HomeMy WebLinkAbout7. 2024.02.27_AVSPA Redline_City Submittal_No1
AMENDED AND RESTATED
ALBERHILL VILLAGES
SPECIFIC PLAN
CITY OF LAKE E LSINORE
COMMUNITY DEVELOPMENT DEPARTMENT
(951) 674-3124
ADOPTED BY CITY COUNCIL: FEBRUARY 28, 2017
Amendment: [TBD]
CITY COUNCIL
[To be updated with current at time to action.]
PLANNING COMMISSION
[To be updated with current at time to action.]
CITY STAFF
JASON SIMPSON, CITY MANAGER
TODD PARTON, ASSISTANT C ITY M ANAGER
DAMARIS ABRAHAM, ASSISTANT COMMUNITY DEVELOPMENT DIRECTOR
[To be updated with current at time to action.]
DOCUMENT HISTORY
AMENDED AND RESTATED ALBERHILL VILLAGES SPECIFIC PLAN
APPROVED BY THE CITY COUNCIL ON FEBRUARY 14, 2018
ADOPTED BY THE CITY COUNCIL ON FEBRUARY 28, 2017
ORDINANCE NO. 2017-1369
AMENDED [TBD]
INCORPORATING:
MODIFICATIONS IN RESPONSE TO APPLICANT AND CITY REQUEST FOR CLARIFICATIONS
PLANNING COMMISSION R ECOMMENDATIONS
TO THE
ALBERHILL VILLAGES SPECIFIC PLAN
ADOPTED BY THE CITY COUNCIL ON JUNE 14, 2016
PREPARED JOINTLY BY:
CITY STAFF & PACIFIC CLAY PRODUCTS
UPDATED BY:
LANSING COMPANIES
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 8-123 Conceptual Monumentation Signage........................................................ 187
Figure 8-134 Trail Monumentation .................................................................................. 188
Figure 8-145 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 -1 Neckdown
B -2 Cul-de-sac (1)
B -3 Cul-de-sac (2)
B -4 Cul-de-sac (3)
B-56 Knuckle
B-67 Pocket Parks (1)
B-78 Pocket Parks (2)
Appendix C: Sample Stormwater Management Techniques
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 1,373.72 acres
will provide 8,0247,994 residential units, distributed over a wide variety of unit types and sizes.
The plan also includes approximately 2,310,300 1,242,500 square feet of commercial building
developmentuses across three strategically multiple phased locations. 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. The plan also accommodates 5,6500,000 square foot
Business Park comprised of retail, office, research and development, general light industrial,
business/flex, warehouse and distribution uses.
Regional and community amenities include an 850 student850-student capacity elementary
school on a 12-acre site, and 5.2 acres of institutional use with a 600-student capacity. , over 194
cres of natural or enhanced open space with multi-use trails, a 41.5-acre Recreational Lake and
Lakeside Park, as well as. The Villages accommodates approximately 346 acres of Open Space,
inclusive of a 45.9-acre City Regional Sports Park, and a 14.3-acre Public Community Park and
35.5-acre greenbelt parks providing open space connections within the community and wildlife
corridors. 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, environmentalenvironmentally friendly and socially inclusive community. The
Villages’ facilities and services will also attract the greater Lake Elsinore community and
surrounding county residents.
Inspired by the site’s rustic character, rich history, and pioneering spirit, AVSP bu ilds upon the
area’s natural scenic beauty to create a community that celebrates the innovation of tomorrow
and tradition of its past. The Villages embraces open space, restoring natural habitats, and
providing new open space amenities for current and future generations.
AVSP also incorporates 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 andin new community design. 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. Many
of the these best practices are embodied in the Villages’ general concepts supporting balanced
development of housing and jobs, connectivity between neighborhoods and , uses and open
spaces. AVSP integrates uses of varying types and densities to create pedestrian-centric spaces
that are environmentally conscious and visually appealing. of “new urbanism,” “traditional
Contents
1.1 Project Overview
1.2 Purpose of the Specific Plan
1.3 Regulatory Framework
1.4 Document Organization
Commented [AD1]: DU transfer to Murdock SP
Commented [AD2]: Updated based on changes to 6A
and PA 53
Commented [AD3]: Updated based on revised BP
areas
Alberhill Villages Specific Plan 2
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 Urbanismof the Villages’ is job growth and job creation
sustained in a “localized” village area that provides thousands of new tem porary 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.
Commented [CE4]: Revised to simplify but retain the
general concept of sustainable community.
Alberhill Villages Specific Plan 3
AVSP is distinguishable as a sustainable community for nearly 28,000 new residents. AVSP
is projected to support over 9,000 full-time, part-time, and seasonal onsite employees, and over
13,000 direct, indirect, and induced jobs 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 social
interaction.
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 educati on and cultural enrichment.
3.2. 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.
4.3. Two Commercial 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 mixed-use commercial 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. The second
mixed-use commercial center, the Parkview Town Center, is located in the north portion
of the project at the intersection of Temescal Canyon Road and Lincoln Street, adjacent
to multi-family and the Alberhill Business Park. Both Town centers will offer a full range
of land uses ranging from residential, retail, civic, office, medical office, and public
gathering places. ThisBoth mixed-use commercial centers provide opportunities for
commercial, services and office space that will greatly benefit the City of Lake Elsinore
by creating jobs, increasing sales tax revenue, and contributing to other city rev enues
such as property taxes as wage earners gain purchasing power to buy real estate within
the City.
5.4. 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 us es 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.
6.5. 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
Commented [CE5]: Update based on the proposed
plan.
Commented [CE6]: It should be noted that the points
raised on commercial in this section only discussed the
commercial at Nichols Road and Lake, described as
the regional commercial. There was no mention of the
commercial to the north at Lake and Temescal.
Revised to describe the mixed-use commercial as local
serving to Alberhill and Lake Elsinore.
Alberhill Villages Specific Plan 4
Elsinore. The community plan is organized into a series of walkable villages that have
their own identity or focal point thus helping to reduce the dependency on the auto.
7.6. A wide choice of housing opportunities that promotes affordable, and moderate,,
student, as well as and upper income housing. This residential mix assists in creating
adiversea diverse social make up in the community and assists the city in attaining
their fair share of the regional housing needs assessment (RHNA).
8.7. 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 programs within the area and
potential new hospital and for growing medical office centerservices with population
growth.
9.8. This project will support the establishment of Alberhill area waste
waterwastewater 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.
10.9. A multi-purpose park and open space system that meets the community’s
needs while providing visual relief, and passive and active recreational opportunities for
residents and employees, biological habitat, wildlife corridors, and ground water
recharge of the area consistent with applicable state and federal laws and the MSHCP.
11.10. A modified grid system of road waysroadways that provides for a simple
organized trails and roadway plan element of with 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.
12.11. 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.
13.12. Landscape, site design, and design guidelines promote water and energy
conservation, including affordable and economic passive solar and “green building”
design.
14.13. The project will expand the existing roadway system with the improvements to
Lake Street, Temescal Canyon Road, Lincoln Avenue, and Nichols Road.
15. 14. Development pattern will promote flows to Natural spring water from south of the
site will flow into the lakes to provide a natural water source to the Alberhill Village
lakes a network of basins and open space. 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 as historical flows existed today during a storm
event. In the unlikely event natural spring water is not sufficient for the lake use; alternate
water supplies will be utilized in consultation with the Elsinore Valley Municipal Water
Commented [CE7]: I would suggest that the revised to
trails and roadway plan.
Urban reference suggests buildings compact and
adjacent to pedestrian walks. Street sections show
expansive parkways.
Commented [CE8]: This statement is not correct.
There are no reclaimed water systems. All available
treated water feeds the Lake. Should we amend with
the SPA?
Commented [CE9]: We cannot make this commitment.
RWQCB may or may not allow infiltration as a water
quality treatment option above a former mine.
Commented [CE10]: Not a correct statement.
Alberhill Villages Specific Plan 5
District.
16.
Alberhill Villages Specific Plan 6
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 AVSP 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 that is comprised of Commercial Mixed-use, Business Park, Parks/Open space
uses. 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 public areas such as a public plaza, town green, or
amphitheaterparks and plazas that are strategically located towards the mixed-use commercial
and the Business Park uses to activate these areas and provide entertainment opportunities ,
such as a brewery,for both residents and employees. . 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 pocket parks, plazas,
paseos, and walking/ / biking areas, providing the “spine” to the community that connects each
village. The followingFigure 3-7 graphic illustrates the structure of the AVSP planned community
in a more abstract form:
Alberhill Villages Specific Plan 7
Alberhill Villages Specific Plan 8
Alberhill Villages Specific Plan 9
Figure 1-1 Regional Map
Alberhill Villages Specific Plan 10
Alberhill Villages Specific Plan 11
Figure 1-2 Vicinity Map
Alberhill Villages Specific Plan 12
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 1,3751,373.72-acre Pacific Clay site, which was annexed into the City in
March 2008, into a specific plan document as a first tierfirst-tier entitlement for a master
planned community consisting of up to 8,0247,994 units to the site. In addition to these
residential units, the Pacific Clay site will include approximately 3,810,3006,808,800
6,892,500 square feet of non- residential development, including commercial, office and
institutional business park uses uses, and the potential for 1,450-student capacity., 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).
2)3) Promote the orderly development of the 1,373.72-acre Pacific Clay site, in harmony with
other approved specific plans within the area. This includes the balance of housing, infrastructure,
and public benefits throughout the Alberhill community among the Alberhill Village Specific Plan,
Murdock Alberhill Ranch Specific Plan, Alberhill Ridge Specific Plan, and the Alberhill Ranch
Specific Plan.
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 35
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
Commented [CE11]: Not a relevant statement.
