Phase 3
Upon completion
of adjacent
streets
The location and definition of these recreation areas shall be reviewed and approved as part of
each Phased Development Plan and the subdivision and Design Review processes. The design
concept of joint use of facilities through the location of public parks adjacent to school
playgrounds is encouraged. In lieu of maintaining any or all of the park facilities referenced
above through a HOA, Developer shall have the right to participate in a Project-wide CFD for
the maintenance of park facilities within AVSP. The City shall coordinate with the Developer the
formation and administration of the Project-wide CFD.
3.8. GRADING
Alberhill Villages Specific Plan 44
A mining reclamation plan is required by the Surface Mining and Reclamation Act of 1975
(SMARA) Section 2774, and governed by the City’s Municipal Code (LEMC Chapter 14.04).
Reclamation Plan 112, as amended from time to time, will direct the disposition of the land in
both form and vegetation upon completion of the mining activity. Refer to Figure 3-8, Slope
Analysis, for a general slope analysis of the existing conditions of the site. RP-112 will be
amended by the Developer prior to the issuance of a grading permit for development to ensure
that the reclamation of the mining site will be completed in phases to correspond to project
development phasing and that the reclaimed end use of the mining site will be those land uses
provided in the AVSP and any approved PDP.
During development, highly visible slopes along major roadways, such as those along Lake
Street and Lincoln, 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 swalearea.
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.
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 hauloperation.
Alberhill Villages Specific Plan 45
Figure 3-9 Slope Analysis
Alberhill Villages Specific Plan 46
Chapter
4.DEVELOPMENT
REGULATIONS
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 location of these
zones within the Districts and Planning Areas of the Specific Plan, as shown on the
Comprehensive Land Use Plan (Figure 3-1) will be fine-tuned at the time a 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 AVSP regulations supersede otherwise applicable City zoning ordinances. Where the
Specific Plan or a subsequent PDP is silent on other regulatory areas, the Lake Elsinore
Municipal Code 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.
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 is divided 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.
Contents
4.1 Purpose and Intent
4.2 Development Regulations
4.3 Land Use Regulations
4.4 Circulation Requirements
4.5 Parking Requirements
4.6 Recreation / Open Space
Requirements
4.7 Stormwater Management
Techniques
Alberhill Villages Specific Plan 47
Table 4-1 Zoning Requirements
Zone HR MXU 6 RSF 6 RM 6 RMH 6 RH 6
Regional
University
Town
Center,
Lakeside
Village
Community
Alberhill
Town
Center
Institutional
University
Village
DetachedDetachedAttachedDetachedAttachedAttachedDevelopment Regulations
Density
0-0.5 2-6 6-12 6-12 12-18 12-18 18-24
(35)1
Multi Family Lot Size (minSF)NA 50,000 50,000 50,000 NA NA 2,250 NA 1,350 1,000
Single Family Lot Size (min SF )2 25,000 NA NA NA 5,500 5,000 NA 2,400 NA NA
Multi Family Lot Coverage(max)NA 100%100%100%NA NA 60%70%70%80%
Single Family Lot Coverage
(max)
30%NA NA NA 50%55%NA 70%NA NA
Building Setbacks: (min)
Thoroughfares (TemescalCanyon
Road and Lake Street) measured
from ROW
50 35 30 30 25 25 25 25 25 25
Existing residential 1,5 50 50 NA NA 35 35 50 50 50 50
Open Space Connections
50 30 NA NA 20 20 20 20 25 25
All other setbacks
To be addressed in a subsequentPDP
Height 30 100 46 50 30 453 453 45 453 55 4
Minimum Dwelling Unit Size No minimum
FAR To be addressed in a subsequentPDP
Use Regulations Refer to Section 4.3
Parking Refer to Section 4.4
1 Bonus density tied to performancecriteria.
2 Single Family Lot sizes allow for a variety of single-family product types including, but not limited to, patio homes, wide and shallow lots, single
family cluster, and zero lot lines.
3 Allows for potential 3 storyproduct.
4 Allows for potential 4 story product to achieve proposed 35 DU /Ac.
5 These setbacks address the adjacency of existing residences in the Horsethief Canyon Ranch development and the buildings and structures
along the project’s northwest boundary.
6 Minimum project area for each zone is 5acres.
Alberhill Villages Specific Plan 48
4.3. LAND USE REGULATIONS
4.3.1 Mixed Use (MXU)
Distributed throughout the Villages to provide easy and convenientaccess
Three primary markets – regional, community, andinstitutional
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.
Applies to Mixed Use/Office/Medical, Mixed Use/Regional Commercial, and
Commercial/Mixed Use land use designations.
Permitted Uses:
Retail uses, excluding adult-oriented 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
Entertainment uses including, but not limited to, bowling alleys, movie theaters,
playhouses, and game arcades (excluding adult-oriented entertainment
businesses)
Restaurants and eating places, including places with outside eatingareas
Grocery and specialty food stores
Banks, financial institutions
Lodging facilities including hotels, motels, bed andbreakfasts
Civic uses including, but not limited to, government buildings and service facilities,
libraries, and cultural exhibits
Health and exercise clubs
Live/work units and work/live units
Single-family detached and attached dwellingunits
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 officeuses.
Small family day care homes, large family day care homes and residential day care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance.
Public utility distribution and transmission facilities excluding private radio,
television, antenna and towers.
Public and Private parks, playgrounds, community centers, plazas, and
recreationalbuildings
Open space/wildlife connections
Trails; Drainage and flood controlfacilities
Accessory uses and structures for residential uses, as described below
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit
Alberhill Villages Specific Plan 49
The following uses shall require a conditional use permit pursuant to the requirements
and procedures set forth in the City of Lake Elsinore ZoningOrdinance.
Bars or cocktail lounges not in conjunction with arestaurant
Public and private elementary, and high schools and colleges anduniversities
Animal boarding facilities
Animal veterinary clinics
Places of religious assembly
Wireless telecommunications facilities
Government buildings and service 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 andservices
Uses which exceed the height limit established in Table 4-1
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.2 Hillside Residential (HR)
0-0.5 dwelling units per acre
Assigned to hillside areas where large lot, single family detached residences will be
located
See Table 4-1
Applies to the Hillside Residential and Public Water Facility (PW) land use
designations.
Permitted Uses:
Single-family residential detached dwelling units
Second units pursuant to the applicable provisions of the City of Lake Elsinore
ZoningOrdinance
Public and Private Parks, playgrounds, community centers, and recreational
buildings
Open space/wildlife connections
Drainage and flood control facilities, water tankfacility
Trails
Small family day care homes, large family day care homes and residential day care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance.
Places of Religious Assembly
Accessory uses and structures as described below
HOA managed storagefacilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
Alberhill Villages Specific Plan 50
The following uses shall require a conditional use permit pursuant to of the requirements
and procedures set forth in the City of Lake Elsinore ZoningOrdinance.
Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental
plants for commercial purposes
Wireless telecommunications facilities
Uses which exceed the height limit established in Table 4-1
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.3 Single-Family Residential (RSF)
2-6 dwelling units per acre
Assigned to areas where single family detached residences will belocated
See Table 4-1
Applies to Single-Family Residential land use (SF-4.5, SF-5, SF-6) land use
designations
Permitted Uses:
Single-family residential detached dwelling units
Second units pursuant to the applicable provisions of the City of Lake Elsinore
ZoningOrdinance
Public and Private parks, playgrounds, community centers, and recreational
buildings
Places of religious assembly
Open space/wildlife connections
Drainage and flood controlfacilities
Trails
Accessory uses and structures as described below
Small family day care homes, large family day care homes and residential care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance
Public utility distribution and transmission facilities excluding private radio,
television, and paging antenna and towers
Public and private elementary and high schools and colleges anduniversities
Manufactur
ed (factory-built) houses in compliance with the provisions of the City of Lake
Elsinore Zoning Ordinance
HOA managed storagefacilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures set forth in the City of Lake Elsinore ZoningOrdinance.
Alberhill Villages Specific Plan 51
Wireless telecommunications facilities
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
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.4 Medium Density Residential (RM)
6-12 dwelling units per acre
Assigned to areas where both detached and attached residences will belocated
Typical products could include: patio homes, single family cluster, duplexes,
townhomes, zero lot lines, and wide & shallow.
See Table 4-1
Applies to Single-Family Residential land use (SFR-7, SF-10) land use
designations
Permitted Uses:
Single-family residential attached and detached dwellingunits.
Second units pursuant to the applicable provisions of the City of Lake Elsinore
ZoningOrdinance.
Public and Private parks, playgrounds, community centers, and recreational
buildings.
Places of Religious Assembly
Open space/wildlife connections.
Drainage and flood control facilities, water storage, pumpingfacilities.
Trails.
Accessory uses and structures as described below
Small family day care homes, large family day care homes and residential care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance
Public utility distribution and transmission facilities excluding private radio,
television, antenna and cell towers
Manufactured (factory-built) houses in compliance with the provisions of the City of
Lake Elsinore Zoning Ordinance
HOA managed storagefacilities.
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures set forth in the City of Lake Elsinore ZoningOrdinance.
Wireless telecommunications facilities
Government buildings and service facilities
Public and private elementary, and high schools and colleges anduniversities
Alberhill Villages Specific Plan 52
Uses which exceed the height limit established in Table 4-1
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.5 Medium-High Density Residential (RMH)
12-18 dwelling units per acre
Assigned to areas where both detached and attached residences will belocated
Typical products could include: single family cluster, triplexes, townhomes,
condominiums, and apartments.
See Table 4-1
Applies to Multi-Family Residential (MF-16) land use designations
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 the applicable provisions of the City of Lake Elsinore
ZoningOrdinance
Multi-family residential dwelling units including, but not limited to, condominiums,
duplexes, triplexes, four-plexes, row houses, and apartment housing
Public or private parks, playgrounds, community centers, and recreationalbuildings
Places of religious assembly
Government buildings and service facilities
Public and private elementary, and high schools and colleges anduniversities
Open space/wildlife connections
Drainage and flood control facilities, water storage, pumpingfacilities
Trails
Accessory uses and structures as described below.
Small family day care homes, large family day care homes and residential care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance
Public utility distribution and transmission facilities excluding private radio,
television, antenna and cell towers
Manufactured (factory-built) houses in compliance with the provisions of the City of
Lake Elsinore Zoning Ordinance
HOA managed storagefacilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures of the City of Lake Elsinore ZoningOrdinance.
Uses which exceed the height limit established in Table 4-1
Wireless telecommunications facilities
Other uses where the Community Development Director determines that the
Alberhill Villages Specific Plan 53
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.6 High Density Residential (RH)
18-24 dwelling units per acre (up to 35 DU/Ac with performance criteria beingmet)
Assigned to areas where both detached and attached residences will belocated
Typical products could include: townhomes, multi family, condominiums, and
apartments.
See Table 4-1
Applies to Multi-Family Residential land use (MF-35) land use designations.
Permitted Uses:
Multi-family residential dwelling units including, but not limited to, condominiums,
triplexes, four-plexes, row houses, and apartment housing
Public or private parks, playgrounds, community centers, and recreationalbuildings
Government buildings and service facilities
Places of religious assembly
Public and private elementary, and high schools and colleges anduniversities
Open space/wildlife connections
Drainage and flood control facilities, water storage, pumpingfacilities
Trails
Accessory uses and structures as described below
Small family day care homes, large family day care homes and residential care
facilities in accordance with the provisions of the City of Lake Elsinore Zoning
Ordinance
Public utility distribution and transmission facilities excluding private radio,
television, antenna and cell towers
Manufactured (factory-built) houses in compliance with the provisions of the City of
Lake Elsinore Zoning Ordinance
HOA managed storagefacilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures of the City of Lake Elsinore ZoningOrdinance.
Uses which exceed the height limit established in Table 4-1
Wireless telecommunications facilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
Alberhill Villages Specific Plan 54
4.3.7 Public & Private Parks
Distributed throughout the Villages to provide recreational opportunities for
Villages’ residents and visitors, as well as, many of the City of Lake Elsinore’s
residents
Applies to Park and Lake land use designations.
Permitted Uses:
Age tiered playgrounds and play areas
Outdoor full- and half-court basketball
Baseball fields
Soccer fields
Football fields
Olympic size swimming pool with cabana and shaded seating
Volleyball courts
Skateboard facility
Multi-use open fields
Zero-depth water play area
Meandering trails and view benches
Trash dumpster enclosures throughout the site accessible from the roadways and
dog walking “bag” dispensaries
Individual picnic tables with charcoal barbecues throughout
Group picnic and barbecue areas at each event area
Park benches
Trash receptacles
Restrooms
Concession Stands
Lakes, including noncommercial fishing there from
Aquatics Center
Community Center in public parks. Non-commercial community association
recreation and assembly buildings and facilities in a private park.
Parking lots, only for the above-listed permitted uses
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses.
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures of the City of Lake Elsinore ZoningOrdinance.
Wireless telecommunications facilities
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
Alberhill Villages Specific Plan 55
4.3.8 Open Space
The Villages includes re-created and restored natural wildlife and open space
connections to provide continuity to the National Forest off- site to the south and
the MSHCP core areas off-site to the north.
The intent of these wildlife connections is not to encourage, but also not to
discourage, large wildlife into the community, and to facilitate connections to allow
for safe passage of wildlife around the community and towards the existing under
passes
Applies to Open Space and Natural Open Space land use designations
Permitted Uses:
Natural open space
Natural drainages and drainages restored to natural conditions
Wildlife corridors
Pedestrian paths and trails
Bikeways
Public access roadway across designated open space adjacent to the 45.9 acre
City Regional Sports Park at Alberhill Ranch Road
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed permitted uses
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures of the City of Lake Elsinore ZoningOrdinance.
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.9 Institutional and Worship
The 63.1-acre University land use designation has been set aside for the
development of a university campus or similar educational institutions intended to
serve the existing and proposed communities as well as the larger region
The design of the 12 acre Elementary School will be determined by the Elsinore
Valley Unified School District in consultation with the District's architect and the
California Division of State Architect.
Applies to University, Elementary School and Worship land use designations
Permitted Uses:
Within the University land use designation, institutions of higher learning providing
facilities for teaching and research and authorized to grant academic degrees,
including:
a. On-campus housing for University students
Alberhill Villages Specific Plan 56
b. Education-related office uses
c. University related commercial uses
Elementary Schools within the Elementary School land use designation
Places of Religious Assembly within the Worship land use designation
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit pursuant to the requirements
and procedures of the City of Lake Elsinore ZoningOrdinance.
Places of Religious Assembly within the University land use designation
Other uses where the Community Development Director determines that the
proposed use is substantially the same in character and intensity as the above-
listed uses requiring a conditional use permit
4.3.10 Residential Accessory Structures
The following accessory building and uses may be located on the same lot with a permitted
dwelling; provided, that they are found to be compatible with the residential character of the
neighborhood and that any buildings or structures are harmonious with the architectural style of
the main building. With the exception of open trellis-type patio covers and detached garages, all
accessory buildings and/or structures shall be located only on one-half of the lot.
A. Uses.
1.Home occupations
2.Noncommercial hobbies.
3.Keeping of household pets (when no commercial activity is involved). For the
purpose of this section, 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. Birds shall be permitted only inside
the main dwelling units, unless a use permit is obtained.
B. Structures.
1.Group I. Sheds, children’s playhouses, and similar enclosures of less than 120
square feet provided they do not exceed a maximum height of six and one-half
feet. Such structures may be located on the property line provided the design of
the structure complies with the City’s fire and building codes.
2.Group II. Unenclosed structures such as carports, gazebos, and patio covers (both
trellis-type and solid) as well as detached enclosed structures not included in
Group I but containing less than 600 square feet of floor area such as sheds,
cabanas, children’s playhouses and workshops, provided they do not exceed a
maximum height of 15 feet and are located no closer than five feet to a side
property line, or 10 feet to a rear property line. Attached, enclosed structures in this
category, such as garages and enclosed patios, shall be located no closer to a
property line than the setback prescribed for the main dwelling unit.
3.Group III. Garages, stables, enclosed patios, workshops, cabanas, and similar
enclosed structures containing 600 or more square feet of floor area, provided they
do not exceed a maximum height of 17 feet and, unless otherwise provided in this
Alberhill Villages Specific Plan 57
section, are located no closer to a property line than the setback prescribed for the
main dwelling unit, except that straight-in entry garages may be required a greater
setback.
a.Antennas, satellite dishes, and similar devices.
b.Swimming pools, jacuzzis, spas, and associated equipment; provided they may be
permitted only within rear yard areas or the enclosed portion of a side yard.
Open trellis-type patio covers may be located in a front yard area but shall not encroach more
than five feet into the required setback.
4.3.11 Multi-Family Density Bonuses
The purpose of this section is to satisfy the City’s obligations under Government Code Section
65915 et seq. (the “State Density Bonus Law”), as amended from time to time. Applicants who
seek such density bonuses for housing development within the Multi-Family Residential (MF-35)
land use designation shall comply with the provisions of the Lake Elsinore Municipal Code
(LEMC) Chapter 17.58. Interpretation of the requirements, definitions, and standards for
providing density bonuses and incentives for development within the AVSP shall be governed
by LEMC Chapter 17.58 as it may be amended for time to time and shall be construed so as not
to be inconsistent with the State Density Bonus Law.
4.3.12 Interim Surface Mining Land Uses
4.3.12.1 Purpose; Preexisting Operations.
The intent of this section is to allow preexisting mining operations and related land uses on the
Pacific Clay property to continue as an interim use until replaced by development in accordance
with the land uses designated in the AVSP. For purposes of Section 4.3.12, “preexisting mining
operations” means (1) any operation activity which is legally occurring in an area at the time the
area is designated as part of the Alberhill Villages Specific Plan by the City, and (2) any legal
structure existing in an area at the time the area is designated part of the Alberhill Villages
Specific Plan by the City.
Preexisting mining operations include two types of surface mining activities (1) extraction
activities and (2) processing/crushing activities.
Extraction activities are conducted during the day by machines that scrape the resources from
the surface and include onsite transport and storage. Extraction activities are comparable to
construction grading activities. Extraction activities do not involve blasting. Products extracted
from within the boundaries of RP 112 include clay for the manufacturing of tile and brick and
other architectural items. Decomposed granite, sand and rock are also mined for landscaping
and other uses
Processing/Crushing activities are conducted in the southeast portion of the Pacific Clay
property by a rock crushing plant, conveyor belt system and sand plant (see Figure 4-1-). The
processing/crushing activities are conducted during the day and night and, particularly during
nighttime operations, generates significant noise, dust, light and glare.
Interim mining activities shall be consistent with Reclamation Plan 112, as amended by the City
in August 2011 and as may be amended from time to time as development within the AVSP
Alberhill Villages Specific Plan 58
occurs. Any proposed expansion of existing mining operations shall be permitted only in
accordance with the Surface Mining and Reclamation Act (Cal. Pub. Res. Code §§ 2710 et seq.:
“SMARA”), LEMC Chapter 14.04, and RP 112 as the same may be amended from time to time,
and shall be subject to any applicable approvals required thereunder.
4.3.12.2 Accessory uses.
In addition to preexisting mining operations (as defined in Section 4.3.12.1), the following
accessory buildings and uses may be located in the same area in conjunction with the interim
mining use; provided, that they remain incidental and secondary to the primary use and are
compatible with RP 112,
A. Retail and wholesale distribution of materials produced on the site; provided that retail
distribution sales do not occupy more than 2.5 total acres within the AVSP area on which
mining operations are conducted.
B. Storage of trucks, excavating vehicles, machinery, or other similar equipment or non-
product material used in the operation, where suitable screening of the storage is
provided as may be required in connection with the future approval of new residential
development or public rights-of-way.
C. Scales and weighing equipment.
D. Offices and maintenance shop structures, including use of mobilehomes, provided such
structures are constructed subject to and in accordance with a validly issued City
building permit.
E. Residences and mobilehomes for caretakers or watchmen and their families; provided,
that no more than one residence per 500 acres of mining area may be permitted by the
City and further provided such structures are constructed subject to and in accordance
with a validly issued City building permit.
4.3.12.3 Development standards.
The following minimum standards shall apply to all interim mining uses within the AVSP:
A.Minimum Area. Not less than 200 acres gross.
B.Minimum Width. Not less than 200 feet.
C.Yards. Subject to the setback requirements in Section 4.3.12.4. F, front, rear, and
side, not less than 50 feet for any use permitted in Section 4.3.12 and not less than
500 feet when the use is adjacent to any residential designated property; provided
further, however, that any structure exceeding 45 feet in height shall have front,
side, and rear yard spaces equal to the height of said structure and not less than
50 feet.
D.Structure Height. With the exception of preexisting mining operations, no habitable
building or permanent structure shall exceed 45 feet in height, unless a variance is
approved by the Planning Commission. In no event, however, shall a habitable
building exceed 75 feet in height or shall any other structure exceed 100 feet in
height.
Alberhill Villages Specific Plan 59
4.3.12.4 Special development and landscape improvement standards.
The following special development and landscape improvement standards are designed for
interim mining and related uses which are located within the AVSP. Any interim mining and
quarry operations shall be subject to the following standards:
A.Noise Suppression. All equipment and premises employed in conjunction with any
of the interim mining-related uses shall be constructed, operated and maintained in
accordance with the requirements of the Noise Control provisions of the City of
Lake Elsinore Municipal Code.
B.Roads and Driveways. Best management practices shall be implemented and all
roads and driveways shall be kept wetted while being used or shall be treated with
oil, asphaltic concrete or concrete, or other palliative to prevent the emission of
dust.
C.Access Roads. All private access roads leading off any paved public street onto
property used for any purpose permitted in Section 4.3.12 shall be paved to a
minimum width of 24 feet with asphaltic concrete or equal, not less than three
inches in thickness with adequate compacted base material for not less than the
first 100 feet of said access road.
D.Air and Water Pollution. All operations shall be conducted in compliance with the
requirements of the South Coast Air Quality Management District and the State
Water Quality Control Board.
E.Slopes of Excavations. No production from an open pit quarry shall be permitted
which creates an average slope steeper than one foot horizontal to one foot
vertical; provided, however, that a steeper slope may be permitted where soil
content or material is such that a vertical-cut excavation is safe in the opinion of the
Division of Industrial Safety, Department of Industrial Relations of the State of
California.
F.Setbacks, Distancing and Landscaping.Preexisting mining operations shall
comply with the following (refer to Figure 4-1):
1. For Crushing Operations which includes batch plants and crushing equipment.
a. Within the 1500 feet of the property boundary of any new residential
development – prohibited. No residential building permit will be issued for
construction within 1500 feet of the rock crushing or batch plants. In
addition, this equipment shall not be moved within 1500 feet of any existing
residential use.
b. Within the 500 feet of the property boundary of any new non-residential
development – prohibited. No building permit for a non-residential use will
be issued for construction within 500 feet of the rock crushing or batch
plants. In addition, this equipment shall not be moved within 500 feet of
any existing non-residential use.
c. Between 500 feet and 1,500 feet of the property boundary shall be
screened to a height of at least ten (10) feet by either landscaping, berms,
walls or solid fencing and the outer boundaries of the area being excavated
shall be enclosed with a six-foot-high chain link fence, including all
necessary gates, except where such a fence would be impractical, as in the
bed or flood channel of a wash or watercourse, because of differences in
Alberhill Villages Specific Plan 60
elevation.
2.For Processing Operations which includes brick manufacturing, kilns,
conveyor belt system and sand washing apparatus.
a. Within the 500 feet of the property boundary of any new residential
development – prohibited. No residential building permit will be issued for
construction within 500 feet of kilns, conveyor belt system or sand washing
apparatus. In addition, this equipment shall not be moved within 500 feet of
any existing residential use.
b. Within the 500 feet of the property boundary of any new non-residential
development – prohibited. No building permit for a non-residential use will
be issued for construction within 500 feet of the kilns, conveyor belt system
and sand washing apparatus. In addition, this equipment shall not be
moved within 500 feet of any existing non-residential use.
c. Between 500 feet and 1,500 feet of the property boundary shall be
screened to a height of at least ten (10) feet by either landscaping, berms,
walls or solid fencing and the outer boundaries of the area being excavated
shall be enclosed with a six-foot-high chain link fence, including all
necessary gates, except where such a fence would be impractical, as in the
bed or flood channel of a wash or watercourse, because of differences in
elevation.
3. For Excavation Operations which includes onsite material excavation, material
transport and storage.
a. Within 150 feet of the property boundary – excavation prohibited without
issuance of a conditional use permit except for excavation immediately
adjacent to Lake Street from Temescal Canyon Road to Alberhill Ranch
Road is permitted for purposes of rough grading the future roadway
widening of the Lake Street corridor.
b. Within 300 feet of the property boundary of any new residential or non-
residential development – prohibited. No residential building permit will be
issued for construction within 300 feet of excavation operations.
c. Between the 150-foot setback from existing residential or non-residential use
and 300-foot setback from existing residential use or non-residential use
developed within the AVSP and the property boundary shall be screened to
a height of at least ten (10) feet by either landscaping, berms, walls or solid
fencing and the outer boundaries of the area being excavated shall be
enclosed with a six-foot-high chain link fence, including all necessary gates,
except where such a fence would be impractical, as in the bed or flood
channel of a wash or watercourse, because of differences in elevation.
Alberhill Villages Specific Plan
61
Figure 4-1 Mining Setbacks
Alberhill Villages Specific Plan 62
G.Reclamation. Consistent with proposed phased development in AVSP, the
Developer will submit applications to the City to amend RP 112 in order to provide
for reclamation in phases with the land uses provided in the AVSP and any
approved PDP to be the reclaimed end use. Prior to any new development of any
non-mining use within a phase, the property within that phase shall be reclaimed in
accordance with RP 112, as may be amended from time to time, and applicable
provisions of the Surface Mining and Reclamation Act of 1975 and LEMC Chapter
14.04.
Alberhill Villages Specific Plan 63
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 designstandards
The overall project circulation design standards are established at this Tier 1 Level (Specific
Plan), and are further defined more specifically at the Tier 2 Level (Phased Development Plan).
The Tier 1 Level address the backbone circulation system which includes Lake St., Temescal
Canyon Rd. (extension), Lincoln Avenue (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 2 Level address the circulation
system on a project or Tract level, and 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 theAVSP:
Design Standards
Parkway Medians:
Width: Overall width, including curb, to be no less than the minimum width specified in
the City of Lake Elsinore Standard Specifications.
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 rolleddesigns.
Planting Area: 5-foot 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 shall
be used. Bio-retention design shall be used, where practicable. Dry streambeds, weirs,
and ponds are encouraged.
Walking Paths / Mixed Use Trails:
Width:Extends from street curb through parkway area to building façade 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 shall use
enriched paving, utilizing pedestrian-scaled patterns, subject to the approval of the City
Engineer.
Features: Dry streambeds, weirs, and ponds areencouraged.
Open-Space Corridor Widths: Non-contiguous Regional Trails: 10-foot minimum width.
Alberhill Villages Specific Plan 64
Includes Lake Street and Temescal Canyon Road; Hiking Paths: 5-foot minimum width
within open space corridors; Surfaces: Permeable surfaces, such as decomposed
granite, shall be used where practicable depending upon road gradient. 6% or less
permeable material stronglyencouraged.
Travel Lanes:
Width: 11-foot minimum, 16-foot maximum.
Material: Recycled content shall be used where practicable.
Parking Lanes:
Width: 7-foot minimum, 8-foot maximum.
Materials: Recycled content shall be used where practicable.
Emergency / Bike Lanes (Lake St., Nichols Rd., Temescal CanyonRd.)
Width: 5-foot minimum, 6-foot maximum.
Striping: Required per Citystandards.
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: 5-foot 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: 5-foot 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-foot. minimum, non-adjacent to curb; Not required
when regional trail (8-foot minimum) occurs on same side of street; Materials: Recycled
content encouraged.
Intersection Treatments:
Roundabouts: 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
shall be used. Signage is to be appropriatelyplaced.
Alberhill Villages Specific Plan 65
Corner or Curb: Variable radii depending on particular streettype.
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“wayfinding”.
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 clearlyposted.
Speed Bumps: Not allowed in public streets.
Pedestrian / Bicycle Priority: Create plazas for autos, bicycles and pedestrians, all 3
sharing space equally, in typically narrow and circuitousroutes.
Lighting: Pedestrian scale reinforces overall community identity; Dark Skypolicy.
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.
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, Street A which bisects the campus and the University Town
Center 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).
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 I-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 to 250-foot wide 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
Alberhill Villages Specific Plan 66
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 Figures4-2.1, 4-2.2 and
4-2.3.)
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.(Refer to Figure 4-3)
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 Figures 4-4 and 4-5.)
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 University Town Center 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 Figures 4-6 and 4-7.)
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 University Town Center
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 Figures 4-8, 4-9 and 4-
10.)
Alberhill Villages Specific Plan
67
Figure 4-2.1 Lake Street Road Section – 8 Lanes
Figure 4-2.2 Lake Street Road Section – 6 Lanes – North of Nichols Road
Alberhill Villages Specific Plan 68
Figure 4-2.3 Lake Street Road Section – 6 Lanes – South of Nichols Road
Alberhill Villages Specific Plan 69
Figure 4-3 Temescal Canyon Road
Alberhill Villages Specific Plan
70
Figure 4-4 Lincoln Street Section – 4 Lane- North of Street B
Figure 4-5 Lincoln Street Section – 4 Lane- South of Street B
Alberhill Villages Specific Plan 71
Figure 4-6 Nichols Road Section – East End Condition
Figure 4-7 Nichols Road Section – West End Condition
Alberhill Villages Specific Plan 72
Figure 4-8 Street A Road Section – Condition 1
Figure 4-9 Street A Road Section – Condition 2
Figure 4-10 Street A Road Section – Condition 3
Alberhill Villages Specific Plan 73
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
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 Figure4-11.)
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 Figures4-12 and 4-13.)
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 Figure4-14.)
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 Figure4-15.)
Alberhill Villages Specific Plan 74
Figure 4-11 Street B Road Section
Alberhill Villages Specific Plan 75
Figure 4-12 Street C Road Section – Northern Condition
Figure 4-13 Street C Road Section – Southern Condition
Alberhill Villages Specific Plan 76
Figure 4-14 Street D Road Section
Alberhill Villages Specific Plan 77
Figure 4-15 Streets E and F Road Section
Alberhill Villages Specific Plan 78
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 and train). 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 SpecificPlan.
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 ordistrict
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
Any areas not covered in a PDP or Design Review submittal will rely on the parking
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
Alberhill Villages Specific Plan 79
stops with benches along trails. These open space elements 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 183 acres of parks and lakes.
Final determination of park dedication will be made at the subdivision map level.
The project’s parks will consist of: a 45.9-acre City Regional Sports Park for regional national
tournaments and local sports teams; a 41.5-acre Recreational Lake and Lakeside Park facility
including a 26.0-acre Lake and a 15.5-acre Public Park area; an active 14.3-acre community
park bordering a 12.0-acre elementary school with its own recreation play fields and potentially
shared school play facilities, a 6-acre community garden, two (2) town greens which are
approximately ¾ acres each. The 14.3 acre Community Park is adjacent to a community place
of worship. The thirty-five (35) smaller private pocket parks are approximately one (1) acre each
and will be built by developers and maintained by a HOA. Thirty-five (35) acres of private pocket
parks will be distributed throughout the Villages within easy walking distance of the surrounding
residences and each private pocket park will provide specialized private amenities such as
private pools, basketball courts, volleyball courts, and tenniscourts.
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.
1.Private Pocket Parks – Parks of this nature are typically less than one (1) acre in size.
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
will be built by developers and maintained by a 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.
2.City Regional Sports Park –This 45.9 acre City Regional Sports Park is found in Phase
2 of the Alberhill Villages Specific Plan. The City Regional Sports Park includes: four
baseball fields in a wagon wheel design, four volleyball courts, four basketball courts,
four soccer fields, tot-lots, water park play area, restrooms, and concession stands as
shown on Figure 4-16. The City Regional Sports Park is situated along Lake Street and
across from the existing Alberhill Ranch Community Park and future schoolsite. The City
Regional Sports Park shall be developed and funded as more particularly set forth in
Table 3-2. Upon completion, the 45.9-acre City Sports Parks shall be maintained by the
City.
3.Public Community Park – Community parks are typically between 11 - 40 acres in size
and are designed to serve 15,000 - 20,000 residents within a one and one-half mile (1 ½
mile) service radius, as well as visitors to the area and are utilized for active and passive
recreation. The project provides a 14.3-acre community park bordering a 12.0-acre
elementary school with its own recreational fields. This 14.3-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.
The Community Park will be constructed by the developer(s) and dedicated to the City
as a fully-improved “turnkey” park. The 14.3-acre Public Community Park shall be
Alberhill Villages Specific Plan 80
maintained by the City.
4.Recreational Lake & Lakeside Park – Regional parks are typically 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 41.5-acre Recreational Lake & Lakeside will be located
at the heart of the project, along with the university, the Recreational Lake & Lakeside
Park will be the focal point of Alberhill Villages. The recreational lake totaling
approximately 26.0-acres will be surrounded by playfields, picnic areas, active areas, as
well as passive park uses such as an outdoor amphitheater and 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. The Recreational Lake &
Lakeside Park shall be maintained by a HOA.
5.Town Green – Two (2) town greens approximately ¾ 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. The town green shall be
maintained by a HOA.
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. Plazas / Hardscapes shall be maintained by a HOA.
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. Community Garden shall be maintained by a
HOA.
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, designed to
separate wildlife from humans, also function as wildlife corridors which connect to the
Cleveland National Forest and connect into the MSHCP Core areas.
Alberhill Villages Specific Plan 81
Figure 4-16 Park Plan
Alberhill Villages Specific Plan 82
Figure 4-17 City Regional Sports Park Plan
Alberhill Villages Specific Plan 83
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 (refer to Appendix C, Sample
Stormwater Management Techniques). Additional techniques may be implemented in a PDP
provided that they meet the goals and intent of this specific plan. All development within the
AVSP shall comply with the NPDES requirements in effect at the time each implementing
development application (Conditional Use Permit, Design Review and/or subdivision) is
approved.
Alberhill Villages Specific Plan 84
Chapter
5.IMPLEMENTATION
5.1. IMPLEMENTATION PROCESS
To administer the Specific Plan and control the build-out of residential units and
commercial/office square footage, a three-tier land use and development entitlement process
will be followed for all development areas and projects within the AVSP area. The three-tier
implementation process consists of: 1) adoption of the Specific Plan Zoning Ordinance; 2)
adoption of Phased Development Plans (PDPs); and, 3) the more precise Design
Review/Subdivision approval process that corresponds with actual development plans. The
three-tier implementation approach postpones certain land use, development standards and
design details that cannot be anticipated until economic, market, and trend development
concepts become certain. Phased Development Plans (PDPs) must be processed in
accordance with the provisions of the AVSP concurrent with or prior to the processing of
subdivision maps and/or Design Review site plans. Tier 2 and Tier 3 entitlements will be
subject to further CEQA review and opportunities for public participation.
Specific Plan (Tier 1)
This Specific Plan is developed in accordance with the provisions of the Specific Plan District
(SPD) Zone 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 2)
Phased Development Plans (PDPs) must be processed in accordance with the provisions of this
section of the AVSP, concurrent with or prior to the processing of subdivision maps and/or
Design Review site plans. 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, design guidelines and circulation and infrastructure phasing
milestones for a geographic area within the Specific Plan when development in the area is
imminent based on marketdemand.
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 Specific Plan/PDP Modifications
and Amendments
5.6 Phasing
5.7 Financing and Maintenance
Alberhill Villages Specific Plan 85
Figure 5-1 Example Tier 2 Land Use Plan
Alberhill Villages Specific Plan 86
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. 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 current 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 current development will continue to be used as mining areas. These adjacent
Subareas containing ongoing interim mining activity will be included in a subsequent PDP once
urban development for these areas becomesknown.
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 2
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 in accordance with Section 4.3.12 of this AVSP.
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 for review and
approval. For example, a PDP can refine the development regulations to reduce the height limit
of structures within a zone. A PDP can also introduce ADT transfers from one planning area to
another or from one subarea to another, based on the criteria set forth in Section 5.3. PDP’s will
include design guidelines for the public edge conditions that occur within the project. These
edge conditions include, but are not limited to, major streetscapes, school/residential interfaces,
park/residential interfaces, neighborhood center/residential interfaces, and open space/trails.
Location of traffic calming devices, entry points, pedestrian access points and architectural focal
points will also be addressed in the PDP document.
The following is a list of items to be addressed in more detail within aPDP:
I.Introduction
A. Project location within the Specific Plan.
B.Project Description
C.Specific Goals and Objectives of the Tier 2development
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
Alberhill Villages Specific Plan 87
c. Institutional
d. Mixed use
e. Open space corridors
f.Potential schools
g. Location of park(s), lake(s), and other recreationalamenities
h. Public facilities
B. Applicable Districts and Planning Areas divided bySubarea
1. Statistical analysis indicating acres, number of units and square footage of
retail and office space
2. Any proposed transfers of ADT’s 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
3. Milestones for construction of roads and trails as established by the applicable
TIA
4. Trail linkages and bike lanes, including the inclusion of Class IV bikeways.
D. Public Facilities and Services Master Plan
1.Proposed distribution, location, extent, and intensity of sewage, water,
drainage, solid waste disposal, energy, police, fire, and schools
2.Other essential services and utilities proposed to be located near the plan area
and needed to support the land uses described in thePDP
3.Milestones for construction of required facilities as established by the applicable
impact assessment
E. Subarea Grading Concept
1. Project perimeter edge conditions
2. Major roads
3. Planning area pads and 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
Alberhill Villages Specific Plan 88
G. Signage Concepts
H. Sustainable Concepts
I.Landscape Plan (only if added to PDP)
J. Public Art (only if added to PDP – not a Cityrequirement)
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. Water, Sewer, and Drainage Plans
F. Conceptual vignettes, as necessary, to depict site planning and designguidelines
Each PDP and PDP Amendment shall include the information set forth in Section 1.3 of this
AVSP and such other information as reasonably required by City staff to evaluate the PDP
application. PDPs shall be reviewed by staff and considered at a noticed public hearing by the
Planning Commission for recommendation to the City Council. Final action for each PDP shall
be made by the City Council following a noticed public hearing. PDPs may be approved,
conditionally approved or denied, in accordance with the provisions set forth in this AVSP and/or
the Development Agreement. Several PDPs may be processed concurrently with development
occurring in several PDPs at the sametime.
Alberhill Villages Specific Plan 89
Figure 5-2 Example Tier 2 Structure Diagram
Alberhill Villages Specific Plan 90
Design Review (Tier 3)
Prior to issuance of a building permit for any structure or sign, Design Review shall be approved
pursuant to the requirements and procedures of the City of Lake Elsinore Zoning Ordinance,
amended as outlined below. 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.
In addition to the items required by the Lake Elsinore Zoning Ordinance, Design Review and
Design Review Amendments shall include the information set forth in Section 1.3 of this AVSP
and the following items must be submitted with the site plan application, ifapplicable:
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
C. Conceptual Landscape Plans, including:
1. Entry statements
2. Streetscapes
3. Parks and open spaces
Design Review shall be reviewed by staff and considered at a noticed public hearing by the
Planning Commission for recommendation to the City Council. Final action for each Design
Review shall be made by the City Council following a noticed public hearing. Design Review
may be approved, conditionally approved or denied, in accordance with the provisions set forth
in this AVSP and/or the Development Agreement.
Alberhill Villages Specific Plan 91
Subdivision Map Processing
Subdivision maps maybe submitted concurrently with Tier 2 or Tier 3applications.
5.2. TRANSFER OF DEVELOPMENT BETWEEN VILLAGES AND
PLANNING AREAS
Transfer of development between Villages and Planning Areas may occur in the following
situations:
1).If a constructed development is under the maximum allowable dwelling units or
square footage permitted for the area per Table 3-1 of the AVSP, the additional
units or square footage can be added in future development proposals 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 PlanningArea.
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 may be considered during the PDP or Design Review phases. Any transfers shall
require a traffic analysis that looks at daily traffic flows and peak turn movements to determine
the feasibility of the proposed density transfer.
Alberhill Villages Specific Plan 92
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 Major Thoroughfare 15 % *
Across Two Major Thoroughfares 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.
5.3. DEVELOPMENT APPROVALS REQUIRED
To implement the AVSP, various discretionary and ministerial permits and applications must be
submitted and approved, as summarized in Table5-2.
Table 5-2 Required Development Approvals
PERMIT/APPROVAL AGENCY PURPOSE
Specific Plan City of Lake Elsinore Incorporate the Pacific Clay site into
a specific plan to implement the
General Plan land use plan for the
area.
Phased Development
Plan
City of Lake Elsinore Specifies greater details regarding
the type of development that will
occur within a phase of the specific
plan.
Subdivision Maps City of Lake Elsinore Create legal lots.
Site Plans City of Lake Elsinore Review architectural details prior to
building permit issuance.
Alberhill Villages Specific Plan 93
PERMIT/APPROVAL AGENCY PURPOSE
Right-of-Way Permits City of Lake Elsinore Work in public right-of-way.
Grading Permits City of Lake Elsinore Site preparation.
Final Map City of Lake Elsinore Final mapping of approved
subdivision lots.
Improvement Plans City of Lake Elsinore Plans for roads/utilities.
Building Permits City of Lake
Elsinore
Construction of buildings.