Alberhill Villages Specific Plan 13
disposal, energy, and other essential facilities proposed to be located within the
area covered by the plan and needed to support the land uses described in the
plan.
(3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where
applicable.
(4) A program of implementation measures for development including regulations,
programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the relationship of the specific plan to
the general plan.
The AVSP, as adopted, also includes a planning process that provides local decision makers with
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 establishment of:
Tier 1 An overall land use, development regulation and backbone circulation plan for the
entire project area within the Specific Plan.
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 14
Tier 1 Specific Plan
The Specific Plan sets general guidelines for future development, but requires additional details
to be provided in a subsequent Phased Development Plan document.
This Alberhill Villages Specific Plan contains:
• General land uses
• Backbone circulation patterns
• Regional trail connectivity
• Open space connections
• Anticipated public facilities
• Maximum allowable dwelling units and square footage
• Districts Villages 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 subareaPlanning Area
• Design Guidelines
• Specified access points
• Entry statement locations
• Treatments for important edge conditions including school/residential interfaces,
park/residential interfaces, and neighborhood center/residential interfaces
• 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 for a residential planning area must include Detailed Design &
Concept Plan for Regional City Sports Park (see Table 3-32)
Alberhill Villages Specific Plan 15
Figure 1-3 Implementation Process
Alberhill Villages Specific Plan 16
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, there is an implementing development
proposal with detailed drawings and information. are A design review/subdivision is 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 (LEMC), Chapter 17.410,
General Application Processing Procedures, and Chapter 17.415.050, Major Design Review. The
design review/subdivision shall be , 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 Floor Plans
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) Business Park, 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 Floor Plans
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)
h. Parcel Map or subdivision as applicable, scaled and fully dimensioned.
Subdivisions, Design Review, and Conditional Use Permits to be pursuant to the provisions of the
City of Lake Elsinore Municipal Code LEMC Title 16, Subdivisions, Chapter 17.415.050, Major
Design Review and Chapter 17.415.070, Conditional Use Permit.
Discretionary Actions
Subdivision maps, including maps for financing and conveyance purpose, 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
Alberhill Villages Specific Plan 17
subdivision maps or subsequent to these discretionary approvals.
Alberhill Villages Specific Plan 18
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, and grading.
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 Alberhill Villages.
Chapter 10 includes signing regulations to maintain and enhance the physical appearance and
economic value of the Alberhill Villages community.
Chapter 11 includes Alberhill Villages Specific Plan definitions.
Alberhill Villages Specific Plan 19
Chapter
2. INTRODUCTION
2.1. PROJECT LOCATION
The Alberhill Villages Specific Plan (AVSP) is located in northwest Lake Elsinore and includes
approximately 1,375 1,373.72 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, Vicinity Map).
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 water cleaning.
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 20
Alberhill Villages Specific Plan 21
Figure 2-1 Pacific Clay & Alberhill Ranch Areas
Alberhill Villages Specific Plan 22
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 that area.
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 J H 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 fully extracted.
2.4. ENTITLEMENT BACKGROUND
AVSP has been included in several entitlement actions:
• 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
Villages area.
Alberhill Villages Specific Plan 23
• 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.”
• On February 28, 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 -028 finding and determining that the
Addendum to Environmental Impact Report ( State Clearinghouse No. 2012061046: the
" EIR ") is adequate and prepared in accordance with the requirements of the CEQA;
and that the Addendum to the Final EIR represents the City' s independent judgment.
Based upon the evidence presented, both written and testimonial, Lake Elsinore City
Council adopted the Amended and Restated AVSP No. 2010-02. [Need a 2017
Amended & Restated description]
• [TBD - include requested action details]
The AVSP incorporates the 1,373.725-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 tierfirst-tier entitlement for a master planned community consisting of up to 8,0247,994 units
to the site. In addition to these residential units, the Pacific Clay site will include accommodate
the potential for 1,450-student capacity, and approximately 3,810,300 6,892,500 square feet of
commercial, and office, and business park uses, many of 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 Use section)
Alberhill Villages Specific Plan 24
• 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 25
carry out the above items. (Chapter 5, Implementation)
• A program of implementation measures including land development regulations, capital
improvement programs, public works projects, and financing measures necessary to
carry out the above items. (Chapter 5, Implementation)
• 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 plans including:
• General plan, regional and sub-regional or community plan land use designations
(Chapter 2 Introduction, Historical Background section)
• Slope analysis (Chapter 3 Development Plan, Grading section)
• General objectives/concepts (Chapter 3 Development Plan)
• Tabulation of land area to be devoted to various uses including open space (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 26
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 an integrated community offering a
diverse range of residential densities and housing types, community
Commercial Mixed- use centers, Business Park and a comprehensive open
space system focused around a university campus and regionally-oriented
mixed-use core.
Objective 1-1: Establish a major regionally-orientedlocal serving mixed-use village core (PAs
6A/6B19 and 20), which can be conveniently accessed from the I-15 freeway
and Lake Avenue.
Objective 1-2: Provide employment opportunities through the establishment of a university
campusBusiness Park that can accommodate a variety of business uses, a
medical complex, and Commercial Mixed-use centers which have the
capability of providing commercial retail and office uses, civic uses, social
entertainment, active and passive recreational opportunities, and cultural
uses.
Objective 1-3: Provide residential housing opportunities for a variety of family types and
individuals of varying economic means.
Objective 1-4: Strive to locate all neighborhoods conveniently close to an overall open
space network and trail system that will provide access to the mixed -use
centers, parks, schools, and employment areas within the planned
community.
Objective 1-5: Allow for the provision of parks, schools, and other public facilities
necessary to serve the specific plan area.
Objective 1-6: Provide for flexibility , especially in the “intensification zones”, for private
redevelopment to accommodate the future needs of the community.
Contents
3.1 Vision, Goals, and Objectives
3.2 Land Use
3.3 Villages and Planning Areas
3.4 Project-wide Development Standards
3.5 Circulation Network
3.6 Public Services and Utilities
3.7 Grading
Commented [CE12]: This reference is to the PA 6 MU
Commercial in the introduction, which is proposed to
remain. Suggest we make it clear that it is PA 6A/6B
(Now PAs 19 and 20).
Alberhill Villages Specific Plan 27
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-15 freeway.
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 and automobile.
Objective 2-4: Utilize a modified grid system that accommodates the grades of the site and
aids in dispersing vehicular traffic throughout the project site to minimize
congestion on backbone roads.
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-use centers.
Objective 2-6: Provide pedestrian linkages, multi-use trails for pedestrians and bicyclist 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 the area.
Objective 3-2: Provide sewer, water, and other infrastructure and services in phases in
conjunction with development in order to properly accommodate growth.
Objective 3-3: Work with the Elsinore Valley Municipal Water District (EVMWD) and/or other
agencies to set funding and development priorities for the use of water and
other resources, provide monitoring of infrastructure systems, and evaluate
new products and processes for inclusion into community systems.
Objective 3-4: Optimize the use of both public and private resources through efficient siting
of public facilities near to and easily accessed by the end user.
Alberhill Villages Specific Plan 28
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 of runoff.
Extractive Activities/Reclamation
Goal 4: To reclaim mined lands while ensuring that the health, safety, and welfare
of residents is protected.
Objective 4-1. Ensure proper reclamation and land use compatibility between mining
activities and surrounding uses pursuant to the 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 fully extracted.
Sustainability
Goal 5: To incorporate sustainable design concepts into the community which balance
environmental, economic, and social equity concerns.
Objective 5-1. Promote the efficient use of natural resources and environmentally
sustainable behaviors through the thoughtful siting and design of buildings and
associated infrastructure and the use of feasible technological advances that
reduce the environmental impact of development.
Objective 5-2. Create quality employment opportunities that will provide living wages,
encourage commercial uses that will generate sales tax revenue, and reduce
resource and infrastructure costs through compact development and
sustainable design.
Objective 5-3: Promote community interaction by establishing a variety of both private and
public gathering places for residents and the community at large and promoting
a variety of cultural and recreational sports activities and events.
3.2. LAND USE
Table 3-1, Land Use Summary lists each land use designation, acreage, and development intensity. The
land use plan (refer to Figure 3-1, Comprehensive Land Use Plan) contains a total of twelvefourteen
(1214) sub-land use designations grouped into the following six (6) land use categories: Regional
Mixed-Use, Institutional/EducationalBusiness Park, Commercial, Institutional, Residential,
Hillside Residential, Community Mixed-Use, and Open Space, Park, and Residential. described
as follows: Table 3-1 also identifies the area set aside for public streets for a total specific plan
acreage.
Alberhill Villages Specific Plan 29
Table 3-1 Land Use Summary.
SE LAND U
CATEGORY
SUB-LAND
USE
CATEGORY
ACREAGE
DWELLING
UNITS
(MAX)
NON-
RESIDENTIAL
BUILDINGS
(SF)
SCHOOL
STUDENT
CAPACITY
SSBUSINE
PARK
BUSINESS
PARK 262.20 - 5,650,000 -
COMMERCIAL COM/MXU 94.48 2,265 1,242,500 -
INSTITUTIONAL ELM SCHOOL 12.00 - -
850
INSTITUTIONAL WORSHIP
5.20 - -
600
OPEN SPACE OS 219.23 - - -
OPEN SPACE OS-N 22.50 - - -
OPEN SPACE OS (TEM
CREEK)
8.95 - - -
PARK PARK 95.70 - - -
RESIDENTIAL PW
1.20 - - -
RESIDENTIAL RESIDENTIAL,
MEDIUM HIGH 40.30
727 - -
RESIDENTIAL
RESIDENTIAL,
HIGH
DENSITY
135.40 3,682 - -
RESIDENTIAL
RESIDENTIAL,
MEDIUM
DENSITY
68.10
590 - -
RESIDENTIAL
RESIDENTIAL,
SINGLE
FAMILY
151.80
722 - -
RESIDENTIAL HILLSIDE 146.90
8 - -
STREETS STREETS 109.76 - -
TOTAL 1,373.72 7,994 6,892,500 1,450
Alberhill Villages Specific Plan
Alberhill Villages Specific Plan 22
Regional Mixed Use (University Town Center)
Alberhill Villages Specific Plan 23
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,
Business Park (Alberhill Business Park)
The Alberhill Business Park is planned as an employment center that will provideinclude low-
impact lifestyle uses. The Alberhill Business Park (5,650,000 square feet) is positioned to attract
a variety of business types and building sizes, with uses varying from research and development
facilities to flex businesses, professional office/medical, commercial, entertainment and leisure
activities. The Business Park can also incorporate manufacturing uses that have components of
warehouse and distribution. Additionally, having flexible industrial space can accommodate multi-
tenants with a range of business from professional offices, medical, educational, furniture
manufacturing, trade services, self-storage, brewery with tasting room, or indoor training facilities.
As a business park, the Alberhill Business Park is envisioned as an attractive place where business
can prosper, create synergy between uses, and supplement the surrounding community by
providing much-needed infrastructure, public amenities, and job opportunities for the greater
benefit of the city.as shown on See the Comprehensive Land Use Plan, Figure 3-1.
Commercial (Alberhill Town Center, Parkview Town Center)
Alberhill 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 861 dwelling units and 758,500 square feet of non- residential uses
have been allocated to this land use category. Land use designations within this category include
sub-land use category Commercial/Mixed- Use, as shown on the Comprehensive Land Use Plan,
Figure 3-1.
The Parkview Town Center, a regional mixed-use area, has a regional focus due to its proximity to
the I-15 Freeway and three the 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
1,404 dwelling units and 484,000 square feet of non- residential uses have been allocated to this
land use category. Land use designations within this category include sub-land use category
Commercial/Mixed-Use, as shown on the Comprehensive Land Use Plan, Figure 3-1
Institutional / Educational (University Village) (Parkview Village)
The institutional/educational land use category has been set aside for the development of one
elementary school to be located within the community, paired with neighborhood and community
parks, and places for religious assembly with the potential for joint uses with private schools. 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. There is a worship center
located within Parkview Village that is anticipated to offer day care as well as some schooling
facilities. The institutional/worship facility is assumed with a potential of 600-student capacity. 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
Alberhill Villages Specific Plan 24
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 See
Comprehensive Land Use Plan, Figure 3-1
Residential (Parkview Village, Lakeside Village, and Ridgeview Village) (Alberhill Town Center,
Ridgeview Village, Parkview Village, Highland Village, Parkview Town Center)
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 Business Park and Commercial land -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 5,6855,729 dwelling units haves been allocated to the residential land use category,
though, additional units may be transferred between the residential and mixed-use uses. There is
a are two worship centers located within Parkview Villagelocated within these three Villages that
are is anticipated to offer day care as well as some schooling facilities. Supporting land uses within
the Residential land use such as schools,accommodate residential pocket parks intended to serve
immediate surrounding residents, public water facilities, neighborhood commercial, and pedestrian
paseos including an east-west trail connection and beyond to MSHCP conserved lands can also
be accommodated within this land use category and will serve as focal points for the Villages and
neighborhoods. Sub-land use designations within this category categories include Hillside
Residential, Residential, Single-Family Residential, and Residential Medium, Residential Medium
High, Residential High Multi-Family Residential, Public Water Facility, 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
Commented [CE13]: Combined into "Residential" Land
Use description to be consistent with the breakdown
between Land Use and Sub-Land Use Category.
Alberhill Villages Specific Plan 25
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 Commercial Mixed Use (Alberhill Town Center Village, Lakeside Mixed Use)
Town Center, a community mixed use area, is intended to serve the needs of the surrounding
proposed and existing communities without intruding on smaller residential neighborhoods. A
maximum of 150 dwelling units and 592,500 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 (Alberhill Business Park, Ridgeview Village, Parkview Village, Highland Village,
Parkview Town Center)
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 Cleveland National Forest off- site to
the southwest and the MSHCP core areas off-site to the north. (Refer to Figure 3-2, Open Space
Vicinity Map.) The intent of these wildlife the open space connections network 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 and natural trails are also a component of these
connections to facilitate both residents and wildlife movement, generally located along the project
west boundary, Lincoln Street at Nichols, Temescal Creek east and west of bridgeouter 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). Sub-land use categories Land use designations within this category included
Open Space land use: Open Space, Open Space Natural, Open Space Temescal Creek, and Park.
Park (Ridgeview Village, Parkview Village)
The AVSP includes 95.7 acres of parks. A 45.9-acre regional sports park is located in Parkview
Village. The regional sports park is situated along Lake Street and across from the existing Alberhill
Ranch Community Park and future school site and 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. Two community parks (35.5-acres and 14.3 acres) are intended
to serve AVSP residents as well as visitors to the area and are utilized for active and passive
recreation. One-acre pocket parks are located throughout AVSP, intended to serve the park’s
immediate surrounding residents.
Commented [CE14]: Commercial/Mixed Use is a sub-
land use within "Commercial" land use. Folded into
Commercial land use as appropriate.
Commented [CE15]: These residential serving parks
are supporting uses included in the Residential Land
Use, and not designated in the Park land use.
Alberhill Villages Specific Plan 26
Alberhill Villages Specific Plan 27
Figure 3-2 Open Space Vicinity Map
Alberhill Villages Specific Plan 28
Figure 3-3 Open Space Map
Alberhill Villages Specific Plan 29
Figure 3-4 Open Space Corridor Sections
Alberhill Villages Specific Plan 30
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 3-56,
Overlay Zones.). As mining uses are phased out in accordance with Reclamation Plan 112, the
mining overlay zone boundary can be amended with approval by the Director of Community
Development.
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)Alberhill Town Center 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 by Planning Commission, with any
appeal to the City Council.
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..
Alberhill Villages Specific Plan 28
Figure 3-6 Overlay Zones
Alberhill Villages Specific Plan 28
3.4. VILLAGES AND PLANNING AREAS
The Specific Plan area has been organized into Villages and Planning Areas. (Refer to Figure 3-
67, Village & Planning Areas Map.) Each Village is intended to create and maintain a unique
character. There are a total of six Villages and each is bounded by major roadways, topography,
and intended service area (i.e. regional or community focused). In addition, each Village will be
anchored by a central focal point such as a school, park, commercial core, and plaza so that these
uses are within a ten-minute walk or five-minute bike ride from residential uses. Villages are
comprised of several Planning Areas. Planning Areas are characterized as individual parcels.
Village 61: 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.
Village 2: Alberhill Business Park
The central portion of the Specific Plan area contains the Alberhill Business Park that provides a
variety of business types and building sizes, with uses varying from research and development
facilities to flex businesses, professional office/medical, commercial, entertainment, and leisure
activities. The Business Park can also incorporate manufacturing uses that have components of
warehouse and distribution. Additionally, having flexible industrial space can accommodate multi-
tenants with a range of business from professional offices, medical, educational, furniture
manufacturing, trade services, brewery with tasting room, or indoor training facilities. Smaller,
services-oriented businesses are planned along Lake and Temescal Canyon Road. This Village
has immediate access to Interstate 15 via Lake Street and Temescal Canyon Road.
Village 3: 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 4: Parkview
This Village is bounded by the wildlife connection adjacent to Temescal Canyon Road, 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 Village 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 5: 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 6: Parkview Town Center
Alberhill Villages Specific Plan 28
This Village includes a regional mixed use and multi-family residential. 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 visitors, 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
Alberhill Villages Specific Plan 31
Figure 3-7 Village and Planning Area Mapp
Alberhill Villages Specific Plan 32
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 VillagePark that provides a
variety of business types and building sizes, with uses varying from research and development
facilities to flex businesses, professional office/medical, commercial, entertainment and leisure
activities. The Business Park can also incorporate manufacturing uses that have components of
warehouse and distribution. Additionally, having flexible industrial space can accommodate multi -
tenants with a range of business from professional offices, medical, educational, furniture
manufacturing, trade services, brewery with tasting room, or indoor training facilities. Smaller,
services-oriented businesses are planned along Lake and Temescal Canyon Road. 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 at Lake
Street and Nichols Road. A lake front mixed use area is also located in this Village.
Village 5: Ridgeview
The Village will be anchored by residential and is also within easy walking distance of the existing
Alberhill Ranch Regional Park and the community Alberhill Town Center along Lake Street and
Nichols Road. In addition, the Village includes 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
Alberhill Villages Specific Plan 33
or Neighborhoodsare defined as parcels. 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. Table 3-2. Land Use Summary by Land Use
Category summarizes the maximum dwelling units, non-residential square footage, and st udents
permitted by land use category. See Figure 3-1, Comprehensive Land Use Plan, for reference of
Planning Area location.
Table 3-21 Land Use Summary by Planning Areas.