National Pollutant
Discharge Elimination
System (NPDES) Permit
Santa Ana Regional
Water Quality Control
Board (SARWQCB)
Discharge approval.
General Construction
Storm Water Permit
SARWQCB Storm water runoff.
Waste Discharge
Requirements Permit
SARWQCB Waste discharge.
Water District Approval EVMWD Water service
Sewer District Approval EVMWD Sewer service
School District Approval LEUSD School service
Fire District Approval Riverside County
Fire
Fire service
Caltrans Approval California
Department of
Transportation
Modification of on-ramps and
off-ramps
CDF&G 2081 or 1600
Permits
California Department
of Fish and Game
Incidental take and
streambed
alteration
PERMIT/APPROVAL AGENCY PURPOSE
401 Water Quality Permit Regional Water
Quality Control
Board
Discharges into waters of the
US
USACE 404 Permit US Army Corp of
Engineers
Construction activities within
the waters of the US
LEAPS Process City of Lake Elsinore For right-of-way within the
MSHCP core areas outside
of the Pacific Clay site.
Some of the discretionary actions listed above can occur simultaneously. Subdivision maps and
design review plans 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 plans. Subdivision maps may also 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
Alberhill Villages Specific Plan 94
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 canoccur:
Table 5-3 Implementation Table
IMPLEMENTING
ENTITLEMENT
ACTION
TIER 1
SPECIFIC PLAN
TIER 2
PHASED
DEVELOPMENT PLAN
TIER 3 DESIGN
REVIEW
Subdivision Maps N/A O O
Transfer of
Development (within
or outside of the
Specific Plan area)
N/A O O
Updating
Development Status
Matrix
N/A R R
Site Plan N/A O R
O = Optional; R = Required
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 in effect at the time of
application submittal. Future tentative, or parcel maps and site plan review packages must be in
substantial conformance with the development standards and design guidelines of the AVSP
and the associated PDP. Mitigation measures for environmental impacts shall be reviewed
during the tentative map/site plan review stage. Tentative map approvals shall condition the
approval and recordation of final maps as necessary to implement adopted mitigation measures
and conditions of approval which are applicable to the mapped area and legally allowable or
otherwise acceptable to the Developer.
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.
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 theCity.
5.4. DEVELOPMENT STATUS MATRIX
Regardless of whether or not an applicant chooses to transfer development within or outside of
the specific plan area, for each PDP, PDP Amendment, Subdivision and Design Review Site
Plan, the following Development Status Matrix shall be updated by the Developer for review and
approval by the City 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, PDP Amendment, Subdivision and
Design Review stages and utilized to track the approved development to ensure that the
maximum entitlements allotted per the AVSP are not exceeded.
Alberhill Villages Specific Plan 95
Table 5-4 Development Status Matrix
LocationLand UseApprox. AcresUnits Square
Feet
Total
ADT’s
allocated
per
Specific
Plan
ADT’s
Previously
Transferred
ADT’s
Transferred
per this
Phase One
PDP
Max.
Allowable
Transfer
In (See
Specific
Plan for
Criteria)
Total
Available
ADT’s (not
cumulative
See
Specific
Plan
criteria)
Total
ADT’s
Used
with
this
Phase
One
PDP
Remaining
ADT’s
Available
DetachedAttachedRetailOfficeUniversityVillage
PA 1a
University Town Center
PA 1b
Parkview Village
PA 2a
PA 2b
PA 2c
Highland Village
PA 3a
PA 3b
Lakeside Village
PA 4a
PA 4b
PA 4c
Ridgeview Village
PA 5a
PA 5b
Alberhill Town Center
PA 6a
TOTALS
Alberhill Villages Specific Plan 96
5.5. SPECIFIC PLAN/PDP MODIFICATIONS AND AMENDMENTS
5.5.1 SPECIFIC PLAN AND PHASED DEVELOPMENT PLAN MINOR MODIFICATIONS
Minor Modifications to the approved AVSP and any subsequent PDP may be allowed at the
discretion of the Community Development Director. Any minor modifications must be consistent
with the purpose and intent of the approved AVSP document. All modifications or amendments
to the approved Specific Plan or an approved PDP, other than such minor changes, shall be
processed as a Specific Plan amendment and/or a PDP amendment and are subject to all
Specific Plan and/or PDP procedures.
5.5.1.1 Minor Modifications to the Specific Plan and Adopted Phased Development Plan
The purpose of Minor Modifications is to provide a ministerial process to determine whether
adjustments in the AVSP and approved PDP provisions, uses, conditions, or situations arise
that are not clearly addressed by the Specific Plan or adopted PDP, but comply with the intent
of the standards, development caps, design concepts, and policy direction of the Specific
Plan/PDP.
The following minor modifications to the Specific Plan/PDP do not require an amendment to the
AVSP/PDP and are subject to review and approval by the Community Development Director
and, where specified, the City Engineer. The Community Development Director and City
Engineer shall have the discretion to refer a minor modification request to the Planning
Commission. A request for a minor modification shall not require a public hearing. The following
modifications constitute minor changes to the approved Specific Plan or an approved PDP::
1. Minor changes in roadway alignments and street sections are allowed, provided such
changes are consistent with the streetscape concept for roads, and are subject to
approval of the City Engineer and Community DevelopmentDirector.
2. The phasing program as described below may be modified, provided the objectives of
the program 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 proposed development. Any deviations from the Specific Plan Phasing Plan
shall be subject to the approval of the City Engineer and Community Development
Director.
3. Determinations as to whether a use not listed Section 4.3 (Land Use Regulations) is
substantially the same in character and intensity as the listed permitted or conditionally
permitted uses, or an accessory use or structure, or a prohibited use.
4. Adjustments to the plans or tables contained in AVSP or adopted PDPs which do not
change the conceptual design for the Specific Plan or the adopted PDP and do not
change the requirements for providing adequate infrastructure facilities.
5. Modification of development standards contained in Chapter 4, which do not change the
conceptual design for the Specific Plan and do not deviate more than 10 percent from
any numerical development standard stated in the Specific Plan/PDP; provided that the
Community Development Director shall give notice to contiguous property owners prior
to approving a minor modification of a development standard.
Alberhill Villages Specific Plan 97
6. Minor modifications to the architectural, landscape, or sustainability design guidelines
necessary to respond to actual site conditions or to creative new design concepts.
7. Adjustments to individual Planning Area boundaries, provided the acreage of adjusted
planning areas does not vary more than 10 percent from that stated in the Specific Plan.
8. Modifications of a similar nature to those listed above or determinations regarding
issues, conditions, or situations which arise in the implementation of the Specific
Plan/PDP and which are not addressed by the Specific Plan or the adopted PDP, which
are deemed minor by the Community Development Director, and which are in keeping
with the intent of this Specific Plan.
5.5.1.2 Minor Modification Submittal Requirements
An application for determination of Minor Modification may be submitted in conjunction with an
application for Design Review, or at any other time as may be necessary for development.
Applications shall be in writing or forms provided by the Community Development Director and
shall include at a minimum the following:
1. Name and address of the applicant.
2. Evidence that the applicant is the owner of the property involved or has authorization
from the owner to make such application.
3. Location of subject property, including Assessor’s Parcel Number(s).
4. Description of proposed facility, use, modification of use, or modification of Specific Plan
figure, text, standard(s), or provision(s).
5. If deemed necessary by the Community Development Director, a site plan and/or
elevation illustrating the proposed use, development, structure(s), or modification(s) of
the Specific Plan. Plans shall be submitted in a format acceptable to the Community
Development Director.
6. A written justification of the proposed modification identifying the pertinent portions of the
Specific Plan that the proposal is in substantial conformance with. Specific reference
should be made to the purpose for the Minor Modification, as described a.
7. Such other information deemed necessary by the Community Development Director to
determine substantial conformance with the provisions of the Specific Plan.
8. Fees as determined by the Community Development Director for the processing of the
application, including referring the application to the Planning Commission.
5.5.1.3 Minor Modification Findings and Procedures
The Community Development Director shall make the determination of Minor Modification in
accordance with the following procedures after making certain findings as described below. The
Community Development Director, or designee, shall approve, approve with conditions, or deny
Alberhill Villages Specific Plan 98
the request based on findings that the request:
1. Substantially conforms with the objectives and policy direction of the AVSP, and/or with
the intent of applicable provisions if modifications to those provisions are being
requested;
2. Will not adversely affect public health and safety; and
3. Will not adversely affect adjacent development areas.
Such determination shall be made in accordance with the following procedures:
1. The determination shall be made in conjunction with the ministerial Minor Design
Review process as outlined in the Lake Elsinore Zoning Ordinance.
2. Where no Design Review permit is involved, determination shall be made according to
the following ministerial process:
a) Following receipt of an application, the Community Development Director shall
inform the applicant in writing within 30 calendar days that the application is
complete or that additional information is needed to complete review;
b) Within ten 10 business days of determining the application is complete, the
Community Development Director shall issue a determination approving,
conditionally approving, or denying the application;
c) Written notice of such determination shall be given to the applicant by mail within 7
calendar days after the date of the determination.
d) The decision of the Community Development Director shall be final on the
expiration of 15 calendar days from and including the date of mailing of the notice
of the decision unless a notice of appeal is filed by the applicant with the
Community Development Director within such time.
The determination of Minor Modification by the Community Development Director shall be
subject to appeal by the applicant to the Planning Commission with the following procedures:
1. The applicant for the determination of Minor Modification may appeal the Community
Development Director’s decision on the application by filing a written notice of appeal
with the Community Development Director, including an appeal fee, prior to the time the
decision becomes final.
2. The Planning Commission shall consider the appeal within 30 calendar days of the filing
of the appeal with the Community Development Director. No public hearing or notice
shall be required.
3. The Planning Commission may affirm or modify the determination of Minor Modification
by the Community Development Director, and its decision shall be final unless appealed
to the City Council.
Alberhill Villages Specific Plan 99
The determination of Minor Modification by the Planning Commission shall be subject to appeal
by the applicant to the City Council with the following procedures:
1. The applicant for the determination of Minor Modification may appeal the Planning
Commission’s decision on the application by filling a written notice of appeal to the City
Clerk, including an appeal fee, prior to the time the decision becomes final.
2. The City Council shall consider the appeal within 30 calendar days of the filing of the
appeal with the City Clerk. No public hearing or notice shall be required.
3.The City Council may affirm or modify the determination of Minor Modification by the
Planning Commission, and its decision shall be final.
5.5.2 SPECIFIC PLAN AMENDMENTS AND PHASED DEVELOPMENT PLAN
MODIFICATIONS
5.5.2.1 Amendments to the Specific Plan and Approved Phase Development Plans
Changes to the AVSP and changes to approved PDPs which do not qualify as minor
modifications, as described below, require filing of a Specific Plan Amendment (SPA)/PDP
Amendment. The following are guidelines for the SPA process:
1.Specific Plan Amendments, shall not require a concurrent General Plan Amendment
unless it is determined by the City that the proposed amendment would substantively affect
General Plan goals, policies, or programs for the AVSP area.
2.All Specific Plan Amendments, shall be subject to the requirements of the CEQA and
any applicable City of Lake Elsinore environmental guidelines.
3.Phased Development Plan Amendments, shall not require a concurrent Specific Plan
Amendment or a General Plan Amendment unless it is determined by the City that the proposed
amendment would substantively affect Specific Plan or General Plan goals, policies, or
programs for the AVSP area.
4.All Phased Development Plan Amendments, shall be subject to the requirements of the
CEQA and any applicable City of Lake Elsinore environmental guidelines.
Specific Plan Amendments and PDP Amendments shall be acted upon in the same manner that
the Specific Plan/PDP was adopted, and can be amended as often as deemed necessary by
the City Council. The amendment process is generally described as follows:
1. The Planning Commission shall review all proposed amendments to the adopted AVSP,
and PDP Amendments. Upon the close of the required noticed public hearing, the
Planning Commission shall act by resolution to adopt, modify, or deny the proposed
Specific Plan Amendment or PDP Amendment. If the Planning Commission adopts or
modifies the proposed Specific Plan or PDP Amendment, its recommendation and
findings are forwarded to the City Council for action. Denials by the Planning
Commission shall be final unless appealed to the City Council.
2. The City Council shall review the Planning Commission’s findings and
Alberhill Villages Specific Plan 100
recommendations. Upon the close of the required noticed public hearing, the City
Council shall act by resolution or ordinance to adopt, reject, or modify the proposed
Specific Plan Amendment or PDP Amendment. If approved by the City Council, the
proposed Specific Plan Amendment or PDP Amendment shall be adopted by ordinance.
3. Prior to approving or conditionally approving any Specific Plan Amendment or PDP
Amendment, findings must be made by the Planning Commission and City Council. It
must be determined that the Specific Plan Amendment or PDP Amendment:
a. Is consistent with the goals and policies of the Lake Elsinore General Plan and the
AVSP;
b. Results in development of a desirable character which will be compatible with
existing and proposed development within the AVSP;
c. Contributes to a mix of land uses that produces a vital, walkable community
compatible with existing and proposed development within the AVSP; and,
d. Does not conflict with the goal of creating an environmentally-sensitive, sustainable
community compatible with existing and proposed development within the AVSP.
5.6. 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 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 rate and phasing of development will be
determined by these factors over the continuous evolution of the project area. See Figure 5-3
for the conceptual phasing plan and the corresponding phases shown in the colorsbelow.
1. Phase 1: Red (University Town Center, University, Lakeside Village, Alberhill Town
Center, Single-Family Residential)
2. Phase 2: Yellow (Sports Park and Single-FamilyResidential)
3. Phase 3: Green (Single-FamilyResidential)
4. Phase 4: Orange (Elementary School, Community Park, WorshipCenter)
5. Phase 5: Purple (Hillside Residential)
6. Phase 6: Blue (Single-Family Residential and CommercialMixed-Use)
Alberhill Villages Specific Plan 101
Figure 5-3 Conceptual Phasing Plan
Alberhill Villages Specific Plan 102
5.7. FINANCING AND MAINTENANCES
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, and relevant state and federallaws.
The developer will provide private funding in conjunction with any approved public financing to
allow for the timely development of public facilities, streets, utilities, and other necessary capital
improvements. Maintenance will be provided by a combination of the City of Lake Elsinore,
EVMWD, maintenance districts and homeowner associations. 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.
Table 5-5 Financing Mechanisms
REQUIRED FACILITY RECOMMENDED FINANCING MECHANISM(S)
Circulation and street
improvements and
expansion
Developer financing, formation of financing district,
reimbursement agreements,
Drainage and
Storm Water
Management
Developer financing, formation of financing district and/or
reimbursement agreements, and citywide Park, Open Space,
and Storm Drain Community Facilities District (CFD), fees in
lieu of facilities
Water Developer financed and constructed water mains, booster
stations and water tanks within AVSP, payment of connection
fees to Elsinore Valley Municipal Water District (EVMWD),
CFD, fee credits via reimbursement agreements.
Sewer Developer financed and constructed sewer mains within AVSP,
payment of connection fees (EVMWD), CFD, fees in lieu of
construction of treatment facilities, fee credits via
reimbursement agreements.
Schools Payment of school impact fees (LEUSD), school site purchase
Alberhill Villages Specific Plan 103
Public parks Public parks shall be developed, funded, dedicated and
maintained as more particularly set forth in Table 3-2.
Private parks and trails Developer financed and constructed private park and trail
facilities and open space within AVSP
Fire, paramedic,
and law
enforcement
Citywide Public Safety Community Facilities District
(CFD),
Alberhill Villages Specific Plan 104
Contents
6.1 Introduction
6.2 Alberhill District Plan Consistency
6.3 General Plan Format
6.4 Community Form
6.5 Public Safety andWelfare
6.6 Resource Protection and Preservation
Chapter
6.GENERAL PLAN
CONSISTENCY
ANALYSIS
6.1. INTRODUCTION
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 divided the City and its sphere of influence into
sixteen Districts, which are incorporated into a separate “Districts” chapter of the General Plan,
and contain additional policies to guide the development of each District. The AVSP is located
within the Alberhill District.
6.1.1. Methodology
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 General Plan goals and policies. Following the
policies within each of these General Plan Chapters is a reference to the corresponding Section
where AVSP conformance to the General Plan wasdiscussed.
Alberhill Villages Specific Plan 105
Table 6-1 General Plan Content
Lake Elsinore
General Plan
Chapters
Mandatory
Elements Issues
Community
Form (Chapter
2.0)
Land Use,
Circulation, Housing
Diversity of Land Uses, Recreation, Aesthetics,
Environmental Resources, Historical & Cultural
Resources, Circulation, Growth Management,
Housing, Parks & Recreation.
Public Safety
and Welfare
(Chapter 3.0)
Public Safety, Noise
Air Quality, Hazards & Hazardous Materials
Flooding, Seismic Activity, Noise, Community
Facilities & Protection Services (fire, police,
schools, libraries, animal services, water,
wastewater, electricity, natural gas, refuse,
recycling, telecommunications).
Resource
Protection and
Preservation
(Chapter 4.0)
Conservation, Open
Space
Biological Resources, Open Space, Water
Resources, Mineral Resources, Cultural &
Paleontological Resources, Historic
Preservation, Aesthetics, 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 includes a Land Use Map and 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 specificplans.
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 / public uses, open
space and conservation areas that provide a sense of place and high quality of life.
Alberhill Villages Specific Plan 106
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:
0F
†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 airquality.”
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:
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 30+/- acres of enhanced 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 Pacific Clay and Pacific Aggregate vested mining operations are to
comply with all applicable SMARArequirements.
†AH1.1: Alberhill District policy designationnomenclature
Alberhill Villages Specific Plan 107
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 distinctcommunity.
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 Designpolicies:
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
commercial/institutional uses and intersections along Lake Street and
the I-15 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; encourages
the incorporation of designs that take advantage of existing topographical
features into community land plans;
Alberhill Villages Specific Plan 108
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;
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 AlberhillDistrict.
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 andpreservation.
The following are the District’s stated Preserve and Enhancepolicies:
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 culturalheritage.”
AH3.3 “Encourage the use of signs within recreational areas along Lake Street
depicting the Alberhill District’s historical and culturalsignificance.”
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 friendlycommunity;
The development of the AVSP will re-establish natural elements into an
area which through mining destroyed these naturalelements;
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
Alberhill Villages Specific Plan 109
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.
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 I-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.
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 usepolicies:
Discussion:Lake Street currently is a two-lane road that serves as the main transportation
artery to the AVSP from the I-15 Freeway, and basically forms the easterly
boundary of the AVSP. No significant roads transverse the site in either a
north/south or 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 / Circulationpolicies:
AH4.1 “The interchange at Lake Street and I-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 identify and require
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
Alberhill Villages Specific Plan 110
an urban arterial highway (6 to 10 lane themed divided highway) and will
serve as the main link to the I-15 Freeway. Nichols Road will be improved to
major highway standards (4-lane themed divided highway). Lake
improvements will provide connection points to future streets that will
access property to the east;
Lake Street and Nichols Road improvements will include
delineated and signed bicycle routes and pedestrian walkways, and themed
landscape improvements;
Street A (4-lane) and Street B (2-lane) will serve to connect Lake
Street from the west to Temescal Canyon Road. (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 2 (Phased Development
Plan) level.
6.2.5 Parks and Recreation
The Alberhill District currently contains the Alberhill Ranch Community Park that is 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 planned 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. Another
park is located at McVicker Canyon Park approximately one mile from the AlberhillDistrict.
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 Recreationpolicies:
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 144.2+/- acres of
Alberhill Villages Specific Plan 111
community parks, pocket parks and open space corridor / multi-use trails, a
+/-26.0 acre recreational lake, and various open space /wildlife corridors,
including a wildlife corridor with a minimum width of 500 feet along the entire
western edge of the specific plan and a wildlife corridor along Temescal
Creek at the northern boundary of the AVSP near Interstate 15 that will
have a minimum width between 250 and 500 feet.
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 encourages the side-by-side siting of public parks with
school playgrounds for greater impact and expanded usage. Developers of
the parks will be encouraged to partner with the LEUSD to optimize
recreationalopportunities;
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 TownCenter.
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 GeneralPlan.
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:
“Promote innovative site design, and encourage the preservation of unique
natural features, such as steep slopes, watercourses, canyons, ridgelines, rock
formations, and open space with recreational opportunities.”
a. “Encourage development of unified or clustered community-level and
neighborhood-level commercial centers and discourage development of strip
Alberhill Villages Specific Plan 112
commercial uses.”
b. “Encourage the development of sit-down restaurant establishments where
appropriate and discourage the proliferation of drive-through fast food
establishments.”
c. “Encourage development of a mix of industrial uses including light industrial,
clean manufacturing, technology, research and development, medium
industrial, and extractive uses.”
d. “Encourage the development of large planned industrial and/or professional
office parks on large parcels.”
e. “Encourage development of institutions including hospitals and educational
campuses and facilities.”
f.“Encourage the use of paseos, greenbelts, linear parks, and trails within
future developments.”
g. “Encourage a jobs/housing balance of one job for every 1.05 households by
the year 2030.”
h. “Encourage rehabilitation and new construction to replace aging commercial
facilities.”
Response:The AVSP includes a balance of residential, commercial, recreational, public and
open space lands that includes educational campuses (University and
Elementary School), paseos, greenbelts and trails. The Commercial uses will
create jobs that will facilitate achieving a jobs/housing balance consistent with
General Plan policies. Therefore, the AVSP is consistent with these General Plan
policies.
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.”
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. “
Response:These General Plan policies apply to recreational development that will make
the Recreational Lake and Lakeside Park a recreational destination. In total,
the AVSP proposes 161+/- acres of active and passive park facilities including
the City Sports Park, Public Community Park, the Recreational Lake and
Alberhill Villages Specific Plan 113
Lakeside Park, numerous pocket parks, open space corridor / multi-use trails,
and various open space /wildlife corridors. These AVSP facilities will create
additional destination recreation opportunities within the City of Lake Elsinore.
Therefore, the AVSP is consistent with these General Plan policies.
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 usepolicies.
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.”
Response:The AVSP includes a mix of residential, commercial, recreational, public and
open space lands, paseos, greenbelts and trails which encourage sensitive
treatment of hillsides and preserves important aesthetic features. Therefore,
the AVSP is consistent with these General Plan policies.
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.”
Response:These General Plan policies address the preservation of historic structures and
development in the Historic Main Street part of the City of Lake Elsinore. These
policies do not apply to the AVSP project site.
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).
Alberhill Villages Specific Plan 114
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 usepolicies:
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 I, II and III 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.”
Response:As the AVSP develops, it will comply with the above policies addressing the
interconnection and coordination of traffic signals, proper intersection “sight
distance” requirements, the use of shared driveways in commercial development
where appropriate and the creation of a system of bike lanes and multi-use trails
within the AVSP. Therefore, the AVSP is consistent with these General Plan
policies.
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 usepolicy:
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.”
Response:The AVSP includes a balance of residential, commercial, recreational, public
and open space lands that includes educational campuses (University and
Elementary School), paseos, greenbelts and trails. The Commercial uses will
create jobs that will facilitate achieving a jobs/housing balance. Therefore, the
AVSP is consistent with these General Plan policies.
Alberhill Villages Specific Plan 115
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 usepolicies:
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.”
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.”
Response:The AVSP provides a variety of housing opportunities consistent with the City’s
General Plan policies. It also includes density bonus incentives, consistent with
the City’s Density Bonus Ordinance, to encourage the development of housing
for very low, low and moderate income persons. Therefore, the AVSP is
consistent with these 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.”
Alberhill Villages Specific Plan 116
c. “Promote the City’s repair/rehabilitation 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.”
Response:The AVSP provides for proper location of commercial and industrial land uses,
and mitigated commercial/residential interfaces. The AVSP provides a variety of
housing types that will contribute to a reduction of overcrowding. It is therefore
consistent with these General Plan policies.
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).”
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.”
Response:Consistent with these General Plan policies, the AVSP will provide adequate
and affordable housing for all segments of the population.
Alberhill Villages Specific Plan 117
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.”
Response: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
a. “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.”
Response: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 usepolicies:
a. “Promote fair housing practices throughout the community.”
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.”
Response:The AVSP supports and will comply with all policies and laws requiring
compliance with fair housing practices and the provisions of housing for all
segments of thepopulation.
Alberhill Villages Specific Plan 118
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 usepolicies:
a.“Promote development of public policies and regulations that achieve a high
level of energy conservation in new and rehabilitated housingunits.”
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 General Plan.”
Response: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 usepolicies:
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 theseindividuals.”
Alberhill Villages Specific Plan 119
Response:The AVSP provides a variety of recreational opportunities including:
•A 45.9-acre City Regional Sports Park
•A Regional Recreational Lake & Lakeside Park totaling 41.5 acres
•An active 14.3-acre Public Community Park
•A 6.0-acre community garden
•Two town greens (approximately ¾ acres each)
•Thirty-five (35) Private Pocket Parks (approximately one (1) acre each)
•Pedestrian Paseos
•Trails
•Plazas/Hardscapes
These park and recreation facilities needed to serve the AVSP area are included
within the AVSP, and shall be developed, funded, dedicated and maintained as
more particularly set forth in Table 3-2.
Therefore, the AVSP is consistent with these General Plan policies.
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.”
Response:The AVSP includes a balance of land uses includes paseos, greenbelts and
trails. Bikeways will also be provided within the AVSP. These facilities will be
located to connect to other such facilities creating area-wide linkages. Therefore,
the AVSP is consistent with these General Plan policies.
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 publicservices.
6.5.1 Air Quality
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
Alberhill Villages Specific Plan 120
Discharge Elimination System (NPDES).“
Response:The AVSP will comply with all NPDES requirements at the implementing
development project stage.
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 usepolicies:
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 Cityvehicles.”
Response The City of Lake Elsinore will continue to work with regional and State
governments in the development of mitigation measures to improve air quality.
The AVSP will comply with all applicable regional and State regulations related to
air quality.
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 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
Alberhill Villages Specific Plan 121
to determine impacts if an accident occurs.”
Response:The AVSP is not located in proximity to active or inactive landfills. Individual
implementing development projects will be evaluated for their potential to
become a hazardous waste generator. The AVSP will comply with all applicable
local, regional, State and federal laws and regulations regarding hazardous
wastes. Therefore, the AVSP is consistent with these General Plan policies.
6.5.3 Wildland Hazards
6.5.3.1 Integrated Approach
Adhere to an integrated approach to minimizing the threat of wildland 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 / wildland 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 erosioncontrol.”
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.”
Response:The AVSP will comply with the City’s policies of requiring brush clearing, fuel
modification, special fire suppression techniques, and education programs for
greater firesafety.
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 floodplains
conforms to all applicable provisions of the National Flood Insurance Program
in order to protect buildings and property fromflooding.”
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 runoffflows.”
Alberhill Villages Specific Plan 122
Response:The AVSP will comply with the City’s implementation 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 usepolicies:
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.”
Response:The AVSP requires that structures be built to 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 usepolicies:
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 I-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.”
Response:The AVSP requires that structures be built to comply with all local and state
Alberhill Villages Specific Plan 123
building codes and noise attenuation measures.
6.5.7 Community Facilities and Protection Services
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 ofneighborhoods.”
Response:The AVSP supports the City’s policies of promoting effective police and public
safety standards to protect life and property.
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 usepolicies:
a. “Encourage the establishment and development of a trade school,
community, and/or four-year college campus within the Cityboundaries.”
b. “Continue cooperation between school districts and the City to provide joint
use of recreational facilities.”
Response: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.
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 Cityresidents.
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:
Alberhill Villages Specific Plan 124
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.”
Response: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
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 California 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.”
Response:The AVSP implements 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 usepolicies:
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,
Alberhill Villages Specific Plan 125
and construction.”
Response:The AVSP supports the City’s policies of providing long term solutions to waste
hauling. See Section 7.6 of 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.”
Response:The AVSP 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.
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 usepolicies:
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
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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 theMSHCP.”
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
Processes (LEAP).”
Response:The City of Lake Elsinore participates in the MSHCP and will continue to comply
with applicable MSHCP requirements and to coordinate with the RCA for all
project subject to MSHCP procedures. The AVSP is exempt from the provisions
of the MSHCP; but will comply with all State and federal laws and regulations,
including the federal and State of California Endangered Species Acts, in order to
protect sensitive plant and wildlife species.
6.6.1.2 Plants and Wildlife
Protect sensitive plant and wildlife species residing or occurring within the City through the
following land usepolicies:
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 Wildlife Service
and/or the California 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.”
Alberhill Villages Specific Plan 127
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.”
Response:The AVSP will comply with all State and federal laws and regulations, including
the federal and State of California Endangered Species Acts, in order to protect
sensitive plant and wildlife species.
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 usepolicies:
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.”
Response:The AVSP includes a mix of open space lands, paseos, greenbelts and trails
which encourage sensitive treatment of hillsides and preserves important
aesthetic features. Therefore, the AVSP is consistent with these General Plan
policies.
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.”
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
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approximately 2.4 feet.”
Response:The AVSP will comply with all NPDES requirements at the implementing
development project stage.
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.”
Response: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
Alberhill Villages Specific Plan 129
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.”
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.”
Response:The AVSP was subject to SB 18 consultation procedures, which were completed
as part of project review. It is not subject to the requirements of AB 52.
Mitigation measures set forth in the Environmental Impact Report prepared for
the AVSP will assure compliance with these General Plan policies.
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 usepolicies:
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 archaeological artifact collections by
universities or museums.”
e. “Increase opportunities for cultural heritage tourism by promoting the history
of Lake Elsinore to attract cultural heritagetravelers.”
Response:The AVSP was subject to SB 18 consultation procedures, which were completed
as part of project review. Mitigation measures set forth in the Environmental
Impact Report prepared for the AVSP will assure compliance with these General
Plan policies.
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.”
Response:An analysis of potential impacts related to paleontological resources was
included in the Environmental Impact Report in compliance with these General
Plan policies.
Alberhill Villages Specific Plan 130
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 usepolicies:
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.”
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.”
Response:An analysis of potential impacts related to paleontological resources was
included in the Environmental Impact Report in compliance with these General
Plan policies. The AVSP is not located in the Lake Elsinore historic district.
6.7.5.2 Preservation and Restoration
Encourage the preservation, protection, and restoration of historical and cultural resources
through the following land usepolicies:
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 alternative 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, façade and conservation
easements, and to coordinate with the State Historic PreservationOffice.”
Response:These General Plan policies are not applicable to the AVSP.
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 usepolicies:
Alberhill Villages Specific Plan 131
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 landscapedesign.”
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 furnishings, 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.”
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 controlfacilities.”
g. “Promote and facilitate the placement of public art that creates a unique
setting and enhances a cultural and aesthetic character throughout theCity.”
Response:The AVSP signage program includes the requirement to incorporate the City’s
identification symbol into project monumentation. The AVSP will incorporate
native drought-tolerant landscaping in appropriate locations. The AVSP also
allows for the incorporation of public art requirements into PDPs. The AVSP
complies with those of the above policies that are applicable.
6.7.6.2 Public Views
Preserve public views throughout the City through the following land usepolicies:
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 lakeshoreactivities.”
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 corridor’s aesthetic setting.”
Response:Individual implementing projects within the AVSP will be evaluated for
compliance with the applicable General Plan policies which encourage the
incorporation of development designs and concepts regarding the preservation of
Alberhill Villages Specific Plan 132
public views.
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 usepolicies:
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.”
Response: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 usepolicies:
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 (City
discretionary actions).”
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.”
Response:See Chapter 7, Climate Action PlanConsistency.
Alberhill Villages Specific Plan 133
Chapter
7.CLIMATE
ACTION PLAN
COMPLIANCE
7.1. INTRODUCTION
7.1.1 Background
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 Plan. The Land Use Plan for the AVSP (see Figure
3-1, Comprehensive 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 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.
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
Alberhill Villages Specific Plan 134
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 AVSP 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.
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
cardependent.
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. Table 5-3, Implementation Matrix,
contains this information in a matrixformat.
Alberhill Villages Specific Plan 135
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. 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. 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 1a (University Village),
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 internally 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.”
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 Reviewstage.
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 verification of the developer’s performance, and 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 thecommunity.
Alberhill Villages Specific Plan 136
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 I, II and III bikeways, trails and safety features identified in the General Plan, Bike
Lane Master Plan, Trails Master Plan and Western 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 variousPAs.
On-street Class II and Class III bike trails throughout thePAs.
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.
Class IV bikeways will be considered for inclusion in the AVSP during
the PDPs approval process.
Bikeways will also 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
Reviewstage.
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 California Green Building Code
[CalGreen], 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.
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.”
Alberhill Villages Specific Plan 137
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 I-15 Freeway is envisioned to become a future
transit corridor serving the AVSP area. 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 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 carpool/vanpool vehicles
(consistent with CalGreen 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. Non-commercial development within the AVSP shall
designate 10% of total parking spaces for any combination of low
emitting, fuel efficient and carpool/vanpool vehicles. Compliance will be
verified at the Design Review stage.
Strategy T- 3 Increase 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
Temescal Canyon Road, Lincoln Street, Nichols Road or Lake Street,
each a major transportation route. Eleven (11) of the 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 transportationroutes.
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
Alberhill Villages Specific Plan 138
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. The AVSP includes
opportunities for mixed-use development within its Mixed
Use/Office/Medical, Mixed Use/Regional Commercial, and
Commercial/Mixed Use land use designations.
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 within one- quarter (1/4) mile
from a public park or community center; or is located within a one-half (1/2) mile from
school grounds/facilities open to the general public, a full-service grocery store, hospital,
medical clinic, or pharmacy.”
Response:Density bonus provisions have been included within the AVSP within
Chapter 4 (Development Regulations).
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: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 encourageparticipation.”
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.”
Alberhill Villages Specific Plan 139
Response:Although voluntary replacement of vehicles is a function of public desire
and response to incentive, the AVSP promotes:
Preferred parking for small fuel efficient/electric/alternate fuel vehicles,
van pools, ride-sharing vehicles, andbicycles.
Public Transit hubs and I-15 proposed rail system.
Natural gas filling stations at marketplace costs within PAs to facilitate
the use of 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:This is a measure that is not applicable to the AVSP.
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
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 andstreets.”
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 allroadways.
New native and/or drought tolerant trees along alltrails.
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.
Alberhill Villages Specific Plan 140
Restoration to a perennial stream and native landscape palette of one
(1) mile of degraded ephemeral streambed along the Lake Street
corridor.
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:Non-residential buildings constructed in the AVSP will comply with City
ordinance adopted as of the Design Review Stage which imposes Solar
Reflectance Index requirements, and 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:All buildings constructed in the AVSP will comply with City ordinance
adopted as of the Design Review Stage which imposes Energy Efficient
Building Standards, and will be 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 CertificationProgram.
Measure E-2.3 Compact Fluorescent Light Bulb (CFL) DistributionProgram.
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 ControlDevices.
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.
Alberhill Villages Specific Plan 141
Strategy E-4 Decrease Water Consumption
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 asfollows:
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 thewater.
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 landscapedareas.
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 restoredstreams.
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 localcommunity.
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 CalGreen Tier 1, Section A5.303.2.3.1), and implement through
conditions of approval.”
Response:All buildings constructed in the AVSP will comply with City ordinance
adopted as of the Design Review Stage which imposes Indoor Water
Conservation requirements, and will be verified at the Design Review
stage.
Alberhill Villages Specific Plan 142
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.
Strategy S-1 Increase Solid Waste Diversion
Measure S-1.1 Commercial Recycling (renegotiate Citycontract).
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 Reviewstage.
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.
Alberhill Villages Specific Plan 143
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 avenue.
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.
Alberhill Villages Specific Plan 144
Chapter
8.LANDSCAPE
DESIGN
REGULATIONS
8.1. PURPOSE
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 theme of clay brick, 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.
8.2. LANDSCAPE PLAN
This section contains the landscape design guidelines and standards for use in the preparation
of the Landscape plans throughout AlberhillVillages.
8.1.1 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 sitefeatures.
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 landuses;
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 Bikeway System
8.10 Multi-Use Trail System
8.11 Parks & Open Space
8.12 Themed Site Materials &
Finishes
Alberhill Villages Specific Plan 145
5.Incorporate the latest design principles of environmental sensitivity, water
conservation and sustainability into the landscape planning and design;
6.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;
7.Select native plant materials that complement the overall theme, and that have low
water use demand and low long term maintenance;
8.Use a combination of formal and informal plant and tree groupings along open
spaces and against community architecture that are dominated by native plantings;
9.Buffer perimeter walls where they occur by using evergreen trees and large
evergreen shrubs, and large masses of groundcovers andvines;
10.Consider view opportunities from the neighborhoods to the surrounding landscape
terrain and mountains. Enhance views toward the outside of the immediate project
limits whereverpossible;
11.Pedestrian connections, bus stops and residential streets should offer canopy trees
and flowering accent trees to provide shade andcolor;
12.Specimen and flowering accent trees should be used at entries and at the end of
long streets within open space areas, as appropriate;
8.1.2 Landscape Plan Regulations
1.The project proponent and/or 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 legalentity.
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 Elsinoreapproval.
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.
Alberhill Villages Specific Plan 146
5.The landscaping plan shall be designed to conserve water utilized for irrigation,
consistent with City of Lake Elsinore Municipal Code’s Water Efficient Landscape
Requirements, and California Code of Regulations Title 23 Division 2 Chapter 2.7.
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 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 landscapingareas.
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
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, thefollowing:
a. Final Grading Plans;
b. Certified Irrigation Plans;
c. Landscaping Plans satisfying the requirements of City of Lake Elsinore
Municipal Code, and California Code of Regulations Title 23 Division 2 Chapter
2.7;
d. Wall and Fence Plans;
e. Lighting Plans.
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.
Alberhill Villages Specific Plan 147
8.3.1 Landscape Maintenance - Guidelines
There are many different elements of landscape requiring maintenance including: street right-of-
ways, common areas, slopes, sports parks and community parks, pocket parks, paseos, multi-
use trails and other common open spaces. Responsibility to maintain these areas is as follows:
1.Street right-of ways including parkways, medians, roundabouts (turnarounds), and
certain slope areas should be maintained by the City of Lake Elsinore, Landscape
Maintenance District (LMD), Homeowners Association or other approved legal
entity.
2.Active sports parks and community parks should be maintained by the City of Lake
Elsinore, LMD or other legalentity.
3.Common areas such as open spaces, pocket parks, multi-use trails, paseos and
pedestrian corridors should be maintained by a Homeowners Association (HOA),
LMD, or other approved legalentity.
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 orLMD.
8.3.1 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 maintenanceresponsibility.
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 irrigationsystems.
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.
Alberhill Villages Specific Plan 148
8.3.2 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 commonsidewalks.
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 two (2) 15-gallon trees are required in each front yard, if feasible in
the planting area provided. At corner lots, three (3) 15-gallon trees are required.
The preferred location is as close to the street as possible.
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 orvines.
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 fromstreets.
8.Permanent automatic irrigation systems shall be installed for all front yard
landscaped areas, including single-family lots, prior to final inspection and 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 systemmaintenance.
Alberhill Villages Specific Plan 149
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 activityareas;
3.Integrate landscaping and signage with the entry monumentation that is visually
pleasing and consistent with the theme of the Alberhill Villagescommunity.
4.Develop and maintain a hierarchical format for primary, secondary and other points
of access to the major land uses and features of thecommunity.
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 (neighborhoodentrances).
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 designelement.
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 droughttolerant.
Alberhill Villages Specific Plan 150
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.City of Lake Elsinore branding shall be incorporated into all monumentation
described in Section 8.4, ENTRY MONUMENTATION & SIGNAGE.
10.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 I-15 Freeway, on Lake Street at Alberhill
Ranch Road, on Temescal Canyon Road (new) just south of the I-15, and on Lincoln Avenue
just north of the project boundary. In addition to the general standards in Section 8.4.2 above,
the Community Entry monumentation shall comply with the following:
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 visualelements.
5.The predominant landscape materials shall be native and droughttolerant.
6.Specimen trees and other accented planting, where noted, should be highlighted
with accented and energy efficient landscape lighting.
Alberhill Villages Specific Plan 151
Figure 8-1 Circulation & Monumentation Plan
Alberhill Villages Specific Plan 152
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 8.4.2 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.
5.The Village entry monument sign may have wash lighting as anoption.
6.The landscape will be native and drought tolerant with a mix of evergreen
specimen and accent trees behind the monuments.
7.The specimen trees and special planting should be highlighted with accent
uplighting as appropriate.
8.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 8.4.2 above, the Village entry monumentation shall comply
with thefollowing:
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.
2.Neighborhood entry monumentation will be positioned at the entrance to individual
residential neighborhoods.
Alberhill Villages Specific Plan 153
3.The basic materials, signage lettering, and landscaping shall remain consistent;
however, unique designs are encouraged for the neighborhood entry monuments
in order to foster and celebrate neighborhood diversity and identity. Incorporation
of the Village logo or character symbol isencouraged.
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 8.4.2 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 isencouraged.
3.Directional and project signage isallowed.
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 8.4.2 above, the School and University
monumentation shall comply with thefollowing:
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 isencouraged.
4.Formal or informal evergreen specimen trees, flowering trees, and low growing
native plantings are encouraged.
Alberhill Villages Specific Plan 154
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 8.4.2 above, Park monumentation shall comply
with the following:
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 isencouraged.
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 8.4.2 above, Trail
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 surroundingconditions.