PHASE PLANNING
AREA
LAND USE
CATEGORY AC DENSITY DU (MAX)
NON-
RESIDENTIAL
BUILDINGS
(SF)
STUDENT
CAPACITY
2 1 BUSINESS
PARK 22.10 -- 550,000 --
2 3 BUSINESS
PARK 55.20 -- 1,100,000 --
2 4 BUSINESS
PARK 16.20 -- 300,000 --
2 6 BUSINESS
PARK 86.80 -- 1,950,000 --
2 10 BUSINESS
PARK 37.30 -- 800,000 --
2 12 BUSINESS
PARK 44.60 -- 950,000 --
1 19 COMMERCIAL 28.60 7.0 - 18.0 397 392,500 --
1 20 COMMERCIAL 25.70 7.0 - 18.0 464 366,000 --
4 40 INSTITUTIONAL 12.00 -- -- 850
6 53 COMMERCIAL 40.18 7.0 - 18.0 1,404 484,000 --
2 2 OPEN SPACE 8.10 -- -- --
2 5 OPEN SPACE 2.20 -- -- --
2 7 OPEN SPACE 13.10 -- -- --
2 8 OPEN SPACE 11.00 -- -- --
2 9 OPEN SPACE 1.20 -- -- --
2 11 OPEN SPACE 5.90 -- -- --
2 13 OPEN SPACE 8.60 -- -- --
2 14 OPEN SPACE 4.80 -- -- --
5 27 OPEN SPACE 8.60 -- -- --
3 28 OPEN SPACE 6.00 -- -- --
5 29 OPEN SPACE 67.70 -- -- --
5 32 OPEN SPACE 1.50 -- -- --
5 35 OPEN SPACE 18.30 -- -- --
4 44 OPEN SPACE 61.00 -- -- --
6 55 OPEN SPACE 0.18 -- -- --
6 56 OPEN SPACE 0.06 -- -- --
6 58 OPEN SPACE 0.29 -- -- --
2 59 OPEN SPACE 0.50 -- -- --
Alberhill Villages Specific Plan 34
PHASE PLANNING
AREA
LAND USE
CATEGORY AC DENSITY DU (MAX)
NON-
RESIDENTIAL
BUILDINGS
(SF)
STUDENT
CAPACITY
2 60 OPEN SPACE 0.10 -- -- --
2 61 OPEN SPACE 0.10 -- -- --
6 54 OPEN SPACE 7.22 -- -- --
6 57 OPEN SPACE 1.73 -- -- --
5 33 OPEN SPACE 19.70 -- -- --
4 49 OPEN SPACE 0.50 -- -- --
6 52 OPEN SPACE 2.30 -- -- --
5 16 PARK 8.50 -- -- --
5 18 PARK 27.00 -- -- --
3 26 PARK 45.90 -- -- --
4 41 PARK 14.30 -- -- --
5 30 RESIDENTIAL 1.20 -- -- --
5 22 RESIDENTIAL 12.40 12.1 - 18.0 224 -- --
3 24 RESIDENTIAL 13.10 12.1 - 18.0 236 -- --
3 25 RESIDENTIAL 14.80 12.1 - 18.0 267 -- --
6 48 RESIDENTIAL 29.30 18.1 - 24.0
(35 w/DB) 1,026 -- --
4 51 RESIDENTIAL 10.00 18.1 - 24.0
(35 w/DB) 350 -- --
5 15 RESIDENTIAL 46.00 18.1 - 24.0
(35 w/DB) 1,104 -- --
5 17 RESIDENTIAL 50.10 18.1 - 24.0
(35 w/DB) 1,202 -- --
5 21 RESIDENTIAL 22.60 6.1 - 12.0 272 -- --
4 46 RESIDENTIAL 13.20 6.1 - 12.0 92 -- --
4 47 RESIDENTIAL 10.60 6.1 - 12.0 74 -- --
4 50 RESIDENTIAL 21.70 6.1 - 12.0 152 -- --
5 23 RESIDENTIAL 17.40 1.1 - 6.0 87 -- --
5 31 RESIDENTIAL 146.90 0.0 - 1.0 8 -- --
4 34 RESIDENTIAL 23.20 1.1 - 6.0 104 -- --
4 36 RESIDENTIAL 6.40 1.1 - 6.0 29 -- --
4 37 RESIDENTIAL 20.80 1.1 - 6.0 94 -- --
4 38 RESIDENTIAL 17.10 1.1 - 6.0 77 -- --
4 42 RESIDENTIAL 20.20 1.1 - 6.0 121 -- --
4 43 RESIDENTIAL 9.10 1.1 - 6.0 41 -- --
4 45 RESIDENTIAL 37.60 1.1 - 6.0 169 -- --
4 39 INSTITUTIONAL 5.20 -- -- 600
4 40 INSTITUTIONAL 12.00 -- -- 850
SUBTOTAL 1,263.96 -- 7,994 6,892,500 1,450
STREETS 109.76 -- -- -- --
TOTAL 1,373.72 -- 7,994 6,892,500 1,450
AC = Acreage; DU = Dwelling Unit; FAR = Floor Area Ratio
Alberhill Villages Specific Plan 35
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 b e
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 A lberhill 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 perm its.
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 Lake Streetand
Lincoln Street within the Murdock Alberhill Villages Ranch Specific Plan shall be designed
and constructed by others 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 fencing to minimize wildlife/human interaction. Such fencing
shall be approved by the Community Development Department prior to installation.
Alberhill Villages Specific Plan 36
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 i n
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 and/or city Development Impact 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 37
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 3035-year period. The framework
and right of ways have been planned to accommodate these potential f uture features. With the I-
15 freeway expected to become a future transit corridor, a future transit station or stop may be
located in the Alberhill Villages University Town Center area and a future bus route may serve
Nichols Road and Lake Street connecting residential and employment areas with the University
and Alberhill Town Center, Business Park, and rResidential areas. Walking and bicycling is
encouraged through the establishment of multi -use trails that permit both forms of transportation
and which have awith rest stops located approximately every quarter mileas determined
appropriate with subsequent implementing development projects. 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 subsequent implementing
development projects each PDP Design Review (Phase 3) to spread out peak travel times through
ridesharing, van-sharing, employee flex-time, and bike-to-work programs.
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-lane streets.
To further contribute to the pedestrian orientedpedestrian-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). Simil ar devices
may also be utilized as long as they meet the goals and intent of the circulation system for this
Specific Plan.
Alberhill Villages Specific Plan 37
Alberhill Villages Specific Plan 37
Figure 3-8 Circulation Plan
Alberhill Villages Specific Plan 40
3.7. PUBLIC SERVICES AND UTILITIES
Water
The project will receive water service from EVMWD and is within three water pressure zones.
The lower elevations of the project will be supplied from the 1434 Zone. The 1434 Zone includes
an 8.0 MG reservoir along Lake Street to the north of the project and an existing 5.0 MG reservoir
along Baker Street to the south of the project. Transmission lines connect these two reservoirs
as well as other storage in the 1434 Zone. Service will be provided by connecting to existing
transmission lines adjacent to the project and expanding the 1434 Zone distribution system.
The 1601 Zone is supplied by pumping from the 1434 Zone to 1601 Zone reservoirs. Two 1601
Zone reservoirs with a total capacity of 3.0 MG were constructed within Alberhill Ranch to the
south. Additional 1601 Zone storage is planned within the project as development proceeds. The
Alberhill Booster Station being constructed within Alberhill Ranch can be expanded to include
capacity for full buildout of the project. The project will receive 1601 Zone service by extending
transmission lines to the new reservoirs and constructing distribution lines to the use areas.
EVMWD has master planned a 1601 Zone line to connect to the existing 1601 Zone system within
the Horsethief community to the north.
Development along the western border of the project is within the 1801 Zone for water service.
There are existing 1801 Zone storage reservoirs within Rice Canyon and Alberhill Ranch areas
to the south. The project can be served by expanding the existing 1801 Zone distribution system
to the use areas. EVMWD has master planned an 1801 Zone line to connect to the existing 1801
Zone system within the Horsethief community to the north.
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
The project will receive sewer service from EVMWD. All sewage in this area is conveyed to the
Regional Wastewater Treatment Plant located adjacent to the EVMWD main office for treatment.
To convey flows from the area to the treatment plant, EVMWD has identified a number of regional
facilities in the area consisting of gravity sewer lines, lift stations, and force mains. The project
will construct regional gravity sewer lines along Lake Street and Temescal Canyon Road and will
construct lift station and f orce main improvements to convey sewage to the existing regional
facilities located south of the project. All facilities will be sized in coordination with EVMWD to
serve the project and regional development needs.
Development internal to the project can receive sewer service by constructing local collector
sewers that convey flows to the regional system in Lake Street or Temescal Canyon Road. No
lift stations internal to the project are anticipated to be required.
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
Alberhill Villages Specific Plan 41
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 Creek Channel.
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 municipal refuse.
Electrical and Natural Gas
The City of Lake Elsinore receives electrical service from Southern California Edison (SCE). Gas
service is provided by the Southern California Gas Company (The Gas Company). There are
existing 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, approxim ately 5
miles southeast from the AVSP site. CurrentlyHistorically, the City of Lake Elsinore’s contract
provideds 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 county wide police staffing
Alberhill Villages Specific Plan 42
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. A new 1.5-acre fire station will be located to
provide service to the Alberhill community, at the corner of Nichols Road and Alberhill Ridge Road in
Alberhill Ridge phase I. The timing of the fire station has not been decided. 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.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. A new 1.5-acre fire station location has been identified to serve the overall Alberhill area. The
Fire Department shall evaluate and determined a location of the fire station to best serve the Alberhill area,
which location could be outside the AVSP area. 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.
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.
Alberhill Villages Specific Plan 43
The recreational facilities and park sites within the AVSP include the following:
• A 45.9-acre City Regional Sports Park – see Figure 4-162
• A Regional Recreational Lake & Lakeside Park totaling 41.5 acres
• A 35.5-acre greenbelt park providing open space connections within the community and
wildlife corridors
• An active 14.3-acre Public Community Park
• A 6.0-acre community garden
• Two town greens (approximately ¾ acres each)
• Thirty-fiveTwenty-one (2135) 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 3-23 below:
Alberhill Villages Specific Plan 44
Table 3-32 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
4)
Dedication
to City of
Lake
Elsinore
1)
Submitted with
First PDP in a
residential
planning area
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)
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 45
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
3541.5-acre
Recreational
Lake &
LakesideCo
mmunity
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 46
Facility Construction
Description
Future
Ownership
Maintenance
Entity
Commencement Completion
recordation of first
Final Map in in
Phase 2
residential
dwelling units) in
the Project
35.121.0-
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
subsequent implementing development projects each Phased Development Plan and the
associated 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.