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 1:1 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 constructed to deter pedestrian traffic from wandering
off the designated trail. Also, where grades are steeper than 35%, steps and hand
Alberhill Villages Specific Plan 155
rails should beconsidered.
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 thepath.
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 viewcorridors.
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 neighborhoodparks.
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 thecommunity.
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
asfollows:
1.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
Alberhill Villages Specific Plan 156
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 highlyrecommended;
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.
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.
Alberhill Villages Specific Plan 157
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 asfollows:
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.
Alberhill Villages Specific Plan 158
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 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 roundabouts 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
roundabouts, where occurring, is encouraged. Where appropriate, the median
paving materials should include clay brick or similarelements.
8.5.7 Traffic Circles / Roundabouts - Standards
The landscaping within traffic circles and roundabouts is to be a visually important focal point.
The minimum landscape standards to be found within roundabouts 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 roundabout. A
rolled curb and a clay brick paver or terra cotta colored paving maintenance
banding is suggested.
Alberhill Villages Specific Plan 159
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 interfacesare:
1.Carefully blend the edges of plant materials from one treatment type to another.
The transitions may be abrupt orgradual.
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 seasonalcharacteristics.
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:
8.6.1 Residential / Paseo
8.6.2 Residential / School
8.6.3 Residential / Streetscape Landscape Buffer
8.6.4 Residential / Open Space
8.6.5 Residential / Park
8.6.6 Residential / Village Center /Commercial
8.6.7 Natural Area or Open Space at Street Edge
8.6.8 Street Edge / Open Space
8.6.9 Street Edge / Commercial
8.6.10 Street Edge / Residential
8.6.11 Park/School/Places of Religious Assembly
8.6.12 Detention Basin
8.6.13 Bio-Swale
8.6.14 Trail Edge
Alberhill Villages Specific Plan 160
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 whereappropriate.
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 anyactivity.
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).
Alberhill Villages Specific Plan 161
Figure 8-2 Alberhill Villages Planting Master Plan
Alberhill Villages Specific Plan 162
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:
1.A solid wall with a double row of evergreen trees and evergreen shrubs along
arterial highway and collector street edges of the streetscape are suggested for
this particular interface.
2.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.
3.Most areas at this interface will require evergreen landscaping 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 ofview.
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 nativelandscaping.
4.Any landscaping required in the open space perimeter edge should remain native
or naturalized, low, and unobtrusive to adjacent landuses.
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 DesignGuidelines).
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.
Alberhill Villages Specific Plan 163
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 thefollowing:
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 theresident.
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 anyactivity.
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 thefollowing:
1.A solid wall with a double row of evergreen trees (where possible) and shrubs
along the residential edge of the streetscape areencouraged.
2.Landscaping against walls and tubular steel fences should be evergreen but
remain low and unobtrusive. Use planting and berming to screen views 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/village center interface), and views must be kept open for
safety officers to be able to monitor anyactivity.
4.Pathway and safety lighting is to be considered and all lighting will have a shields
and screens as to not reflect back into anyresidence.
5.Views into and out of the University Village, University Town Center, and the
Alberhill Town Center should be enhanced and / or screened asappropriate.
6.Additional commercial signs and monumentation will also be in this space. Trees,
Alberhill Villages Specific Plan 164
shrubs, and groundcovers should be planted as to not block or hinder the
readability of any commercial or project identificationsignage.
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 thefollowing:
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 theseareas.
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 desiredeffect.
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 anyactivity.
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 thefollowing:
Alberhill Villages Specific Plan 165
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 anyactivity.
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 shallinclude:
1.A solid wall with a double row of evergreen trees and evergreen shrubs along a
street edge should be considered at this particularinterface.
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 shallinclude:
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 shallinclude:
1.Detention basins within the community should be surrounded with tubular steel or
Alberhill Villages Specific Plan 166
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 smallershrubs.
3.All lighting shall comply with the lighting standards set forth in the Alberhill Villages
Specific Plan (see Chapter 9, Lighting DesignGuidelines).
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 landscaped surface
water flow filter that will serve as part of the overall water quality management plan. Minimum
landscape standards for bio-swales shallinclude:
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 Edge - 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 are 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 oftrail.
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.
Alberhill Villages Specific Plan 167
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 trailsystem.
8.At trail rest stops, 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 areencouraged.
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.
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 isdesired.
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 thecommunity.
Alberhill Villages Specific Plan 168
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 isrecommended.
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 stonecap.
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 siteconditions.
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 gatestandards:
1.Side yard fences and gates facing a street shall be comprised of same materials as
Alberhill Villages Specific Plan 169
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 feet and a maximum height of6 feet.
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 requirements.
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 edgecondition.
Alberhill Villages Specific Plan 170
Figure 8-3 Typical Wall and Fence Program
Alberhill Villages Specific Plan 171
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 eradicationprogram.
3.Erosion control through the employment of Best Management Practices
(BMPs).
4.Utilization of low-maintenance, drought-tolerant plantmaterial.
5.Preservation of existing landscape material, when possible.
6.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.
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
screenedarchitecturally.
6.Drainage structures shall be appropriatelyscreened.
Alberhill Villages Specific Plan 172
7.Slopes adjacent to natural open space shall be planted with indigenous grasses
and California native species.
8.Trees should screen approximately 20 percent of the rear elevation of homes at
maturity. The trees shall incorporate “windows” to view corridors where
appropriate.
9.Retaining walls and perimeter walls exposed to public views shall be landscaped
where appropriate while maintaining the overall theme of the community.
10.Selection of plant material shall be subject to adaptability to prevailing wind and
soil conditions and maintenance considerations.
8.8.3 Fuel Modification - Standards
The intent of the fuel management program is to minimize opportunities for brush fires,
particularly near development, while considering all biological constraints. The following
minimum fuel modification standardsapply:
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. 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.
Primary bikeways are divided into three classes: Class I, Class II, and Class IV. 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. A Class
IV Bikeway is a bikeway for the exclusive use of bicycles and includes a required separation
between the bikeway and the through vehicular traffic. Lake Street and Nichols Road are listed
as Class II Bikeways in the City General Plan.
8.9.1 Bikeway Standards
1.A Class I bikeway is a completely separated right-of-way for the exclusive use of
bicycles. The right-of-way for Class I Bikeways may be substantial, and separated
from roadways by landscaped strips or other barriers.
There are no specific Class I bikeways designated in the AVSP, however,
individual implementing development proposals will have the opportunity to
Alberhill Villages Specific Plan 173
incorporate Class I bikeways into their design, where appropriate. Class I
bikeways shall be paved and be a minimum 8 feet in width to allow two-way bicycle
traffic.
2.A Class II bike trail is a separate painted lane within the roadway adjacent to the
curb 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 Temescal Canyon Road to LakeStreet;
c.Nichols Road – Temescal Canyon Road to LakeStreet;
d.Nichols Road – West end extension of existing NicholsRoad.
3.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. These may be either Class II or Class III
bikeways. Class III bikeways provide a right-of-way designated by signs or
permanent markings and are shared with pedestrians or vehicles.
4.A Class IV Bikeway (separated bikeway) is a bikeway for the exclusive use of
bicycles and includes a required separation between the bikeway and the through
vehicular traffic. The separation may include, but is not limited to, grade separation,
flexible posts, inflexible physical barriers, or on-street parking. Separated bikeways
typically operate as one-way bikeway facilities in the same direction as vehicular
traffic on the same side of the roadway. However, two-way separated bikeways
can also be used, usually in lower speed (35 miles per hour or less) environments.
8.10. 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.
8.10.1.Multi-Use Trail System Standards:
When developing a multi-use trail, the following standards are to befollowed:
1.Trail shall remain accessible, unblocked, andcontinuous.
2.Where a trail and a driveway or sidewalk interface, the lift separating the trail and
the sidewalk and/ or driveway shall never exceed ½”.
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
Alberhill Villages Specific Plan 174
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 and
shall meet all City of Lake Elsinore lighting requirements for equestrian trails.
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 emergencyvehicles.
8.When a trail crosses a vehicular corridor, then a small swing gate with a spring
loaded button shall be installed to protect both the vehicle and the user.
9.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.
c.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.
8.11. PARKS & OPEN SPACE
Landscaping in the parks and open space area shall be consistent with the theme of AVSP and
adhere to the City landscape criteria and ordinances at the time of each respective development
dedication so that the landscaping supports the respective use of the parks and open space
facilities shown on Figure 4.6.
8.11.1 Private Pocket Parks
Private Pocket Parks will range in size providing localized opportunities for outdoor recreation
within each village or planning area. At a minimum, private pocket parks should incorporate the
followingguidelines:
1.Private Pocket Parks may be located either on the perimeter, interior, or at the
entry to each village.
2.Private Pocket 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 multi-use
open fields.
3.All Private Pocket 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
Alberhill Villages Specific Plan 175
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 eachtrail.
4.Private Pocket Parks should consider and include where appropriate, the following
uses, facilities andfunctions:
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.
Swimming pool and related facilities
Seating Areas
Automobile parking area.
Bicycle parking area.
Drinking Fountains
Optional Dog Walking Designated Areas.
Dog walking maintenance “bag” service devices.
Restrooms
8.11.2 City Regional Sports Park
Any planned City Regional Sports Park should reflect the overall theme consistent to their
respective Village or adjacent neighborhoods. At a minimum, City Regional Sports Parks should
incorporate the followingguidelines:
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.City Regional Sports Parks may include areas of mainly active uses but may
include areas of passive use. Uses may include the following:
a. Age tiered tot lots.
b. Outdoor full- and half-court basketball.
c. Baseball fields.
d. Soccer fields.
e. Football fields.
f. Swimming pool with cabana and shadedseating.
g. Volleyball courts
h. Skateboard facility
i. Multi-use open fields.
Alberhill Villages Specific Plan 176
j. Meandering trails and view benches.
k. Trash dumpster enclosures throughout the site accessible from the roadways
and dog walking “bag” dispensaries.
l. Individual picnic tables with charcoal barbecuesthroughout.
m. Group picnic and barbecue areas at each event area.
n. Park benches and trash receptacles throughout.
o. Seating areas
p. Automobile parking areas.
q. Bicycle parking areas.
r. Lighting at sports courts and fields.
8.11.3 Public 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, Public Community Park 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.Developer shall encourage the City of Lake Elsinore and LEUSD to create joint use
facilities for sports fields.
4.Community Parks should consider, the following active and passive uses:
a. Clubhouse with meeting rooms, offices, kitchen,restrooms.
b. Swimming pool with cabana and shadedseating.
c. Age tiered tot lots.
d. Full-size soccer fields.
e. Football field.
f. Skateboard facility
g. Multi-use area with meandering trails and viewbenches.
h. Meandering trails and view benches.
i. Pedestrian trails and park site walkways.
j. Trash dumpster enclosures throughout the site accessible from roadways and
dog walking “bag” dispensaries.
k. Individual picnic table and barbecue areas at each event area.
l. Park benches and trash receptacles throughout.
m.Seating areas
n. Automobile parking area.
o. Restrooms
Alberhill Villages Specific Plan 177
8.12. 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
itemspresented.
Alberhill Villages Specific Plan 178
Figure 8-4 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 179
Figure 8-5 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 180
Figure 8-6 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 181
Figure 8-7 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 182
Figure 8-8 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 183
Figure 8-9 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 184
Figure 8-10 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 185
Figure 8-11 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 186
Figure 8-12 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 187
Figure 8-13 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 188
Figure 8-14 Trail Monumentation
Alberhill Villages Specific Plan 189
Figure 8-15 Trail Monumentation
Alberhill Villages Specific Plan 190
Chapter
9.LIGHTING
DESIGN
GUIDELINES
9.1. INTRODUCTION
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 and 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.
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 in effect at the time
buildings are constructed. Guest developers are expected to understand the noted ordinances
and follow all permit application procedures to obtain the proper permits prior toinstallation.
The following guidelines shall be followed in order to ensure appropriate design, placement, and
application of lighting to be achieved:
1.Lights shall be durable, easy to maintain and be designed so as to be made from
unbreakable plastic if possible, and may be recessed or otherwise designed to
reduce the problems associated with damage and replacement of fixtures. Fixtures
shall be vandal-resistant.
2.All exterior lighting designs shall address the issue of security. Parking lots,
pedestrian walkways, and building entrances shall be well lit for securityreasons.
3.No freestanding lighting fixtures shall exceed the maximum height established by
the City of Lake Elsinore. All pole lighting heights and light spread shall comply
with the City of Lake Elsinore’s lightingrequirements.
Contents
9.1 Introduction
9.2 Lighting Design Guidelines
9.3 Light Fixture Examples
Alberhill Villages Specific Plan 191
4.Any service area lighting shall be contained within the service yard boundaries and
enclosure walls.
5.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 additionalinformation.
6.The type and location of lighting should minimize direct glare onto adjoining
properties. Lighting should be shielded to confine all rays within theproperty.
7.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.
8.In order to prevent light spill-over, lighting and illuminated signs shall be located to
confine illumination to the premises.
9.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
10.The level of on-site lighting as well as lighting fixtures shall comply with any and all
applicable requirements and policies of the City of Lake Elsinore. Energy
conservation, safety and security should be emphasized when designing any light
system.
11.Industrial type utility type lights are notpermitted.
12.Future facility signs should be used to identify and provide arrow direction to
residential subdivisions and other development areas.
9.3. LIGHT FIXTURE EXAMPLES
Light Fixture Family
The following decorative street light family of fixtures may be used along all framework streets
and neighborhood streets. All lighting elements listed below 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. The following are acceptable styles of lightfixtures:
Alberhill Villages Specific Plan 192
Alberhill Villages Specific Plan 193
Chapter
10.SIGNAGE
REGULATIONS
10.1. PURPOSE
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 ofactivities.
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 orstructures.
4.Reduce the potential for distraction of or hazard to motorists orpedestrians;
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 andpermitting.
Contents
10.1 Purpose
10.2 General Sign Guidelines
10.3 Sign Regulations – General
10.4 Special Signs - General
10.5 Temporary Real Estate Signs and
Political Campaign Signs
10.6 Directional and Kiosk Signs
10.7 Construction Signs
10.8 Flags, Banners, Pennants,
Balloons, Window and Interior
Signs.
10.9 Residential Signs - General
10.10Commercial and Professional Office
Signs
Alberhill Villages Specific Plan 194
10.2. GENERAL SIGN GUIDELINES
10.2.1 Appropriate
1.Generally, small low key signage program for tenantspaces;
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 architecturalstyle;
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 designreview;
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 emergencyvehicles;
5.Emergency Access. Signs which prevent free access to or from any fire escape,
door, window or exit, or access to anystandpipe;
Alberhill Villages Specific Plan 195
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.Inflatable Signs. Inflatable signs are notallowed;
10. 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 followingprovisions:
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.
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 VehicleCode.
d. No vehicle sign shall have an arrow pointing towards the business that it
identifies or advertises.
11.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.
Alberhill Villages Specific Plan 196
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 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.Advertising 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 blockfrontage.
5.Projections Over Right-of-Ways. All projecting signs shall be designed and
constructed in accordance with the followingrequirements:
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-
or-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.
6.Special Signs. All special signs as permitted in Section 10.4 may bepermitted.
7.Statue Signs. Statues designed primarily for commercial-promotional activity shall
be subject to design review and approval;
8.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 sign or other
Alberhill Villages Specific Plan 197
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 reviewprocess.
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 oruse.
1.Name signs or nameplates, which do not exceed 1 square foot in area and
displaying only the name of the property or the premises upon which displayed or
the owner or lessee thereof, or of the addressthereon.
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 trespassing, no parking, and other warning signs,
provided such sign is located on the lot to which the sign is appurtenant and note
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 façade 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 orfacilities.
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-
Alberhill Villages Specific Plan 198
wide significance and/or general publicinterest.
11.Temporary Real Estate Signs. Permitted in accordance with Section10.5.
12.Parkways. NO signs shall be posted at any time in median orparkway.
10.5. TEMPORARY REAL ESTATE SIGNS AND POLITICAL CAMPAIGN
SIGNS
Temporary signs, such as real estate signs and political signs shall comply with the provisions
of the Lake Elsinore Municipal Code.
10.6. 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 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 the Lake Elsinore Municipal
Code, and are made a part of these sign regulations for the Alberhill Villages community.
10.7. CONSTRUCTION SIGNS
Construction signs not exceeding 32 square feet may be maintained in any zone on an active
construction site. A valid 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.
10.8. 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 thissection.
2.Time Limitations. Flags, banners, pennants, and exterior window signs will be
permitted for a maximum of 8 weeks within eachquarter.
3.Size of Signs, Flags, or Banners.
a. The maximum size of any banner, flag or pennant shall not exceed 120 square
feet.
Alberhill Villages Specific Plan 199
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 parkinglot.
10.9. RESIDENTIAL SIGNS - GENERAL
Except as provided in Section 10.5, no outdoor advertising sign shall be erected, installed, or
maintained for the identification or advertising of any residential use except as permitted herein;
provided, further, that the following additional provisionsapply;
1.All signs shall be stationary;
2.No signs, excepting nameplates, shall be directlylighted;
3.Roof signs shall be prohibited;
4.All signs shall be subject to review and approval by the design reviewboard.
10.10.1 Single-Family Residential
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
Alberhill Villages Specific Plan 200
exceed 6 months and may be renewed for one additional six-month period. Such
sign shall pertain only to the development on theproperty.
10.10.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, asfollows:
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 for each
tenant shall be one (1) square foot per foot of the tenant’s 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, except as permitted in
subsection E of this section.
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) squarefeet.
Alberhill Villages Specific Plan 201
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.
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, asfollows:
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 publicstreet.
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 publicstreet.
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
Alberhill Villages Specific Plan 202
panels to detached signs unless approved through the designreview process.
4.Area of Permitted Signs. Thirty-six (36) squarefeet.
5.Sign 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.
Alberhill Villages Specific Plan 203
Chapter
11. DEFINITIONS
Alberhill Park Fee –The “Alberhill Park Fee” as defined in and required by the Development
Agreement.
AVSP or Specific Plan – This Amended & Restated Alberhill Villages Specific Plan adopted by
the City Council on February ____, 2017.
Architectural Focal Point –A highly visible unique architectural feature that the community
can identify with.
City Regional Sports Park- A regional active sports park that serves the City’s desired “Sports
Capital” theme to attract local, regional and national tournaments. The City Regional Sports
Park is situated along Lake Street and across from the existing Alberhill Ranch Community Park
and future schoolsite.
Design Review – The 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 Chapter 17.82 of the City of Lake Elsinore Zoning Ordinance with amendments as
outlined in the specific plan.
Development Agreement –The Development Agreement No. _____ dated
__________entered into by and between the City of Lake Elsinore and Pacific Clay Products,
Inc. regarding the Project, as approved by Ordinance ____ adopted by the City of Lake Elsinore
on _________.
Developer – Pacific Clay Products, Inc., its successors and assigns.
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 ofimplementation.
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.
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
Contents
Definitions
Alberhill Villages Specific Plan 204
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.
Gross (acres) – The entire land area within the boundaries of a subarea orlot.
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 marketconditions.
Interface – The location at which two different usesconverge.
Land Use Category – An area of land within the specific plan identified for an intended use
such as for residential, institutional, or mixed-usedevelopment.
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 livablecommunity.
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.
Multi-Use Trail – A trail designed to accommodate a variety of recreational pursuits such as
walking, running, bicycling, dog-walking, andsitting.
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.
Noticed public hearing – A public hearing noticed in accordance Lake Elsinore Municipal
Code Section 17.192.020 and applicable state planning and zoning laws.
Open Space – Land set aside for the use and enjoyment of residents and visitors of the AVSP
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 relatedlandscaping.
Alberhill Villages Specific Plan 205
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, as conceptually shown on Figure 5-3, for
which one or more PDPs will be prepared once development for such area becomes imminent.
Phased Development Plan (PDP) – A plan to implement a specific Phase of the specific plan,
or a portion thereof. 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.
Preexisting mining operations - (1) any operation activity which is legally occurring in an area
at the time the area is designated as part of the Alberhill Villages Specific Plan by the City, and
(2) any legal structure existing in an area at the time the area is designated part of the Alberhill
Villages Specific Plan by the City.
Private Pocket-Park – A small park generally one acre or less in size mostly intended to serve
the active and passive recreational needs of surrounding residents.
Project – The Alberhill Villages project as more particularly described in Section 1.1 of this
AVSP
Public 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.
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 gradinginformation.
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 landuse.
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
Alberhill Villages Specific Plan 206
for transfers and the relocation of units and equivalent dwelling units outside of the specific plan
area to redevelopment areas in other parts of theCity.
Under crossing – A tunnel underneath a busy roadway or freeway which 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.
Yield Plan –A plan which identifies the maximum development which can occur on a specific
property given the constraints of existing zoning regulations including parking requirements, lot
coverage, permitted density, height restrictions, andsetbacks.