Alberhill Villages Specific Plan 47
3.8. GRADING
A mining reclamation plan is required by the Surface Mining and Reclamation Act of 1975
(SMARA) Section 2774, and2774 and governed by the Lake ElsinoreCity’s Municipal Code
(LEMC) Chapter 14.04, Environmental Regulations, Surface Mining and Reclamation).
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 swale area..
The slope on the south side of the lake and park near the middle of the project will also be contour
graded when over 15 feet high in order to visually soften the slope for the users of the park. All
other slope gradients can be 2 to 1, or steeper, if their stability is certified by a registered geologist.
The separate ongoing mining activity within portions of the project area may leave the landform
in a condition that may require additional grading of up to 150 feet of cut or fill in order to establish
the desired pad elevations. As a result, the project will incorporate appropriate measures to
reduce potential impacts from the grading and haul operation.
Alberhill Villages Specific Plan 45
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 development standards contained herein provide a menu of regulatory
options for implementation of the land uses identified in Chapter 3, Development Plan. The
location of these zonesland uses within the Districts Villages 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 zonePlanning Area. The development regulations within PDPs must also remain
consistent with the development standards set forth in this specific Specific planPlan. 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 for each sub-land use category to which
development within each zone Planning Area 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 Hillside Residential (R-H), Residential Single- Family (R-SF), Medium
Density Residential (R-M), Medium High Density Residential (R-MH), or High Density Residential
(R-HD). The Regional (Reg.), Community (Com.), and Institutional (Inst.) land use designations
fall under the Commercial mMixed-use (MXUCMU) development regulations. The Open Space
land use category includes Open Space (OS), Open Space-Natural (OS-N) and Open Space-
Temescal Creek (OS-Tem Creek) development regulations. The Business Park land use category
shall rely on the Business Park (BP) 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
Commented [CE16]: With the Adoption of SB-330, this
approach would not be compliant when demonstrating
no net loss based on max allowable du/ac for Land
use.
Alberhill Villages Specific Plan 47
Table 4-1 Zoning RequirementsDevelopment Regulations
Zone HR M
X
U
6
RSF 6 RM 6 RMH 6 RH 6
Regional
University
Town
Center,
Lakeside
Village
Community
Alberhill
Town
Center
Institutional
University
Village Detached Detached Attached Detached Attached Attached Development Regulations
Density
0-0.5 2-6 6-12 6-12 12-18 12-18 18-24
(35) 1
Multi Family Lot Size (min SF) 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 (Temescal Canyon
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 subsequent PDP
Height 30 100 46 50 30 453 453 45 453 55 4
Minimum Dwelling Unit Size No minimum
FAR To be addressed in a subsequent PDP
Use Regulations Refer to Section 4.3
Parking Refer to Section 4.4
1. Bonus density tied to performance criteria.
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.
Allows for potential 3 story product.
Allows for potential 4 story product to achieve proposed 35 DU / Ac.
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.
Minimum project area for each zone is 5 acres.
Alberhill Villages Specific Plan 48
Development Standards
Non-Residential Residential
BP CMU R-H R-SF 2 R-M 2 R-MH 3 R-HD 4 Detached Detached Attached Detached Attached Attached Density 1 NA 7.0-18.0 0-1.0 1.1 – 6.0 6.1 – 12.0 6.1 – 12.0 12.1 – 18.0 12.1 – 18.0 18.1 – 24.0
Multi Family Lot Size (min SF) NA 50,000 NA NA NA 2,250 NA 1,350 1,000
Single Family Lot Size (min SF )2 NA NA 25,000 5,500 5,000 NA 2,400 NA NA
Multi Family Lot Coverage (max) 100% 100% NA NA NA 60% 70% 70% 80%
Single Family Lot Coverage (max) NA NA 30% 50% 55% NA 70% NA NA
Building Setbacks: (min) 20’ 30’ 50’ 25’ 25’ 25’ 25’ 25’ 25’
Thoroughfares (Temescal
Canyon Road and Lake Street)
measured from ROW
30’ 30’ NA 35’ 35’ 50’ 50’ 50’ 50’
Existing residential 5 50’6 20’ 50’ 20’ 20’ 20’ 20’ 25’ 25’
Open Space Connections 20' 20’ 50’ To be addressed in a subsequent PDP
All other setbacks 20’ 20’ 50’ To be addressed in a subsequent PDP
Height 60’ 55’ 30’ 30’ 45’3 45’3 45’ 45’3 55’4
Minimum Dwelling Unit Size NA No
Minimum No minimum
FAR 0.50 0.80 To be addressed in a subsequent PDP
1. Housing developments can seek density bonuses and incentives within accordance to Lake Elsinore Municipal Code, Chapter 17.58, Density
Bonuses, and incentives defined in the City’s General Plan, Chapter 2.0, Mixed Use, for residential developments within CMU.
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 story product.
4. Allows for potential 4 story product to achieve a greater density with the application of Density Bonus.
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. Where warehousing, logistics, and distribution uses over 250,000 square feet located within 1,000 feet from the sensitive receptors, the city’s Good
Neighbor Policy (Resolution No. 2023-30) shall be applied in determining building setbacks as part of the Tier 3 (Design Review) processing.
4.2.1 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 developments within Residential or Commercial Mixed-Use land
use designation shall comply with the provisions of the LEMC Chapter 17.58, Density Bonuses.
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, Density
Bonuses 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.
Alberhill Villages Specific Plan 49
4.3. LAND USE REGULATIONS
4.3.1 Business Park
The intent of the Business Park (BP) land use is to reserve locations within the Alberhill Villages
Specific Plan for a variety of uses inclusive of office, research and development, industrial flex, and
commercial uses. The BP land use also includes appropriate development criteria to assure a
superior appearance of all structures and uses as well as provisions for the proper inclusion of
landscaping and buffer features.
Permitted Uses:
Uses permitted in the Business Park shall include those businesses listed below which are conducted
entirely within a completely enclosed building, and maintain an exterior environment free from odor, dust,
smoke, gas, noise, vibration, electromagnetic disturbance, and the storage of hazard ous waste. Each
business shall be evaluated in terms of its operational characteristics and specific site location.
• Accessory uses and structures in support of the primary use
• Athletic clubs, gymnasiums, health clubs, and physical conditioning business
• Auto repair
• Bikeways
• Book printing and publishing
• Breweries with retail accessory use, including tasting rooms, up to 20% of the gross floor area of the
building or suite (as applicable) or 2,000 square feet (whichever is less)
• Educational institutions or schools, public/ private
• Electroplating
• Equipment rental agencies
• Gas dispensing establishments subject to the provisions of Chapter 17.112 LEMC, Nonresidential
Development Standards.
• Greenhouses (>2,000 square feet)
• Hospitals
• Hotels and motels
• Repair shops
• Machine shops
• Manufacture, assembly, and repair
• Manufacture and maintenance of signs and advertising structures
• Mini-storage or mini-warehouses
• Offices for on-site management and leasing, provided they shall be directly related to an involved with
the property on which they are located
• Pedestrian paths and trails
• Professional offices (consulting, engineering, planning, architecture, business consultants,
bookkeeping)
• Public/ quasi-public buildings and facilities and accessory utility buildings/ facilities
• Recreation facilities
• Radio Communications
• Sheet metal shops
• Soil engineering and testing firms
• Storage, wholesale, and distribution facilities
• Upholstering shops
• Veterinary clinics/ animal hospital
• Wholesale distribution
Uses Subject to a Conditional Use Permit:
The following uses shall require a conditional use permit (CUP) pursuant to the requirements and
Commented [CE17]: Review with city staff to see if we
can simplify the permitted uses.
Alberhill Villages Specific Plan 50
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional Use Permits.
• Biological habitats preserve
• Child day care center
• Churches, synagogues, temples, convents, monasteries, and other places of worship
• Dye and pattern making
• Educational institutions, trade schools or schools, public/private.
• Headquarters and administrative offices with a minimum total floor area of 30,000 square feet for
a single use and provided they comply with all development standards of the C-O (Commercial
Office District) provisions set forth in the Lake Elsinore Municipal Code, including parking
requirements
• Health clubs, racquetball, and indoor tennis courts similar related facilities
• Heavy equipment sales and rental.
• Health clubs, recreation facilities, indoor courts, and similar related facilities.
• Medical Office Building
• Racetracks
• Research offices and laboratories for the conduct of scientific research involving design,
fabrication, and testing of prototypes and the performance of environmental tests
• Recreation facilities
• Restaurants and eating places, including drive-through service.
• Trade schools and industrial training centers
• Similar 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 Institutional
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.
The Institutional standards shall also be applied to the worship sub-land use category of the
Institutional land use shall include those uses listed below. Institutional and worship uses shall be
evaluated in terms of its operational characteristics and specific site location.
Permitted Uses:
• Community centers and recreational buildings.
• Educational institutions, trade schools or schools, public/private
• Education related commercial uses.
• Places of religious assembly or institution
• Public parking facilities.
• Schools: public, private, academies.
• Transit facilities.
• Utility and substations.
• Similar 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.
4.3.3 Commercial Mixed Use (MXU)
The intent of the CMU district is to accommodate a development opportunity that offers a mix of
land uses in a more compact, high quality, pedestrian-friendly, interactive pattern. Commercial
mixed-use districts are characterized by interconnected streets, enhanced sidewalks and
pedestrian areas with outdoor public spaces. Typical mix of land uses could include retail, office,
medical, residential (live/work, high density condominiums, apartments), publ ic plazas, public
Alberhill Villages Specific Plan 51
services, and commercial recreation. Mixed use can be either vertical (dwelling units located
above ground floor commercial or office uses), or horizontal (dwelling units located on ground
floor within a Mixed Use Planning Area).
The Mixed Use sub-land use category shall also apply pplies to Mixed Use/Office/Medical, Mixed
Use/Commercial, and Commercial/Mixed Use land use designationss.
Permitted Uses:
• Accessory Structures that support the primary use operations and maintenance
• Car Wash, including associated convenience stores
• Civic uses including, but not limited to, government buildings and service facilities,
libraries, and cultural exhibits.
• Entertainment uses including, but not limited to, bowling alleys, movie theaters,
playhouses, and game arcades (excluding adult-oriented entertainment businesses)
• Gas dispensing establishments subject to the provisions of LEMC Chapter 17.112,
Nonresidential Development Standards LEMC.
• Grocery and specialty food stores
• Health and exercise clubs
• Hospitals
• Hotels
• Live/work units and work/live units
• Medical and dental offices and clinics
• Medical Offices
• Motor vehicle, motorcycle, and recreational vehicle sales and services
• Multi-family residential dwelling units including, but not limited to, condominiums,
duplexes, triplexes, fourplexes, row houses, and apartment housing.
• Office uses
• Open space/wildlife connections
• Personal service uses including, but not limited to, hair and nail salons, spas, and
massage parlors, dry cleaning, and tailors.
• Public and Private parks, playgrounds, plazas, and recreational buildings
• Public or Private utility, distribution and transmission facilities, excluding private radio,
television, antenna, and towers.
• Restaurants and eating places, including places with outside eating areas.
• Retail uses, excluding adult-oriented businesses
• 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.
• Trails; Drainage and flood control facilities
• Similar 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 (CUP) pursuant to the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional Use
Permits.
• Animal boarding facilities
• Bars or cocktail lounges not in conjunction with a restaurant
• Brewery or Distillery
• Drive-through or drive-in establishments
• Educational institutions, trade schools or schools, public/private
• Education related commercial uses.
• Gasoline dispensing establishments subject to the provisions of LEMC Chapter 17.112,
Nonresidential Development Standards, of the City of Lake Elsinore Zoning Ordinance
Alberhill Villages Specific Plan 52
• Message establishments
• Places of religious assembly or institution
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
• Veterinary clinics/animal hospital
• Similar 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.
.
Uses Subject to Temporary Use Permit
The following uses shall require a temporary use permit pursuant to the requirements and procedures
set forth in the LEMC Chapter 17.415.100, Permitting Requirements, Temporary uses.
• Car Shows
• Kiosks for sale of merchandise and food
• Open air market
• Outdoor performances, musical or theatrical
• Seasonal Sales (i.e., Christmas Tree and Pumpkin Patch)
• Similar 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
temporary use permit.
4.3.14.3.4 Open Space
Certain areas within AVSP are not suited for development due to topography, natural features,
and drainages. The Villages seeks to restored and recreate natural wildlife and open space
connections that provide continuity to the Cleveland National Forest located southwest of the
project, and the MSHCP core areas located south and north of the project. Additionally, the
Villages incorporates passive and active recreation opportunities to serve future residents and the
Alberhill community. The Open Space sub-land use standards shall also apply to Open Space
Natural, Open Space Temecula Creek, and Parks sub-category land uses.
Permitted Uses:
• Bike track or pump-track
• Community Gardens
• Dog Park
• Drainage channels, watercourses, spreading grounds, settling basins, parkways, and drives.
• Lighting for fields, courts and pedestrian walks and paths
• Olympic size swimming pool with cabana and shaded seating
• Privately owned or public recreational fields, courts, parks, playgrounds, and such buildings,
structures, and infrastructure as are related thereto, but permitting no commercial uses.
• Parking, Pedestrian Paths, Trails, and bikeways
• Picnic areas with tables and/or shelters
• Public access roadway across designated open space adjacent to the City Regional Sports
Park at Alberhill Ranch Road
• Public or Private utility, distribution, and transmission facilities.
• Restrooms and drinking fountains
• Skateboard Facility
• Trash dumpster enclosures and dog walking “bag” dispensaries
• Wildlife and natural open space corridors
• Zero-depth water play area
Alberhill Villages Specific Plan 53
• Similar 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 (CUP) pursuant to the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional Use
Permit.
• Concession stands for the sale of merchandise and food.
• Amphitheater
• Permanent Stadium Seating
• Wireless telecommunications facilities
Uses Subject to Temporary Use Permit
The following uses shall require a temporary use permit pursuant to the requirements and procedures
set forth in the LEMC Chapter 17.415.100, Permitting Requirements, Conditional Use Permit.
• Car Shows
• Kiosks for sale of merchandise and food
• Open air market
• Outdoor performances, musical or theatrical
• Seasonal Sales (i.e., Christmas Tree and Pumpkin Patch)
• Similar 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
temporary use permit.
4.3.2 Public & Private Parks
• Distributed throughout the Villages to provide both passive and active 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
Alberhill Villages Specific Plan 54
• Concession Stands
• Lakes, including noncommercial fishing there from
Aquatics Center
• Passive Park
• 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 Zoning Ordinance.
• 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
4.3.34.3.5 Residential, Hillside (R-H)
The R-H sub-land use category is intended to be applied to areas where quality single-family
residences with large lots to minimize the impact on existing environmental conditions, such as
hillsides, drainages, and natural habitat, thereby conserving the aesthetic qualities afforded by
these areas. The R-H standards shall also apply to Public Water Facility (PW).
Permitted Uses:
• Accessory dwelling unit pursuant to the applicable provisions of LEMC Chapter
17.415.110, Permitting Requirements, Accessory dwelling units
• Accessory uses and structures pursuant to LEMC Chapter 17.72.040, R-H Hillside Single-Family
Residential Development District, and Section 4.3.11 and 4.3.12 herein.
• Association managed maintenance storage facilities
• Drainage and flood control facilities, water tank facility
• Large and small family day care and residential care facilities pursuant to LEMC Chapter
17.415.130, Permitting Requirements, Specific Plans.
• Manufactured (factory-built) houses in compliance with the provisions of the LEMC Chapter
17.44.020, Residential Development Standards, Manufactured housing.
• Public and Private Parks, playgrounds, community centers, and recreational
buildings
• Public utility distribution and transmission facilities excluding private radio, television, and
paging antennas and towers.
• Open space, trails, and wildlife connections
• Single-family residential detached dwelling units
• Similar 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 Permiit: :
The following uses shall require a conditional use permit (CUP) pursuant to of the requirements and
procedures set forth in the City of Lake Elsinore Zoning Ordinance.LEMC Chapter 17.415.070,
Permitting Requirements, Conditional use permits.
• Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants
Alberhill Villages Specific Plan 55
for commercial purposes
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
Similar 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.
•
4.3.6 Residential, Single-Family (R-SF)
The R-SF sub-land use category is intended to accommodate low density projects from 1.1 to 6
units per acre, comprised of quality single-family residences developed in an urban environment
with available public services and infrastructure. R-SF is assigned to areas where single family
detached residences will be located per Table 4-1. R-SF sub-land use category shall apply to
residential (SF-4.5, SF-5, SF-6 ) land use designations.
Permitted Uses:
• Accessory dwelling unit pursuant to the applicable provisions of LEMC Chapter
17.415.110, Permitting Requirements, Accessory dwelling units.
• Accessory uses and structures pursuant to LEMC Chapter 17.72.040, R-H Hillside Single-Family
Residential Development District, Accessory uses and structures LEMC 17.72.040 and Section
4.3.11 and 4.3.12 herein.
• Association managed maintenance storage facilities
• Drainage and flood control facilities, water tank facility
• Large and small family day care and residential care facilities pursuant to LEMC Chapter
17.415.130, Permitting Requirements, Residential care facilities.
• Private Parks, playgrounds, community centers, and recreational buildings
• Public utility distribution and transmission facilities excluding private radio, television, and
paging antennas and towers.
• Open space, trails, and wildlife connections
• Single-family residential detached dwelling units
• Similar 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 (CUP) pursuant to of the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional use
permit.
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
• Similar 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.
4.3.7 Residential, Medium Density (R-M)
The R-M sub-land use category is intended to provide locations for quality residential projects,
consisting of products other than single-family detached developments, at densities of from 6.1 to 12
units to the acre. Typical products could include patio homes, single family cluster, duplexes,
townhomes, zero lot lines, and wide-shallow lots. R-M is assigned to areas where single family
detached and attached residences will be located per Table 4 -1. R-M sub-land use category also
apply to residential SFR-7 and SF-10 designations.
Permitted Uses:
• Accessory dwelling unit pursuant to the applicable provisions of LEMC Chapter
Alberhill Villages Specific Plan 56
17.415.110, Permitting Requirements, Accessory dwelling units.
• Accessory uses and structures pursuant to LEMC Chapter 17.72.040, R-H Hillside Single-Family
Residential Development District, Accessory uses and andstructures, Section 4.3.11 and
4.3.12 herein.
• Association managed maintenance storage facilities
• Drainage and flood control facilities, water tank facility
• Large and small family day care and residential care facilities pursuant to LEMC Chapter
17.415.130, Permitting Requirements, Residential care facilities.
• Manufactured (factory-built) houses in compliance with the provisions of the LEMC
Chapter17.44.020, Residential Development Standards, Manufactured housing.