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 AVSP
identifies the zones to implement each land use category. The precise placement of these
zones is to be defined in a Phased DevelopmentPlan.
Alberhill Villages Specific Plan A-1
APPENDIX A
Entitlement History
Figure A-1
Pacific Clay Annexation
Alberhill Villages Specific Plan B-1
APPENDIX B
Sample Traffic Calming
Devices
Alberhill Villages Specific Plan B-2
Figure B-1
Roundabouts/Divided Roads
Alberhill Villages Specific Plan B-3
Figure B-2
Traffic Circle, Extended Curbs
Alberhill Villages Specific Plan B-4
Figure B-3
Mid-Block and Knuckle Planted Islands
Alberhill Villages Specific Plan B-5
Figure B-4
Neighborhood Focal Points
Alberhill Villages Specific Plan B-6
Figure B-5
Cul-de-sac Planted Islands
Alberhill Villages Specific Plan C-1
APPENDIX C
Sample Stormwater
Management Techniques
Alberhill Villages Specific Plan C-2
Figure C-1
Swales, Depressed Medians
Alberhill Villages Specific Plan C-3
Figure C-2
Techniques for Cleaning Runoff – Large Areas
Alberhill Villages Specific Plan C-4
Figure C-3
Techniques for Handling Detention in Parks and Schools
Alberhill Villages Specific Plan C-5
Figure C-4
Parking Lot Bio-infiltration
Alberhill Villages Specific Plan D-1
APPENDIX D
Approval Documents
APPENDIX D-1
RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT
REPORT FOR THE ALBERHILL VILLAGES SPECIFIC PLAN (SCH
NO. 2012061046) -WITHOUT ATTACHMENTS
APPENDIX D-2
ORDINANCE ADOPTING THE ALBERHILL VILLAGES SPECIFIC
PLAN NO. 2010-02 AND
ADOPTING ZONE CHANGE NO. 2012-02
APPENDIX D-3
RESOLUTION APPROVING GENERAL PLAN AMENDMENT NO.
2012-01
APPENDIX D-4
ADOPTED MITIGATION MONITORING AND REPORTING
PROGRAM
APPENDIX D-5
RESOLUTION CERTIFYING THE EIR ADDENDUM
APPENDIX D-6
ORDINANCE NO. ____________,ADOPTED FEBRUARY 28,
2017 AND EFFECTIVE MARCH 30, 2017,APPROVING THE
AMENDED AND RESTATED AVSP
APPENDIX D-7
ORDINANCE NO. ____________,ADOPTED FEBRUARY 28,
2017 AND EFFECTIVE MARCH 30, 2017,APPROVING THE
DEVELOPMENT AGREEMENT
@BCL@1805EDA7
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Attention: City Clerk
(Space above for Recorder’s use)
(Exempt from Recording Fees Per Govt Code §27383.)
DEVELOPMENT AGREEMENT BY AND BETWEEN
THE CITY OF LAKE ELSINORE AND
PACIFIC CLAY PRODUCTS, INC.
REGARDING THE DEVELOPMENT KNOWN AS
ALBERHILL VILLAGES
February , 2017
@BCL@1805EDA7 i
Table of Contents
Page
1 GENERAL PROVISIONS .................................................................................................................3
1.1 The Project....................................................................................................................................3
1.2 The Property..................................................................................................................................3
1.3 Definitions.....................................................................................................................................3
1.4 Term of Agreement.......................................................................................................................6
1.5 Tentative Map Extensions.............................................................................................................6
1.6 Assignment and Assumption........................................................................................................6
1.7 Covenants Running With the Land...............................................................................................7
1.8 Successors in Interest....................................................................................................................7
1.9 Mortgages.....................................................................................................................................7
1.10 Estoppel Certificate.......................................................................................................................7
2 DEVELOPMENT OF THE PROPERTY ........................................................................................8
2.1 Vested Right..................................................................................................................................8
2.2 Agreement Does Not Authorize Development.............................................................................8
2.3 Phasing..........................................................................................................................................9
2.4 Permitted Uses and Development.................................................................................................9
2.5 Moratorium and Referendum........................................................................................................9
2.6 Fees...............................................................................................................................................9
3 PUBLIC FACILITIES AND IMPROVEMENTS .........................................................................13
3.1 Acquisition of Necessary Property Interests...............................................................................13
3.2 Financing Mechanisms for Public Facilities...............................................................................14
3.3 Participation in No. CFD 2015-1 and CFD No. 2015-2.............................................................15
4 IMPLEMENTATION OF PROJECT APPROVALS AND DEVELOPMENT .........................15
4.1 Implementation...........................................................................................................................15
4.2 Outside Consultants....................................................................................................................16
4.3 Other Governmental Agencies....................................................................................................16
4.4 Implementation of Conditions of Approval................................................................................16
5 PERIODIC REVIEW .......................................................................................................................16
6 DEFAULT AND REMEDIES FOR DEFAULT ............................................................................17
6.1 Default.........................................................................................................................................17
6.2 Remedies.....................................................................................................................................17
ii
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6.3 Specific Performance..................................................................................................................17
6.4 Cumulative Remedies.................................................................................................................18
6.5 Litigation Expenses.....................................................................................................................18
6.6 Venue..........................................................................................................................................18
7 AMENDMENT .................................................................................................................................18
7.1 Amendment by Agreement.........................................................................................................18
8 TERMINATION ...............................................................................................................................18
8.1 Termination Upon Voter Approval of Land Use Initiative.........................................................18
8.2 Termination Upon Completion of Development........................................................................18
8.3 Land Use Entitlements Following Termination..........................................................................19
8.4 Fees Following Termination.......................................................................................................19
9 GENERAL PROVISIONS ...............................................................................................................19
9.1 Notices........................................................................................................................................19
9.2 Third Party Claims......................................................................................................................20
9.3 Further Actions...........................................................................................................................20
9.4 No Joint Venture or Partnership or Third Party Beneficiary......................................................20
9.5 Recitals........................................................................................................................................21
9.6 Exhibits.......................................................................................................................................21
9.7 Applicable Law...........................................................................................................................21
9.8 Severability.................................................................................................................................21
9.9 Interpretation...............................................................................................................................21
9.10 Entire Agreement........................................................................................................................21
@BCL@1805EDA7 1
DEVELOPMENT AGREEMENT BY AND BETWEEN
THE CITY OF LAKE ELSINORE AND
PACIFIC CLAY PRODUCTS, INC.
REGARDING THE DEVELOPMENT KNOWN AS
ALBERHILL VILLAGES
This Development Agreement (“Agreement”) is made and entered into as of February 28,
2017, by and between the City of Lake Elsinore, a California general law city (“City”) and
Pacific Clay Products, Inc., a Delaware corporation (“Owner”) pursuant to the authority of
Article 2.5, Chapter 4, Division 1, Title 7 (§65864, et seq.) of the Government Code relating to
Development Agreements. City and Owner are hereinafter sometimes referred to individually as
a “Party” and collectively as “Parties.”
RECITALS
A.In order to strengthen the public land use planning process, to encourage private
participation in the process, to reduce the economic risk of Development and to reduce the waste
of resources, the Legislature adopted the Development Agreement Statutes codified at §65864 et
seq.of the California Government Code (the “Development Agreement Statutes”).
B.This Development Agreement (“Agreement”) relates to the Development known
as Alberhill Villages, a mixed-use residential Development which includes up to 8,024
residential units, 3,810,300 square feet of commercial, office and institutional uses,
approximately 194 acres of natural or enhanced open space with multi-use trails, a 41.5-acre
Recreational Lake and Lakeside Park, as well as a 45.9-acre City Regional Sports Park, and a
14.3-acre Public Community Park and other uses as more particularly set forth in the Amended
and Restated AVSP, as hereinafter defined (the “Project”).
C.Owner owns in fee approximately 1,375 acres of undeveloped real property
located in the City of Lake Elsinore (“Property”), more particularly described in Exhibit A
attached hereto, and desires to locate the Project on the Property.
D.The City has adopted procedures and requirements for the consideration of
Development agreements which are set forth in Chapter 19.12 of the Lake Elsinore Municipal
Code (“City Code”). The City and Owner have taken all actions and have fulfilled all
requirements mandated by Chapter 19.12 of the City Code and the Development Agreement
Statutes.
E.On June 14, 2016, after public hearings and adequate environmental analysis, the
City Council granted the following approvals:
(i)Resolution No. 2016-076 certifying the Final Environmental Impact
Report (SCH No. 2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (the “Final
EIR”), General Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting
Findings Pursuant to the California Environmental Quality Act, Adopting a Statement of
Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting Program.
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(ii)Resolution No. 2016-77 approving General Plan Amendment No. 2012-01
which amended the Lake Elsinore General Plan land use designation for the Property to
“Alberhill Villages Specific Plan.”
(iii)Ordinance No. 2016-1361, effective July 28, 2016, adopting the Alberhill
Villages Specific Plan No. 2012 and Zone Change 2012-02 which amended the zoning for the
Property to “Alberhill Villages Specific Plan.”
F.Following the adoption of the June 14, 2016 approvals identified in Recital E,
Owner and City engaged in discussions and thereafter mutually proposed an Amended and
Restated AVSP in an effort to eliminate certain ambiguities and provide clarification with
respect to the implementation of the AVSP, refine the AVSP land use plan, and identify a
financing mechanism for the Regional Sports Park. In order to provide for, implement, and
govern the relationship between the City and Owner with respect to the long-term Development
of the Project, the Parties now desire to enter into this Development Agreement.
G.On February 7, 2017, the City of Lake Elsinore Planning Commission held a duly
noticed public hearing to consider an Addendum as defined in Section 1.3.1, the Amended and
Restated AVSP, and this Agreement and recommended City Council approval.
H.On February 14, 2017, the City Council held a duly noticed public hearing to
consider the Addendum, the Amended and Restated AVSP, and this Agreement and granted the
following approvals:
(i)Resolution No. ___ approving the Addendum.
(ii)Ordinance No. ___ ,effective March 30, 2017, approving the Amended
and Restated AVSP.
(iii)Ordinance No. _________ ,effective March 30, 2017, approving this
Development Agreement and authorizing the execution, delivery and recordation thereof
(“Adopting Ordinance”).
I.On February 28, 2017 the City Council conducted a second reading and adopted
the Ordinances referenced in Recital H approving the Amended and Restated AVSP and this
Agreement.
J.Having duly considered this Agreement and having held all required noticed
public hearings, City finds and declares that this Agreement (i) is consistent with the Lake
Elsinore General Plan, the Amended and Restated AVSP and all other applicable plans, rules,
regulations and official policies of the City, (ii) is compatible with the orderly Development of
the Property and the surrounding area; (iii) is in conformity with public convenience, general
welfare and good land use practices, (iv) will not be detrimental to the health, safety and general
welfare of the City’s residents, businesses and visitors, and (v) constitutes a lawful, present
exercise of the City’s police power and authority under the Development Agreement Statutes and
Chapter 19.12 of the City Code.
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NOW, THEREFORE, City and Owner agree as follows:
1 GENERAL PROVISIONS
1.1 The Project.
The Project is the Development and use of the Property, consisting of
approximately 1,375 acres of undeveloped property in the City of Lake Elsinore, in accordance
with the Amended and Restated AVSP. The Amended and Restated AVSP permits and provides
for the Development of a mixed-use residential Development including up to 8,024 residential
units, 3,810,300 square feet of commercial, office and institutional uses, approximately 194 acres
of natural or enhanced open space with multi-use trails, a 41.5-acre Recreational Lake and
Lakeside Park, as well as a 45.9-acre City Regional Sports Park, and a 14.3-acre Public
Community Park, and other uses as more particularly set forth in the Amended and Restated
AVSP, as hereinafter defined.
1.2 The Property.
The Property is generally located west of Lake Street and south of the I-15
Freeway in the City of Lake Elsinore, California. The Property consists of approximately 1,375
acres of land and is more particularly described in Exhibit A which is incorporated herein and
made a part of this Agreement.
1.3 Definitions.
The following terms when used in this Agreement shall have the following
meanings:
1.3.1 “Addendum” means the Addendum to the Final EIR [SCH No.
2012061046] for the Amended and Restated AVSP and this Agreement.
1.3.2 “Agreement” means this Development Agreement and any written
amendments thereto.
1.3.3 “Amended and Restated AVSP” means the Amended and Restated
Alberhill Villages Specific Plan approved by the City Council by Ordinance No. introduced
on February 14, 2017 and adopted on February 28, 2017 as referenced in Recital H and I.
1.3.4 “Applicable Rules and Regulations” means only those ordinances,
resolutions, rules, orders, regulations, and formally adopted policies of the City applicable to the
Development and occupancy of the Property, including the Planning Documents, which are in
effect on the Effective Date, subject to the exceptions set forth in Sections 1.3.4.1 through
1.3.4.10 below.
1.3.4.1 State and Federal Laws. As provided in Government Code
§65869.5, in the event that state or federal laws or regulations, enacted after the Effective Date of
this Agreement prevent or preclude compliance with one or more provisions of this Agreement,
such provisions of this Agreement shall be modified or suspended as may be necessary to
comply with such state or federal laws or regulations. The rights of Owner under this Agreement
shall not be otherwise affected by such modification or suspension.
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1.3.4.2 Health and Safety. Nothing in this Agreement shall prevent City
from enacting ordinances, resolutions, rules, regulations or policies necessary to protect City
residents, businesses and visitors from an adverse risk to health or safety. Such ordinances,
resolutions, rules, regulations or policies shall be applicable to the Development of the Project.
1.3.4.3 Application, Processing and Inspection Fees. Owner shall be
subject to Application, Processing and Inspection Fees that are revised during the Term of this
Agreement. Owner shall also receive the benefit of any lowering of such Application,
Processing and Inspection Fees. Owner shall pay all applicable Application, Processing and
Inspection Fees to the extent the fees are uniformly applied to all Development within the City.
1.3.4.4 Development Impact Fees. Owner shall be required to pay
Existing Development Impact Fees (as defined in this Agreement) in connection with the
Development of the Project in accordance with the limitations set forth in Section 2.6.4.
1.3.4.5 Procedural Regulations. Procedural regulations relating to
hearing bodies, applications, notices, findings, hearings, reports, recommendations, appeals and
any other matter of procedure.
1.3.4.6 Regulations Governing Construction Standards. Regulations
governing construction standards and specifications including, without limitation, the City’s
Building Code, Plumbing Code, Mechanical Code, Electrical Code and Fire Code, provided that
such construction standards and specifications are applied on a City-wide basis.
1.3.4.7 Non-Conflicting Regulations. Written regulations approved by
the City that are not in material conflict with the Applicable Rules and Regulations and do not
materially and adversely impact the Development of the Property.
1.3.4.8 Certain Conflicting Regulations. Written regulations approved
by the City that are in material conflict with the Applicable Rules and Regulations only if Owner
has given its written consent to the application of such regulations to Development of the
Property.
1.3.4.9 Regulation by Other Public Agencies. The Parties acknowledge
that other public agencies, not within the control of the City, possess authority to regulate aspects
of the Development of the Project and the Property separately from the City. This Agreement
does not limit the authority of such other public agencies.
1.3.4.10 General and Special Taxes. Owner and occupants shall pay
general or special taxes, including but not limited to, property taxes, sales taxes, transient
occupancy taxes, business taxes, which may be applied to the Property or to businesses
occupying the Property; provided, however, that the tax is of general applicability Citywide or
legally added as a condition of approval to future discretionary approvals, if any, relating to the
intensification of existing mining operations requested by Owner. Nothing in this Agreement
prohibits the adoption and application of a CFD special tax approved by the City in accordance
with Sections 3.2 and 3.3 of this Agreement.
1.3.4.11 Planning Documents Control. Except as set forth in Sections
1.3.4.1 through 1.3.4.9 above, in the event of any conflict between the Planning Documents and
the Applicable Rules and Regulations, the Planning Documents shall govern and control.
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1.3.5 “Application, Processing and Inspection Fees” means the fees required by
the City that are of general applicability to the entire City and cover the actual costs of the City
to process applications and/or conduct inspections for the Project.
1.3.6 “Assumption Agreement” means an agreement substantially conforming
to the model assumption agreement described in Exhibit B, or other agreement in a form
approved by the City Attorney, executed by a purchaser, assignee or transferee of the Property,
or a portion of the Property, expressly assuming certain obligations and inuring to certain rights
under this Agreement.
1.3.7 “City” means the City of Lake Elsinore.
1.3.8 “City Manager” means City Manager of the City or his or her designee.
1.3.9 “CEQA” means the California Environmental Quality Act, Public
Resources Code Section 21000, et seq.and the implementing regulations promulgated
thereunder as the “CEQA Guidelines” (Title 14, California Code of Regulations Section 15000 et
seq.) and the City's local guidelines.
1.3.10 “City Code” means the Lake Elsinore Municipal Code.
1.3.11 “City Council” means the duly elected legislative body governing the City
of Lake Elsinore.
1.3.12 “Development” means grading, construction and/or installation of public
improvements, infrastructure and facilities related to the Project (whether located within or
outside the Property) and the construction and/or installation of private improvements, structures,
buildings and facilities and the installation of landscaping.
1.3.13 “Director” means the City’s acting Community Development Director
from time to time, or if there is no Community Development Director, the City staff member
who is charged with duties and responsibilities similar to those of the City’s acting Community
Development Director as of the Effective Date.
1.3.14 “Effective Date” means the effective date of the Adopting Ordinance.
1.3.15 “Existing Development Fees” means those development impact fees
imposed by the City on and in connection with new Development pursuant to the Applicable
Rules and Regulations which are defined in Section 2.6.3.
1.3.16 “Final EIR” is defined in Recital E.
1.3.17 “Owner” means Pacific Clay Products, Inc., a Delaware corporation, and
any and all of its successors in title and/or successors in interest.
1.3.18 “Planning Documents” means, and shall be limited to, the General Plan
Amendment and Zone Change referenced in Recital E, the Amended and Restated AVSP, the
Final EIR and Addendum, any subsequent approvals and CEQA documents required for the
implementation of the Project, this Agreement, and such amendments to this Agreement as may,
from time to time, be approved pursuant to Section 7.1. “Planning Documents” shall not include
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the Alberhill Villages Initiative to be submitted to the voters of City at a Special Municipal
Election on May 2, 2017 or any subsequent voter initiative.
1.3.19 “Property” is defined in Recital C and more particularly described in
Exhibit A.
1.3.20 “Project” is defined in Recital B and more particularly described in
Section 1.1.
1.3.21 “Term” is defined in Section 1.4 of this Agreement.
1.4 Term of Agreement.
This Agreement shall commence upon the Effective Date and shall continue in
force for a period of thirty (30) years unless extended or terminated as set forth herein, provided,
that if the Project has not been fully developed by the end of such thirty (30) year period, the
term of this Agreement shall be automatically extended for successive five (5) year periods
unless and until either City or Owner notify the other in writing prior to the end of the then-
existing term that such Party elects to terminate this Agreement effective as of the end of the
then-existing term. Following the expiration of the term or any extension hereof, or if sooner
terminated, this Agreement shall have no force and effect, subject however, to any post-
termination obligations of the Parties.
1.5 Tentative Map Extensions.
Pursuant to Section 66452.6 of the California Government Code, any tentative
map that is approved by the City shall remain in full force and effect for a period coterminous
with the term of this Agreement.
1.6 Assignment and Assumption.
Owner shall have the right to sell, assign, or transfer the Property or any portion
thereof, together with its rights and obligations under this Agreement to the extent the same
apply to the lands so sold, assigned or transferred, to any person, firm or corporation at any time
during the term of this Agreement. The terms, conditions, covenants, rights and obligations set
forth in this Agreement and incorporated herein by exhibits shall run with the land and the
burdens and benefits created by this Agreement shall bind and inure to the successive owners of
the Property from time to time. Owner shall provide City with written notice of any assignment
or transfer of all or a portion of the Property no later than thirty (30) days after such assignment
or transfer. Express written assumption by such purchaser, assignee or transferee, to the
satisfaction of the City Attorney, of the burdens and obligations with respect to the Property or
such portion thereof sold, assigned or transferred, shall release and relieve Owner of such
burdens and obligations so assumed. Any such assumption of Owner’s obligations under this
Agreement shall be deemed to be to the satisfaction of the City Attorney if evidenced by the
execution of an Assumption Agreement in the form of that attached hereto as Exhibit B and
incorporated herein by this reference.
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1.7 Covenants Running With the Land.
The terms and conditions set forth in this Agreement, including the rights and
obligations of the Parties hereto, shall constitute covenants running with the land. Each and
every purchaser, assignee or transferee of an interest in the Property, or any portion thereof, shall
be obligated and bound by the terms and conditions of this Agreement, and shall be the
beneficiary thereof and a Party thereto, but only with respect to the Property, or such portion
hereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee shall
observe and fully perform all of the duties and obligations of Owner contained in this
Agreement, and shall succeed to the benefits conferred upon Owner hereunder, as such duties,
obligations and benefits pertain to the portion of the Property sold, assigned or transferred to it.
Provided, however, notwithstanding anything to the contrary above, if any such sale, assignment
or transfer relates to a completed single-family residence, multi-family building or non-
residential building which has been approved by the City for occupancy, the automatic
termination provisions of Section 8.1 hereof shall apply thereto, and the rights and obligations of
Owner and City hereunder shall not run with respect to such portion of the Property sold,
assigned or transferred and shall not be binding upon such purchaser, assignee or transferee.
1.8 Successors in Interest.
All of the provisions, agreements, rights, powers, standards, terms, covenants and
obligations contained in this Agreement shall be binding upon and shall inure to the benefit of
the Parties and their heirs, successors (by merger, consolidation, or otherwise), assigns, devisees,
administrators, representatives, and all other persons or entities acquiring the Property, or any
portion thereof, or any interest therein, whether by operation of law or in any manner
whatsoever.
1.9 Mortgages.
This Agreement shall be superior and senior to any lien placed upon the Property,
or any portion of the Property, after the date of recording this Agreement, including the lien of
any deed of trust or mortgage. Nonetheless, no breach of this Agreement shall defeat, render
invalid, diminish or impair the lien of any mortgage made in good faith and for value, but all of
the terms and conditions contained in this Agreement shall be binding upon and effective against
any mortgagee who acquires an interest in the Property, or any portion of the Property. Any
such mortgagee shall be released from the obligations under this Agreement, if any, upon
transfer of the Property, or the portion of the Property as set forth in Section 1.6 of this
Agreement.
1.10 Estoppel Certificate.
Either Party may at any time, and from time to time, deliver written notice to the
other Party requesting that the other Party certify in writing to the knowledge of the certifying
Party that: (a) this Agreement is unmodified and in full force and effect, or, if there have been
modifications hereto, that this Agreement is in full force and effect as modified and stating the
date and nature of such modification; and (b) there are no current uncured defaults under this
Agreement or, if such uncured defaults exist, specifying the dates and nature of any such
defaults. The failure to deliver such a certificate to the requesting Party within thirty (30)
calendar days of the request shall constitute a binding admission by the Party failing to deliver
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the certificate that this Agreement is in full force and effect, without modification except as may
be represented by the requesting Party, and that there are no uncured defaults in the performance
of the requesting Party, except as may be represented by the requesting Party. Any such
certificate requested by Owner may be executed by the City Manager and shall contain City’s
acknowledgment that the certificate is intended to, and may be, relied upon by lenders,
mortgagees and transferees.
2 DEVELOPMENT OF THE PROPERTY
2.1 Vested Right.
The City has determined that the Project would provide significant public benefits
to the City and its residents, businesses and visitors and that entry into this Agreement will
further the goals and objectives of the City’s land use planning policies by encouraging
Development of the Property in accordance with the Applicable Rules and Regulations and
eliminating uncertainty in the planning, entitlement and Development processes.
In exchange for the Project benefits to the City and its residents, businesses and
visitors and in accordance with the Development Agreement Statutes and Chapter 19.12 of the
City Code, Owner shall have a vested right to implement the Project in accordance with the
Applicable Rules and Regulations, subject to the approval and issuance of any subsequent land
use entitlements and permits which are required for the Development of the Project under the
Applicable Rules and Regulations. As such, the Owner, if it chooses, may proceed to Develop
the Property in accordance with the Applicable Rules and Regulations, with certainty that Owner
will have the ability to expeditiously and economically complete the Project.
2.2 Agreement Does Not Authorize Development.
The Parties agree and acknowledge that this Agreement itself does not authorize
Owner to undertake any Development of the Property and that before any Development activity
can occur (a) the Owner must have submitted all applications for all land use entitlements and
permits which are required under the Applicable Rules and Regulations, and (b) the City must
have approved such land use entitlement and permit applications pursuant to the Applicable
Rules and Regulations, including undertaking whatever environmental documentation required
pursuant to CEQA.
This Agreement does not require the City to approve any land use entitlement or
permit, but obligates the City to reasonably process all land use entitlement and permit
applications submitted by Owner during the Term of this Agreement pursuant to the Applicable
Rules and Regulations. Consequently, the City may approve, conditionally approve or deny such
land use entitlement and permit applications on the basis of the Applicable Rules and
Regulations. Upon approval by City of any of the land use entitlements and permits, as they may
be amended from time to time, such land use entitlements and permits shall become part of the
Applicable Rules and Regulations, and the Owner shall have a “vested right,” as that term is
defined under California law, in and to such land use entitlements and permits by virtue of this
Agreement.
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2.3 Phasing.
Development of the Project is expected to occur over the course of thirty (30)
years, or more. Owner shall have the right to determine the timing and phasing of Development
of the Project during the term of this Agreement, provided that all infrastructure necessary to
serve that portion or phase of the Project being developed is in place prior to the occupancy
thereof. In light of the California Supreme Court’s holding in Pardee Construction Co. v. City of
Camarillo, 37 Cal.3d 465 (1984), that the absence of reference in that developer’s project
approvals to a time schedule or rate of Development resulted in a later-adopted initiative
restricting the timing of Development to prevail over the Parties’ agreement, it is City’s and
Owner’s intent to affirmatively address this issue by expressly acknowledging and providing
that, subject to any infrastructure phasing requirements that may be required by the Planning
Documents and Applicable Rules and Regulations, Owner shall have the vested right to develop
the Property in such order and at such rate and at such times as Owner deems appropriate within
the exercise of its subjective business judgment.
2.4 Permitted Uses and Development.
The permitted uses, the density and intensity of use, and the transfer of such
density and intensity of use, the maximum height and size of proposed buildings, provisions for
reservation and dedication of land (or payment of fees in lieu of dedication) for public purposes,
the construction, installation and location of public improvements, and other terms and
conditions of Development applicable to the Property shall be those, and only those, set forth in
this Agreement, the Planning Documents and the Applicable Rules and Regulations.
Notwithstanding the foregoing limitation, should Owner request an amendment to the General
Plan and/or Amended and Restated AVSP, City may apply current regulations in effect at the
time the application for amendment is deemed complete to the extent that the current regulations
relate to the requested amendment.
2.5 Moratorium and Referendum.
No ordinance, resolution, rule, order, regulation or policy of the City shall be
applied, imposed or enacted by the City which in any way relates to the rate, timing or
sequencing of the Development or use of the Property, or any improvements related thereto,
including any no-growth or slow-growth moratoriums or annual Development allocations, quotas
or limitations, or which in any way conflicts with the permitted uses, density and/or intensity of
uses, maximum building height and/or size, or other Development characteristics set forth in the
Planning Documents. Pursuant to Government Code §65867.5, this Agreement is subject to
referendum.
2.6 Fees.
2.6.1 Alberhill Park Fee. Prior to the issuance of any residential building permit
in the Project, Owner shall pay to City “Alberhill Park Fee” in an amount equal to $2.00 per
square foot of assessable space. “Assessable space” means all of the square footage within the
perimeter of a residential structure, not including any carport, walkway, garage, overhang, patio,
detached accessory structure or similar area. The amount of square footage within the perimeter
of a residential structure shall be calculated by the City’s building department in accordance with
the City’s standard practice of calculating structural perimeters. The Alberhill Park Fee shall be
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deposited by City in a segregated account (the “Alberhill Park Fund”) and shall be used
exclusively to fund the improvements to the 45.9 acre Regional Sports Park; provided, however,
upon final completion of such improvements, and City’s payment in full of all costs of such
improvements from the Alberhill Park Fund, any remaining balance in the Alberhill Park Fund
may be expended by City for park improvements within the Alberhill District of the City’s
General Plan. Owner’s obligation to pay the Alberhill Park Fee shall survive termination of this
Agreement.
2.6.1.1 Phased Construction of Regional Sports Park. Pursuant to the
Amended and Restated AVSP, Owner shall rough grade the Regional Sports Park site and
construct the adjacent roadway infrastructure, including the portions of Lake Street adjacent
thereto, in accordance with the schedule set forth in Table 3-2 of the Amended and Restated
AVSP. Onsite improvements for the Regional Sports Park shall be constructed by Owner in
phases, as sufficient Alberhill Park Fees are generated as set forth in Table 3-2 of the Amended
and Restated AVSP. Such onsite improvements shall be designed, engineered and constructed in
accordance with a conceptual design plan prepared by Owner and approved by the City Council
and detailed park plans prepared by Owner and approved in writing by the Director. The Owner
shall perform all of its obligations hereunder and shall conduct all operations with respect to the
construction of the Regional Sports Park improvements in a good, workmanlike and
commercially reasonable manner, with the standard of diligence and care normally employed by
duly qualified persons utilizing commercially reasonable efforts in the performance of
comparable work and in accordance with generally accepted practices appropriate to the
activities undertaken. The Owner shall maintain the improvements in good and safe condition
and in proper operating condition, including such maintenance as the Director reasonably
determines to be necessary, until the City’s acceptance thereof. Upon substantial completion of
the improvements for each phase of the Regional Sports Park, City shall inspect and approve
such improvements subject to a punch list City shall issue itemizing any additional work which
shall be reasonably required for final completion of such improvements. Owner shall use
commercially reasonable efforts to complete the items on the City’s punch list within a
reasonable time after City’s issuance thereof. Upon Owner’s completion of the items on the
City’s punch list, and City’s verification thereof, City shall promptly cause to be recorded in the
Official Records of Riverside County a Notice of Completion and Acceptance (“NOCA”) of
such improvements. Within thirty (30) days following the recordation of the NOCA, Owner shall
dedicate the improved park phase to the City by way of a duly executed grant deed delivered to
and accepted by the City. The applicable park phase shall not be opened to the public until such
park phase has been dedicated to the City as set forth herein. Upon Owner’s dedication of the
park phase to City, Owner shall assign to the City all of the Owner’s rights in any warranties,
guarantees, maintenance obligations or other evidence of contingent obligations of third persons
with respect to the improvements.
Notwithstanding the foregoing, in lieu of Owner’s obligation to construct
any or all or any phase of the Regional Sports Park improvements, City may, in its sole
discretion, elect to construct all or any phase of Regional Sports Park improvements using
remaining funds available in the Alberhill Park Fund.
2.6.1.2 Reimbursement Procedures. All costs incurred by Owner for the
design, engineering and construction of onsite improvements for the Regional Sports Park shall
be fully reimbursed by draws from the Alberhill Park Fund, in accordance with the procedures
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set forth in this Section 2.6.1.2 and as more particularly described in the form Reimbursement
Agreement attached hereto as Exhibit “C”.
As Owner constructs portions of the onsite improvements for the Regional
Sports Park, Owner shall submit to the Director, or designee, a Reimbursement Request in the
form attached to the Reimbursement Agreement (Exhibit C), including copies of contracts,
invoices, cancelled checks or other documentation requested by the Director, or designee,
evidencing costs actually incurred by Owner (“Reimbursement Request”). The dollar amount of
the reimbursement is to equal the actual cost incurred by the Owner in constructing the
improvements, provided that the reimbursement cannot exceed the available funds in the
Alberhill Park Fund. The Owner shall supply all documentation requested by the Director, or
designee, in determining the actual construction cost of the improvements. Reimbursements
from the Alberhill Park Fund shall be due and payable within thirty (30) calendar days of receipt
of the Reimbursement Request submitted by the Owner.
2.6.1.3 Satisfaction of All Park Dedication and Development
Requirements and Fees. Owner’s compliance with the park development and dedication
requirements set forth in the Amended and Restated AVSP and this Agreement, including the
Development and dedication of the Regional Sports Park as set forth in the Amended and
Restated AVSP and in this Section 2.6.1, shall satisfy all park dedication, park development,
open space and recreation requirements and associated fees for the entire Project, including
without limitation all requirements under the Quimby Act (codified at California Government
Code § 66477) and all local ordinances relating thereto, and including all dedication,
Development, improvement, in-lieu fees (including City Park Capital Improvement Fund Fees),
and all other park, open space and recreation requirements of whatever type. City shall not
require Owner to dedicate or improve any land, or pay, contribute to or otherwise provide any
fee, as a condition or exaction of any subsequent approval by the City for the Development of the
Property, or otherwise, which in any way relate to parks, open space or recreation.
2.6.2 Development Agreement Fees.
2.6.2.1 Initial Development Agreement Fee. Pursuant to City Code
Section 19.12.170, Owner shall pay City an Initial Development Agreement Fee in the amount of
One Hundred Thousand Dollars ($100,000) (the “Initial DAG”) to offset the City’s costs
associated with the negotiation and preparation of this Agreement, the Amended and Restated
AVSP and the City’s costs associated with the May 2, 2017 Special Municipal Election.
Payment of the Initial DAG shall be made in two equal installments. The first installment shall
be made prior to adoption of the Adopting Ordinance by the City Council and the second shall be
made within thirty (30) days from the Effective Date.
2.6.2.2 Payment of Development Agreement Fees. Upon the City’s
issuance of the initial building permit for each residential dwelling unit, and each commercial,
retail or industrial building to be constructed within the Project, Owner shall pay to City a
Development Agreement Fee in the amount specified in Section 2.5.1.2 below (each, a “DAG
Fee” and collectively, “DAG Fees”).
2.6.2.3 DAG Fees Payable. DAG Fees shall be payable in the following
amounts for the various uses subject to the exceptions set forth herein below in Section 2.6.2.4:
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2.6.2.3.1 Single Family (SF) Dwelling Unit - $4,500/unit
2.6.2.3.2 Multi-Family (MF) Dwelling Unit - $3,200/unit
2.6.2.3.3 Mixed-Use (MXU) Dwelling Unit - $2,500/unit
2.6.2.3.4 Commercial/Retail/Industrial Building - $1.00/sf
2.6.2.3.5 Private Institutional/Places of Worship (non-sanctuary)
Building - $1.00/sf
Commencing July 1, 2018, the DAG Fees shall be adjusted annually as of July 1
of each year based on the percentage increase or decrease, if any, of the Engineering News
Record Construction Cost Index for the Los Angeles Metropolitan Area for the twelve month
period prior to May 1 of the year in which the change will be effective; provided, however, the
DAG Fees shall never be less than the rates set forth above in this Section 2.6.2.3.
2.6.2.4 DAG Fee Exemptions. Notwithstanding the provisions of Section
2.6.2.3, no DAG Fees shall be payable for the following uses:
2.6.2.4.1 Residential units in publicly subsidized projects
constructed as housing for low income households as defined pursuant to Section 50079.5 of the
Health and Safety Code;
2.6.2.4.2 New homes, constructed by nonprofit organizations,
specially adapted and designed for maximum freedom of movement and independent living for
qualified disabled veterans;
2.6.2.4.3 Government/public buildings, public schools and public
facilities;
2.6.2.4.4 Any nonprofit corporation or nonprofit organization
offering and conducting full-time day school at the elementary, middle school or high school
level for students between the ages of five and 18 years;
2.6.2.4.5 The sanctuary building of a church or other house of
worship eligible for a property tax exemption.
2.6.2.5 Use of DAG Fees. The City shall deposit not less than One
Million Dollars ($1,000,000) of DAG Fees paid by Owner into the Alberhill Park Fund to ensure
adequate funding for all onsite improvements to the Regional Sports Park. In addition, City may
in its sole and absolute discretion deposit additional DAG Fees into the Alberhill Park Fund in
order to expedite construction of Regional Sports Park improvements. All DAG Fees deposited
in the Alberhill Park Fund shall be repaid from future Alberhill Park Fees, if any, paid by Owner
after completion of all Regional Sports Park improvements. DAG Fees not deposited into the
Alberhill Park Fund may be used by City for any municipal purpose in accordance with
Applicable Rules and Regulations.
2.6.3 Existing Development Impact Fees. For and in exchange of Owner’s
agreement to pay the Alberhill Park Fees, the DAG Fees and develop the Regional Sports Park
with Funds deposited in the Alberhill Park Fund as provided in Sections 2.6.1 and 2.6.2, City
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agrees that other than the payment of such Alberhill Park Fees and DAG Fees, Owner shall be
required to pay only the following Existing Development Impact Fees as set forth in this Section
2.6.3:
Storm Drain Capital Improvement Fund Fees
Traffic Impact Fees
Library Capital Improvement Fund Fees
Fire Facility Fee
City Hall & Public Works Facilities Fee
Community Center Facilities Fee
Marina Facilities Fee
Animal Shelter Facility Fee
TUMF
Upon City approval of each Phased Development Plan (PDP) in the Project in
accordance with the Amended and Restated AVSP, the amount of each of the Existing
Development Impact Fees to be paid upon issuance of building permits for Development within
the boundaries of such PDP shall be locked for a period of five (5) years commencing as of the
July 1 following the date of approval of the PDP and expiring on the fifth anniversary thereof.
Thereafter, Owner shall pay all Existing Development Impact Fees at the current rate applicable
at the time of issuance of each building permit in the Project. Notwithstanding the foregoing,
TUMF fees may be paid prior to final inspection or issuance of occupancy permit and must be
paid at the then applicable rate without any rate lock in accordance with the TUMF program.
Notwithstanding anything to the contrary herein, Owner is exempt from the payment of MSHCP
Fees, City Affordable Housing In Lieu Fees and City mandated affordability covenants and
restrictions recorded against new dwelling units in the Project. Owner’s exemption from the
payment of Affordable Housing In Lieu fees and affordability covenants and restrictions shall
survive the termination of this Agreement.
2.6.3.1 No New Fees. Owner shall not have an obligation to pay,
contribute to, or otherwise provide as a condition or exaction of any subsequent approval by the
City for the Development of the Property pursuant to the Amended and Restated AVSP, any new
Development Impact Fees imposed by the City after the Effective Date of this Agreement.
3 PUBLIC FACILITIES AND IMPROVEMENTS
3.1 Acquisition of Necessary Property Interests.
If Owner is required by the Planning Documents to construct offsite
improvements on lands not owned by either Owner or the City, Owner agrees to make a good
faith effort to acquire the necessary property interest for the construction of these offsite
improvements. Owner shall commence its good faith efforts to acquire the necessary property
interests immediately upon the effective date of this Agreement or within thirty (30) days of
being informed by the City that such offsite improvements are required in order to implement the
Planning Documents. If Owner is unable to acquire the necessary property interests within one
year before the offsite improvement is required to be constructed based on Owner’s then existing
Development schedule, the City shall acquire the necessary property interests by such means as
are available to it, including eminent domain. Owner shall pay all actual costs incurred by the
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City in acquiring the necessary offsite property interests, including but not limited to, inverse
condemnation, attorneys’ fees, land cost, severance, relocation, loss of future Development rights
and any other costs related to the City acquiring the offsite real property interests required to
construct the offsite improvements. The provisions of this Section 3.1 are in addition to, and not
in lieu of, the Parties’ respective rights and obligations under California Government Code
Section 66462.5.
3.2 Financing Mechanisms for Public Facilities.
3.2.1 Public Facilities CFD. Upon Owner’s submission of a finance plan City,
in cooperation with and at the request of Owner, shall initiate and use its commercially
reasonable efforts to cause the City to establish a Mello-Roos Community Facilities District
(“CFD”) to finance public improvements and facilities to be constructed and installed in
conjunction with their development of the Project on and with respect to the Property, in
accordance with the provisions of the Mello-Roos Community Facilities Act of 1982
(Government Code §53311 et seq.), as amended (“Mello Roos Act”). It is understood that
Owner shall not be entitled to receive the net proceeds of any CFD bonds to finance onsite
improvements constructed by Owner to the Regional Sports Park and reimbursed to Owner from
the Alberhill Park Fund. It is also understood that multiple CFDs may be established over
portions of the Property in order to facilitate the funding of public improvements and facilities to
correspond with the phased development of the Project. The parameters of the CFD(s) shall be
as follows or as otherwise required to meet minimum requirements of California law, as the same
may be amended from time to time: (i) a minimum loan-to-value ratio of 1 to 3; (ii) a total
property tax/assessment payment not to exceed two percent (2%) of assessed value per year per
parcel; (iii) a debt service coverage ratio not to exceed 1 to 1 (unless adequate credit
enhancement is provided to the reasonable satisfaction of the City); and (iv) an annual escalator
on the CFD tax and debt service of two percent (2%) per year (and subject to appropriate
increases in the special tax upon defaults by other properties within the CFD).