• Private Parks, playgrounds, community centers, and recreational buildings
• Public utility distribution and transmission facilities excluding private radio, television, and
paging antennas and towers.
• Open space, trails, and wildlife connections
• Single-family residential detached and attached dwelling units
• Similar 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 (CUP) pursuant to of the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional use
permit.
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
• Similar 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.
4.3.44.3.8 Residential, Medium High (R-MH)
The R-MH sub-land use category is intended to provide locations for quality residential projects,
consisting of products other than single-family detached developments, at densities from 12.1 to 18
units to the acre. Typical products could include courtyard homes, duplexes, townhomes, zero lot
lines, and wide-shallow lots. R-MH is assigned to areas where single family detached and attached
residences will be located per Table 4-1. R-MH sub-land use category also apply to residential MF-16
designation.
Permitted Uses:
• Accessory dwelling unit pursuant to the applicable provisions of LEMC Chapter
17.415.110, Permitting Requirements, Accessory dwelling units.
• Accessory uses and structures pursuant to LEMC Chapter 17.72.040, R-H Hillside Single-Family
Residential Development District, Accessory uses and structures, and Section 4.3.11 and 4.3.12
herein.
• Association managed maintenance storage facilities
• Drainage and flood control facilities, water tank facility
• Large and small family day care and residential care facilities pursuant to LEMC
17.415.130, Permitting Requirements, Residential care facilities.
• Manufactured (factory-built) houses in compliance with the provisions of the LEMC
17.44.020, Residential Development Standards, Manufactured housing.
• Multi-family residential dwelling units including, but not limited to, condominiums, duplexes,
triplexes, fourplexes, row houses, and apartment housing.
• Private Parks, playgrounds, community centers, and recreational buildings
• Public utility distribution and transmission facilities excluding private radio, television, and
paging antennas and towers.
• Open space, trails, and wildlife connections
• Single-family residential detached and attached dwelling units.
Alberhill Villages Specific Plan 57
• Similar 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 (CUP) pursuant to of the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional use
permits.
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
• Similar 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 Residential, High Density (R-HD)
The R-HD sub-land use category is intended to provide locations for quality residential projects,
consisting of products other than single-family detached developments, at densities from 18.1 to 24
units to the acre, and up to 35.0 dwelling units per acre with density bonus. Typical products could
include townhomes and multiunit duplex buildings. R-HD is assigned to areas identified per Table 4-1.
Permitted Uses:
• Accessory uses and structures pursuant to LEMC Chapter 17.72.040, R-H Hillside Single-Family
Residential Development District, Accessory uses and structures, and Section 4.3.11 and 4.3.12
herein.
• Association managed maintenance storage facilities
• Drainage and flood control facilities, water tank facility
• Multi-family residential dwelling units including, but not limited to, condominiums, duplexes,
triplexes, fourplexes, row houses, and apartment housing.
• Private Parks, playgrounds, community centers, and recreational buildings
• Public utility distribution and transmission facilities excluding private radio, television, and
paging antennas and towers.
• Open space, trails, and wildlife connections
• Single-family residential detached and attached dwelling units.
• Similar 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 (CUP) pursuant to of the requirements and
procedures set forth in the LEMC Chapter 17.415.070, Permitting Requirements, Conditional use
permit.
• Wireless telecommunications facilities
• Uses which exceed the height limit established in Table 4-1
•
Similar 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.
Mixed Use (MXU)
Distributed throughout the Villages to provide easy and convenient access
Three pPrimary markets – regional, is community, and institutional, local serving.
Typical mix of land uses could include: retail, office, medical, student housing, age-
restricted housingresidential, (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
Alberhill Villages Specific Plan 58
Commercial/Mixed Use land use designations.
Vertical Mixed Use (dwelling units located above ground floor commercial or office uses).
Horizontal Mixed Use (dwelling units located on ground floor within a Mixed Use Planning
Area)
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 eating areas
Grocery and specialty food stores
Banks, financial institutions
Lodging facilities including hotels, motels, bed and breakfasts
Civic uses including, but not limited to, government buildings and service facilities,
libraries, and cultural exhibits
Health and exercise clubs
Live/work units and work/live units
Single-family detached and attached dwelling units
Multi-family residential dwelling units including, but not limited to, condominiums,
duplexes, triplexes, four-plexes, row houses, and apartment housing
Dwelling units located above ground floor commercial or office uses.
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 recreational
buildings
Open space/wildlife connections
Trails; Drainage and flood control facilities
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
The following uses shall require a conditional use permit (CUP) pursuant to the
requirements and procedures set forth in the City of Lake Elsinore Zoning Ordinance.
Bars or cocktail lounges not in conjunction with a restaurant
Brewery or Distillery
Public and private elementary, and high schools and colleges and universities
Animal boarding facilities
Animal veterinary clinics
Places of religious assembly
Wireless telecommunications facilities
Government buildings and service facilities
Alberhill Villages Specific Plan 59
Drive-through or drive-in establishments
Gasoline dispensing establishments subject to the provisions of Chapter 17.112 of the
City of Lake Elsinore Zoning Ordinance
Motor vehicle, motorcycle, and recreational vehicle sales and services
Uses which exceed the height limit established in Table 4-1
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
Medium Density Residential (RM)
6-12 dwelling units per acre
Assigned to areas where both detached and attached residences will be located
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 dwelling units.
Second units pursuant to the applicable provisions of the City of Lake Elsinore
Zoning Ordinance.
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, pumping facilities.
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 storage 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 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 Zoning Ordinance.
Wireless telecommunications facilities
Government buildings and service facilities
Public and private elementary, and high schools and colleges and universities
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
Alberhill Villages Specific Plan 60
requiring a conditional use permit
Medium-High Density Residential (RMH)
12-18 dwelling units per acre
Assigned to areas where both detached and attached residences will be located
Typical products could include: single family cluster, triplexes, townhomes,
condominiums, and apartments.
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
Zoning Ordinance
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 recreational buildings
Places of religious assembly
Government buildings and service facilities
Public and private elementary, and high schools and colleges and universities
Open space/wildlife connections
Drainage and flood control facilities, water storage, pumping facilities
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, televi sion,
antenna and cell towers
Manufactured (factory-built) houses in compliance with the provisions of the City of Lake
Elsinore Zoning Ordinance
HOA managed storage 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 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 Zoning Ordinance.
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
Single-Family Residential (RSF)
2-6 dwelling units per acre
Assigned to areas where single family detached residences will be located
Alberhill Villages Specific Plan 61
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
Zoning Ordinance
Public and Private parks, playgrounds, community centers, and recreational
buildings
Places of religious assembly
Open space/wildlife connections
Drainage and flood control facilities
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 priva te radio, television, and
paging antenna and towers
Public and private elementary and high schools and colleges and universities
Manufactur
ed (factory-built) houses in compliance with the provisions of the City of Lake Elsinore
Zoning Ordinance
HOA managed storage 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 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 Zoning Ordinance.
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
High Density Residential (RH)
18-24 dwelling units per acre (up to 35 DU/Ac with performance criteria being met)
Assigned to areas where both detached and attached residences will be located
Typical products could include: townhomes, multi family, condominiums, and
apartments.
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 recreational buildings
Alberhill Villages Specific Plan 62
Government buildings and service facilities
Places of religious assembly
Public and private elementary, and high schools and colleges and universities
Open space/wildlife connections
Drainage and flood control facilities, water storage, pumping facilities
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 storage 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 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 Zoning Ordinance.
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
•
4.3.5 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:
• On-campus housing for University students
• Education-related office uses
• 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
Alberhill Villages Specific Plan 63
and procedures of the City of Lake Elsinore Zoning Ordinance.
• 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. 11 R esid ent i al 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
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.
4. Antennas, satellite dishes, and similar devices.
5. 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.
6. 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.
4.3.12.2 Accessory uses.
In addition to preexisting mining operations (as defined in Section 4.3.12.1), the following
Alberhill Villages Specific Plan 64
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 acc ordance
with a validly issued City building permit.
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 developments within the Multi-Family Residential (MF-35)
Residential or Commercial Mixed-Use 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 Al berhill 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 acti vities (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
Commented [CE18]: Moved to standards to Section
4.2.1
Alberhill Villages Specific Plan 65
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
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, Environmental Regulations, Surface Mining and Reclamation,
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 pr imary 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.A. 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 re sidential development
or public rights-of -way.
C.A. Scales and weighing equipment.
D.A. 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.A. 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 Interim Mining Uses - 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.
Alberhill Villages Specific Plan 66
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 67
4.3.12.4 Interim Mining Uses - 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 68
d.c. 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.
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, Environmental
Regulations, Surface Mining and Reclamation.
Figure 4-1 Mining Setbacks
Alberhill Villages Specific Plan
61
Alberhill Villages Specific Plan 70
4.4 CIRCULATION REQUIREMENTS
One of the most important unifying elements in a new community is the circulation system. The
circulation system consists of streets, walkways, paseos, and trails, providing not just the means
for transportation and personal mobility, but also as the backbone for landscape elements. Street
design is important in providing for safe and convenient circulation for autos, pedestrians, and
bicyclists, and when designed with a curvilinear element, it can be efficient and aesthetically
pleasing. To achieve this goal, there must be a set of design standards.
The overall project circulation design standards are established at this Tier 1 Level (Specific Plan),
and) 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 Street., Temescal
Canyon Road. (extension), Lincoln Avenue (extension), Nichols Road (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 would includes local streets, walkways, bicycle routes,
pathways, and minor multi-use trails.
The circulation system of the AVSP shall comply, at a minimum, with the standards and
specifications of the City of Lake Elsinore Public Works Department. The following are the general
circulation system design standards for the AVSP:
Design Standards
Parkway Medians:
• Width: Overall width, including curb, to be no less than the minimum width specified in
the City of Lake Elsinore Standard Specifications.