3.2.2 Contingent Special Tax. As part of any public facilities CFD established
pursuant to Section 3.2.1, a contingent special tax shall be included that will be levied on each
assessor’s parcel of taxable property in an amount required in any fiscal year to pay the cost of
the City’s maintenance and operation of the improvements, including administrative expenses,
and to fund an operating reserve following default by the applicable Homeowner’s Association
(HOA) of its obligation to maintain such improvements which may include maintenance and
lighting of parks, parkways, streets, roads and open space, which maintenance and lighting
services may include, without limitation, furnishing of electrical power to street lights; repair and
replacement of damaged or inoperative light bulbs, fixtures and standards. Default by the HOA
will be deemed to have occurred in each of the following circumstances: (i) the HOA files for
bankruptcy; (ii) the HOA is dissolved; (iii) the HOA ceases to levy annual assessments for the
maintenance of the improvements described above; or (iv) the HOA fails to maintain such
improvements at the same level as the City maintains similar improvements throughout the city
and within ninety (90) days after written notice from the City, or such longer period permitted by
the City Manager, fails to remedy such maintenance deficiency to the reasonable satisfaction of
the City Council.
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3.3 Participation in No. CFD 2015-1 and CFD No. 2015-2.
3.3.1 Public Safety, Fire, Paramedic and Police Services.
Prior to approval of a Final Map, Parcel Map, Residential Design Review,
or Conditional Use Permit (as applicable), the project developer shall annex into Community
Facilities District No. 2015-1 (Safety) or such other Community Facilities District for Law
Enforcement, Fire and Paramedic Services established at the time of such approval to offset the
annual negative fiscal impacts of the project on public safety operations and maintenance issues
in the City. Alternatively, the project developer may form a new Community Facilities District
for Law Enforcement, Fire and Paramedic Services or propose alternative financing mechanisms
to fund the annual negative fiscal impacts of the project with respect to Public Safety services.
Community Facilities District No. 2015-1 or other CFD for law enforcement, fire and/or
paramedic services will be subject to a biennial review by the City and adjustments to special
taxes collected thereunder will be made in accordance with the requirements of the Mello-Roos
Community Facilities Act of 1982, as amended from time to time.
3.3.2 Maintenance Services.
Prior to approval of a Final Map, Parcel Map, Design Review, or
Conditional Use Permit or building permit (as applicable), the project developer shall annex into
Community Facilities District No. 2015-2 (Maintenance Services) or such other Community
Facilities District for Maintenance Services established at the time of such approval to fund the
on-going operation and maintenance of the (i) public right-of-way, including street sweeping, (ii)
the public right-of-way landscaped areas and parks to be maintained by the City; and (iii) for
street lights in the public right-of-way for which the City will pay for electricity and a
maintenance fee to Southern California Edison, including streets, parkways, open space and
public storm drains constructed within the Development and federal NPDES requirements to
offset the annual negative fiscal impacts of the project. Alternatively, the project developer may
form a new Community Facilities District for Maintenance Services or propose alternative
financing mechanisms to fund the annual negative fiscal impacts of the project with respect to
Maintenance Services.
4 IMPLEMENTATION OF PROJECT APPROVALS AND DEVELOPMENT
4.1 Implementation.
4.1.1 City Processing. City shall permit the uses on the Property that are
permitted by the Planning Documents. City agrees that all applications for City approval shall be
reviewed and acted upon within a reasonable period of time.
4.1.2 Duty to Grant and Implement. City’s obligation to grant and implement
City approval of the uses on the Property permitted by the Planning Documents shall not infringe
upon the City’s right to require conformity with the Planning Documents and the Applicable
Rules and Regulations. If City rejects an application for a City approval, it shall provide, in good
faith, a specific list of reasons why the application was rejected along with a description of
specific and reasonable measures to correct each basis for rejection. If Owner submits its
application incorporating all the measures to correct, the City shall deem the application is
complete.
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4.1.3 CEQA Guidelines §15182. City agrees to comply with all CEQA
requirements, including CEQA Guidelines, §15182, which provides that where a public agency
has prepared an EIR on a Specific Plan, no EIR or negative declaration need be prepared for a
residential project undertaken pursuant to and in conformity to that Specific Plan if the Project
meets the requirements of CEQA Guidelines §15182. Residential projects covered by CEQA
Guidelines §15182 include, but are not limited to land subdivisions, zoning changes and
residential planned unit Developments.
4.2 Outside Consultants.
At Owner’s request, the City may at any time during the term of this Agreement,
hire an outside consultant(s) to provide assistance on any issue associated with the Development
of the Project, including but not limited to, processing subsequent Project approvals and
conducting building inspections for the Project. Owner agrees to pay reasonable costs associated
with the outside consultant(s) in addition to any application, processing and inspection fees
otherwise due the City. The outside consultant(s) shall be under the exclusive direction of the
City.
4.3 Other Governmental Agencies.
Owner and the City shall reasonably cooperate with each other in obtaining such
additional permits and approvals as may be required from other governmental or quasi-
governmental agencies having jurisdiction over the Project or the Property as may be required
for the Development of the Project. Reasonable cooperation includes, but is not limited to,
responding to reasonable requests for information in a timely manner, attendance at meetings and
providing City determinations that are relevant to obtaining such additional permits or approvals.
Owner will be responsible for all costs of obtaining such additional permits or approvals.
Owner shall be entitled to request that the City support Owner in obtaining such additional
permits and approvals for the Project. Owner shall have the primary responsibility for securing
such permits and approvals, including all communications with the California Department of
Transportation regarding the proposed access to the Project.
4.4 Implementation of Conditions of Approval.
If Owner believes it is unable to implement any condition required by the
Planning Documents, Owner can request the City to modify or delete the condition or substitute
another condition if substantial evidence exists that the condition is no longer feasible. Owner
bears the burden of providing the substantial evidence to the City that the condition is no longer
feasible and the City shall hold a public hearing prior to modifying, deleting or substituting the
condition, if such a hearing is required by law.
5 PERIODIC REVIEW
City shall review this Agreement at least once every twelve (12) months from the
Effective Date. During each periodic review, Owner is required to demonstrate good faith
compliance with the terms of this Agreement, and shall furnish such reasonable evidence of good
faith compliance as the City, in the exercise of its reasonable discretion, may require. Such
periodic review shall be conducted administratively by the City Manager and any appropriate
department heads designated by the City Manager to perform such periodic review. The City
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Manager shall report the results of such periodic review to the City Council within thirty (30)
days after the conclusion thereof. No public hearing shall be held by the City Manager, Planning
Commission or City Council with regard to such periodic review; provided, however, that the
City Council and/or the Owner shall have the right to appeal the City Manager’s findings to the
City Council, in which case Owner shall have the right to request a public hearing on the matter.
City shall notify Owner in writing of the date for review at least thirty (30) days prior thereto.
Any failure of either Party to comply with the provisions of this Section 5, will not constitute or
be asserted by either Party as a breach by such Party.
6 DEFAULT AND REMEDIES FOR DEFAULT
6.1 Default.
No Party shall be in default under this Agreement unless it has failed to materially
perform under the Agreement for a period of sixty (60) days after written notice from the other
Party of an event of default. The notice of an event of default shall specify in detail the nature of
the alleged default and the manner in which the default may be satisfactorily cured. If the nature
of the alleged default is such that it cannot reasonably be cured within such 60-day period, the
commencement of the cure within such time period and the diligent prosecution to completion of
the cure shall be deemed to satisfy such requirement.
6.2 Remedies.
After the expiration of the sixty (60) day notice and cure period (or longer, as
applicable) set forth in Section 6.1, if the alleged default is not cured to the reasonable
satisfaction of the Party alleging default, the Party alleging default, at its option, may give notice
of intent to terminate the Agreement pursuant to California Government Code §65868.
Following notice of intent to terminate, the matter shall be scheduled for a public hearing before
the City Council to review and consider the matter within 30 days. Following consideration of
the evidence presented in the review, if the City Council determines that there is substantial
evidence that the Party is then in material default under this Agreement, the Party alleging the
default may give written notice of termination of this Agreement.
6.3 Specific Performance.
The Parties acknowledge that monetary damages and remedies at law generally
are inadequate and that specific performance is an appropriate remedy for the enforcement of this
Agreement and shall be available to all Parties for the following reasons:
6.3.1 Due to the size, nature and scope of the Project, it will not be practical, or
possible, to restore the Property to its pre-existing condition once implementation of this
Agreement has begun. After such implementation, Owner may be foreclosed from other choices
it may have had to utilize the Property and provide for other benefits. Owner has invested
significant time and resources and performed extensive planning and processing of the Project in
agreeing to the terms of this Agreement, and will be investing even more significant time and
resources in implementing the Project in reliance upon the terms of this Agreement, and it will
not be possible to determine the sum of money that would adequately compensate Owner for
such efforts. By the same token, City will have invested substantial time and resources and will
have permitted irremediable changes to the land and increased demands on the surrounding
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infrastructure and will have committed, and will continue to commit to Development in reliance
upon the commitment to provide infrastructure and related improvements and other exactions to
meet the needs of the proposed Development and to mitigate its reliance upon the terms of this
Agreement, and it would not be possible to determine a sum of money which would adequately
compensate City for such undertakings.
6.3.2 The Property, and the use of the Property for the purposes and uses
described in the Planning Documents are unique.
6.4 Cumulative Remedies.
In addition to any other rights or remedies, either Party may institute legal action
to cure, correct or remedy any default, to enforce any covenant or agreement herein, or to enjoin
any threatened or attempted violation, including declaratory relief, specific performance,
injunctive relief, and relief in the nature of mandamus. All of the remedies described above shall
be cumulative and not exclusive of one another, and the exercise of any one or more of the
remedies shall not constitute a waiver of election with respect to any other available remedy.
6.5 Litigation Expenses.
If the City or Owner brings an action or proceeding (including, without limitation,
any cross-complaint, counterclaim, or third-Party claim) against another Party arising out of this
Agreement, the prevailing Party in such action or proceeding shall be entitled to its costs and
expenses of suit, including reasonable attorneys’ fees.
6.6 Venue.
Venue for all legal proceedings shall be in the Superior Court for the County of
Riverside.
7 AMENDMENT
7.1 Amendment by Agreement.
This Agreement may be amended in writing from time to time by mutual consent
of the Parties or their successors in interest in accordance with City Code Chapter 19.12 and the
Development Agreement Statutes.
8 TERMINATION
8.1 Termination Upon Voter Approval of Land Use Initiative.
This Agreement shall automatically terminate and be of no further force or effect,
in the event the proposed “Alberhill Villages Initiative” set for a Special Municipal Election on
May 2, 2017 or any subsequent Voter Initiative affecting the Project is passed.
8.2 Termination Upon Completion of Development.
This Agreement shall terminate upon the expiration of the term, as more
particularly set forth in Section 1.4 above, or when the Property has been fully developed and all
of Owner’s and City’s respective obligations under this Agreement have been fully performed
and satisfied, whichever first occurs. Upon termination of this Agreement, the City shall record
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a notice of such termination in a form satisfactory to the City Attorney that the Agreement has
been terminated. Notwithstanding anything to the contrary contained in this Agreement, this
Agreement shall automatically terminate and be of no further force or effect as to any single-
family residence or any non-residential building, and the lot or parcel upon which such residence
or building is located, when it has been approved by the City for occupancy.
8.3 Land Use Entitlements Following Termination.
Termination of this Agreement shall not affect the General Plan and Zoning
Amendments referenced in Recital E, the Amended and Restated AVSP, any applicable zoning,
subdivision map, permits or other land use entitlements approved with respect to the Property.
8.4 Fees Following Termination.
Upon termination of this Agreement, Owner shall be required to pay the Alberhill
Park Fee and all development impact fees then imposed by City on and in connection with new
Development at the rate in effect as of the date of issuance of each building permit in the Project;
provided, however, Owner shall not be required to pay the Affordable Housing In Lieu Fee for
Development in the Project. In addition, the obligation to pay DAG Fees shall cease upon
termination of this Agreement.
9 GENERAL PROVISIONS
9.1 Notices.
Any notice or communication required hereunder between or among City or
Owner must be in writing, and may be given either personally or by registered or certified mail,
return receipt requested to the addressees listed below. If given by registered or certified mail,
the same shall be deemed to have been given and received on the first to occur of (i) actual
receipt by the addressees designated below as the Party to whom notices are to be sent, or (ii)
three (3) days after a registered or certified letter containing such notice, properly addressed,
with postage prepaid, is deposited in the United States mail. If personally delivered, a notice
shall be deemed to have been given when delivered to the Party to whom it is addressed. Any
notices or communications shall be given to the Parties at their addresses set forth below:
If to City:City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
Attn: City Manager
Facsimile: (951) 674-2392
With a copy to:Leibold McClendon & Mann PC
9841 Irvine Center Drive, Suite 230
Irvine, CA 92618
Attention: Barbara Leibold
Facsimile: (949) 585-6305
If to Owner:Pacific Clay Products, Inc.
14741 Lake Street
Lake Elsinore, CA 92530
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Attention: Legal Department
With a copy to:Pacific Clay Products, Inc.
c/o Castle & Cooke Alberhill Home Building, Inc.
10000 Stockdale Highway, Suite 300
Bakersfield, CA 93311
Attn: Laura Whitaker
And with a copy to:Jones & Beardsley, P.C.
Attn: Mark A. Jones
10000 Stockdale Highway, Suite 395
Bakersfield, CA 93311
Any Party hereto may at any time, by giving written notice to the other Party as provided
in this Section, designate any other address in substitution of the addresses listed above.
9.2 Third Party Claims.
Owner shall defend, at its expense, including costs and attorneys’ fees, indemnify,
and hold harmless City, its agents, officers, officials, commissions, councils, committees, boards
and employees from any claim, action or proceeding against City, its agents, officers, officials,
commissions, councils, committees, boards or employees to attack, set aside, void, or annul the
approval of this Agreement, the validity of any provision of this Agreement, any breach
hereunder, or any action taken or decision made hereunder, including the approval of any permit
granted pursuant to this Agreement, excluding only such claims, actions or proceedings which
arise from City’s sole negligence, willful misconduct or breach of its obligations under this
Agreement. City shall promptly notify Owner of any such claim, action or proceeding, and City
shall cooperate in the defense. In any defense of City and/or Owner against such an action,
Owner shall have the right to select legal counsel and any experts or consultants deemed
necessary and appropriate by Owner, subject to City’s approval which shall not be unreasonably
withheld. Owner’s obligation to indemnify City hereunder shall survive any termination of this
Agreement.
9.3 Further Actions.
Each Party shall take such further actions and execute and deliver to the other
such further instruments and documents as may be reasonably necessary to carry out this
Agreement in order to provide and secure to the other Party the full and complete enjoyment of
its rights and privileges hereunder.
9.4 No Joint Venture or Partnership or Third Party Beneficiary.
City and Owner agree that no joint venture or partnership exists between them
and agree that nothing contained in this Agreement or in any document executed in connection
herewith shall be construed as making City and Owner joint venturers or partners.
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9.5 Recitals.
The Recitals in this Agreement are material and are incorporated herein by
reference as though fully set forth herein.
9.6 Exhibits.
The Exhibits to this Agreement is incorporated herein by reference as though fully set
forth herein
9.7 Applicable Law.
This Agreement shall be construed and enforced in accordance with the laws of
the State of California.
9.8 Severability.
If any of the provisions contained in this Agreement are determined to be void,
invalid or unenforceable, the remainder of this Agreement shall remain in full force and effect.
9.9 Interpretation.
This Agreement was fully negotiated between the Parties hereto and none of the
terms of this Agreement shall be interpreted against any Party as the drafter of this Agreement.
9.10 Entire Agreement.
This Agreement sets forth and contains the entire understanding and agreement of
the Parties with respect to the subject matter of this Agreement. Without limiting the generality
of the foregoing, this Agreement supersedes and replaces that certain Preannexation and
Development Agreement by and between the City of Lake Elsinore and Pacific Clay Products,
Inc. recorded November 10, 2003 as Document No. 2003-889128 in the Official Records of
Riverside County, California, and all rights and obligations of the Parties thereunder.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, Owner and the City have executed this Agreement as of the
date first hereinabove written.
CITY: CITY OF LAKE ELSINORE,
a municipal corporation
By:
Robert E. Magee, Mayor
ATTEST:
By:
Susan M. Domen, CMC City Clerk
APPROVED AS TO FORM:
By:
Barbara Leibold, Esq.,
City Attorney
OWNER: PACIFIC CLAY PRODUCTS,
INC., a Delaware corporation
By:
Name:
Title:
By:
Name:
Title:
Attachments:
Exhibit A -Legal Description
Exhibit B -Assignment and Assumption Agreement
Exhibit C -Reimbursement Agreement
Notary Acknowledgments Attached
@BCL@1805EDA7 EXHIBIT A
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
ATTACHED
@BCL@1805EDA7 EXHIBIT B
EXHIBIT B
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Attention: City Clerk
(Space above for Recorder’s use)
(Exempt from Recording Fees Per Govt Code §27383.)
ASSIGNMENT AND ASSUMPTION AGREEMENT
RELATIVE TO A DEVELOPMENT AGREEMENT BY AND
BETWEEN THE CITY OF LAKE ELSINORE AND PACIFIC CLAY
PRODUCTS, INC. REGARDING THE DEVELOPMENT KNOWN AS
ALBERHILL VILLAGES
This Assignment and Assumption Agreement (“Agreement”) is entered into this ____
day of _________________, 20____, by and between Pacific Clay Products, Inc., a Delaware
corporation (“Owner”) and ____________________, a ___________________ (“Assignee”).
RECITALS
A.On ______________, 20____ the City of Lake Elsinore and Owner entered into
an agreement titled “Development Agreement By and Between the City of Lake Elsinore and
Pacific Clay Products, Inc. Regarding the Development Known as Alberhill Villages
(“Development Agreement”), pursuant to which the City of Lake Elsinore (“City”) and Owner
agreed to certain matters relating to the Development of certain real property owned by Owner as
more particularly described in said Development Agreement (the “Property”). The Development
Agreement was recorded against the Property in the Official Records of Riverside County,
California, on _______________, 20___, as Document No. _________________.
B.Owner entered into a [purchase and sale agreement, etc.] whereby a portion of
the Property will be [sold, etc.] to Assignee, which portion of the Property is identified and
described in Exhibit A attached hereto and incorporated herein by this reference (“Assigned
Parcel(s)”).
@BCL@1805EDA7 EXHIBIT B
2
C.Owner desires to assign to Assignee all of Owner’s rights, interests, benefits,
burdens and obligations under the Development Agreement with respect to the Assigned
Parcel(s).
D.Assignee desires to assume all of Owner’s rights, interests, benefits, burdens and
obligations under the Development Agreement with respect to the Assigned Parcel(s).
NOW, THEREFORE, Owner and Assignee hereby agree as follows:
1.Owner hereby assigns, effective as of Owner’s conveyance of the Assigned
Parcel(s) to Assignee; all of the rights, interests, benefits, burdens and obligations of Owner
under the Development Agreement with respect to the Assigned Parcel(s) [if applicable,
reserving to Owner the following rights/interest/benefits/burdens/obligations, etc.: _______]
Owner retains all the rights, interest, benefits, burdens and obligations under the Development
Agreement with respect to all other property within the Property owned by Owner.
2.Assignee hereby assumes all of the rights, interests, benefits, burdens and
obligations of Owner under the Development Agreement, and agrees to observe and fully
perform all of the duties and obligations of Owner under the Development Agreement, and to be
subject to all the terms and conditions thereof, with respect to the Assigned Parcel(s) [if
applicable, to the extent hereby assigned], it being the express intention of both Owner and
Assignee that, upon the execution of this Agreement and conveyance of the Assigned Parcel(s)
to Assignee, Assignee shall become substituted for Owner as the “Owner” under the
Development Agreement with respect to the Assigned Parcel(s) [if applicable, to the extent
hereby assigned].
3.All of the covenants, terms and conditions set forth herein shall be binding upon
and shall inure to the benefit of the Parties hereto and their respective heirs, successors and
assigns.
4.The Notice Address described in Section 1.13 of the Development Agreement for
the Assignee with respect to the Assigned Parcel(s) shall be: ___________________________.
5.Under the terms and conditions of the Development Agreement, Owner is hereby
released and relieved of all burdens and obligations under the Development Agreement with
respect to the Assigned Parcel(s).
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date and
year first above written.
OWNER: PACIFIC CLAY PRODUCTS,
INC., a Delaware corporation
By:
@BCL@1805EDA7 EXHIBIT B
3
Name:
Title:
By:
Name:
Title:
@BCL@1805EDA7 EXHIBIT B
4
ASSIGNEE: _______________________,
____________________________________
By:
Name:
Title:
By:
Name:
Title:
Notary Acknowledgments Attached
@BCL@1805EDA7
EXHIBIT A TO ASSIGNMENT AND ASSUMPTION AGREEMENT
EXHIBIT A TO ASSIGNMENT AND ASSUMPTION AGREEMENT
LEGAL DESCRIPTION OF ASSIGNED PARCEL(S)
ATTACHED
@BCL@1805EDA7
EXHIBIT C
EXHIBIT C
REIMBURSEMENT AGREEMENT
[TO BE INSERTED]