• Curbs: Standard City design for arterials, collectors , and local streets. Local streets may
also incorporate wedge (beveled) and rolled designs.
• 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 are encouraged.
• Open-Space Corridor Widths: Non-contiguous Regional Trails: 10-foot minimum width.
Alberhill Villages Specific Plan 71
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 strongly encouraged.
Travel Lanes:
• Width: 11-foot minimum, 1620-foot maximum.
• Material: Recycled content shall be used where practicable.
Parking Lanes:
• Width: 7-foot minimum, 810-foot maximum.
• Materials: Recycled content shall be used where practicable.
Emergency / Bike Lanes (Lake St., Nichols Rd., Temescal Canyon Rd.)
• Width: 5-foot minimum, 6-foot maximum.
• Striping: Required per City standards.
Street Planting Areas:
• Mixed Use Zones: Planter pockets predominate in urban conditions; Tree well-grates
encouraged in high traffic areas; Close tree spacing encouraged; Materials: Plantings,
mulching, limited non-pervious materials, recycled content encouraged; Close tree
spacing encouraged.
• Local Residential Streets: Planting width: 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 appropriately placed.
Alberhill Villages Specific Plan 72
• Corner or Curb: Variable radii depending on particular street type.
• Crosswalk: Special striping and color contrasts on high traffic volume streets strongly
encouraged; Neck-downs at mid-block crossings encouraged in residential districts
planning areas (required in Mixed Use Districtsplanning areas).
• Mini-Parks / Pocket Parks: Encouraged for traffic calming and “wayfinding”.
• Commercial DistrictsPlanning Areas: Material change and color contrasts strongly
encouraged; Curb extensions strongly encouraged.
• Bus Stops: Design to meet standards of the Riverside Transit Agency; ADA compliant;
Sheltered from sun and rain; Comfortable seating; Bike parking may be available; Lighting
for safety; All bus stops should be clearly set behind walk in order to allow for free flow of
pedestrian traffic; Signage and schedules clearly posted.
• Speed Bumps: Not allowed in public streets.
• Pedestrian / Bicycle Priority: Create plazas for autos, bicycles and pedestrians, all 3
sharing space equally, in typically narrow and circuitous routes.
• Lighting: Pedestrian scale reinforces overall community identity; Dark Sky policy.
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 Lake Street,, Street B which runs south of the
campus bisects Alberhill Business Park, Street C which runs north-south in the Lakeside Village,
Street D near the Alberhill Town Center, and Street E and F in tThe 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 thoroughfareLake Street extend southwest 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. Lake Street is designated as an Urban
Arterial and is planned to have 6 lanes of travel at ultimate condition, having a right-of -way of 120-
feet.
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 widewith a minimum of 14-foot width, 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
Alberhill Villages Specific Plan 73
one of the central features of the AVSP. Lake Street’s cross section will vary from 6 to 8 lanes,
the 8 lanes occurring near the Temescal Canyon Road intersection and transitioning to 6 lanes
as it approaches Nichols Road. The number of through lanes and dedicated turn lanes in the final
segment of Lake Street north of Temescal Canyon Road shall be determined by a traffic study.
Bike lanes will be provided on both sides of the street. (Refer to Figures 4-2.1 and 4-2.2.)
Temescal Canyon Road
Temescal Canyon Road is designated as an Urban Arterial and is planned to have will consist of
6 lanes of travel at ultimate condition, having a (120-foot ROWright-of-way.) and Temescal
Canyon Road is also planned to 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.(Refer to Figure 4-3)
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 Figures 4-2.1, 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 is designated as a Major arterial, modified section, and is planned to have 96-foot
right-of-way to accommodate consists of 4 lanes of travel with on-street and will include bike lanes
on both sides of the road, as well as an 58-foot minimum multi-purpose pathsidewalks along its
western both sides, edge with an expanded improvements outside of the right-of-way on the west
edge to accommodate meandering low-flow open channel/creek. As with all divided roads, Lincoln
Street will incorporate a “depressed” or concave 14-foot landscaped median with “broken” curbs
in order to minimize runoff in the pavement area. The corridor will also provide: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 is designated as a Major arterial, modified section, and is planned with a 96-foot
right-of-way to accommodate will be a 4-lane of travel with on-street bike lanes on both sides of
the road, as well as 5-foot sidewalks on both sides. Nichols Road is a divided road with wide 14-
foot wide medians, and will connect 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. BothNichols Roads will incorporate sections will have
bike lanes and non-adjacent sidewalks along each of their side of the roads in order toto 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. Streets A, and Band D provide the other
secondarytwo east-west links through the Alberhill Business Park. 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 4-5.)
Alberhill Villages Specific Plan 74
Street A
Street A is designated as a Collector roadway, modified section, and is planned with a 78-foot
right-of-way to accommodate two 20-foot travel lanes with a 12-foot raised median, as well as 5-
foot sidewalk on the south side and a 10-foot multipurpose trail on the north side. Street A
provides the primary entry to the Alberhill Business Park from Lake Street. The street lane widths
facilitate larger vehicle and truck traffic turn movements. The multipurpose trail will connect the
project with the Alberhill Ranch trail network off ofoff Lake Street. (Refer to Figure 4-6.)
Street B and D
Streets B and D are designated as a Collector roadway, modified section, and is planned with a
78-foot right-of -way to accommodate one 20-foot travel lane in each direction with a 12-foot
painted median, as well as curb adjacent 5-foot sidewalks on both sides. The street lane widths
facilitate larger vehicle and truck traffic turn movements. (Refer to Figure 4-7)
A is one of the main east-west connections located in the northern portion of the project is the
primary entrance to the Alberhill Business Park from Lincoln Street. The two-lane modified
industrial collector street provides a continuous connection from Lincoln Street to Lake Street via
Street A. Steet B provides extra wide travel lanes (20’) to support larger vehicle and truck traffic
as it is designated as a primary truck ingress and egress. 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.)
Street C
Street C northern condition is designated as a Collector roadway, modified section, with a 72-foot
right-of-way to accommodate one12-foot travel lane in each direction with an 8-foot landscape
median and 8-foot on-street parking on both sides. There are 12-foot parkways on both sides,
having 5-foot sidewalks separated from curb by a 7-foot landscape strip. (Refer to Figure 4-8)
Street C southern condition is designated as a local roadway, modified section, with a 62-foot
right-of-way to accommodate one11-foot travel lane in each direction with no median and 8-foot
on-street parking on both sides. There are 12-foot parkways on both sides, having 5-foot
sidewalks separated from curb by a 7-foot landscape strip. (Refer to Figure 4-9)
Street C provides connections to both Nichols Road to Lincoln Street. Street C is designed to
support localized serving trips and applies a traffic calming measure with on-street parking.
Pedestrian walks are to be installed on both sides of the streets.
Street E and Street F
Street E and F are designated as a Collector roadwaysCollector roadway, modified section, with
a 78-foot right-of-way to accommodate one12-foot travel lane in each direction with ana 14-foot
landscape median and 8-foot on-street parking on both sides. There are 12-foot parkways on
both sides, having 5-foot sidewalks separated from curb by a 7-foot landscape strip. (Refer to
Alberhill Villages Specific Plan 75
Figure 4-10)
Streets E and F primarily residential traffic, providing access off ofoff Lincoln Street. Where
possible on this street, curb extensions will be employed to facilitate safe street crossings.
Alberhill Villages Specific Plan 68
Figure 4-2.1 Lake Street Road Section – 8 Lanes
Alberhill Villages Specific Plan 69
Figure 4-2.2 Lake Street Road Section – 6 Lanes – South of Nichols Road
Alberhill Villages Specific Plan 70
Alberhill Villages Specific Plan 71
Alberhill Villages Specific Plan 72
Figure 4-3 Temescal Canyon Road Section
Alberhill Villages Specific Plan 73
Alberhill Villages Specific Plan 71
Alberhill Villages Specific Plan 72
Alberhill Villages Specific Plan 73
Alberhill Villages Specific Plan 74
Alberhill Villages Specific Plan
Figure 4-4 Lincoln Street Road Section
Alberhill Villages Specific Plan 75
Alberhill Villages Specific Plan 76
Figure 4-5 Nichols Street Road Section
Alberhill Villages Specific Plan 77
Figure 4-6 Street A Road Section
Alberhill Villages Specific Plan 78
Alberhill Villages Specific Plan 79
Alberhill Villages Specific Plan 80
Figure 4-76 Street B and D Road Section
Alberhill Villages Specific Plan 81
Figures 4-8 and 4-9 Street C Section
Alberhill Villages Specific Plan 82
Alberhill Villages Specific Plan 77
Figure 4-10 Streets E and F Section
Alberhill Villages Specific Plan 77
Alberhill Villages Specific Plan 77
Alberhill Villages Specific Plan 77
Alberhill Villages Specific Plan 87
4.44.5 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 Specific Plan.
Due to the uncertainty of the future timing of newer parking trends, specific parking and loading
requirements will be addressed at either the PDP or Design Review stages for the AVSP to take
advantage of future transportation technologies and planning expertise that will become available.
Parking and loading requirements will include typical passenger and delivery vehicles, as well as
off-street bicycle parking. It is within these subsequent PDP and Design Review documents and
plans that the following subjects will be addressed as determined applicable for the proposed
development:
• Shared parking ratios between complementary land uses
• On-site Vehicle Parking and bicycle parking requirements by land use or district
• The use of alternative parking surfaces (i.e. pervious paving materials, bio-retention
techniques within parking areas.)
• Parking stall sizes and configurations
• Landscaping requirements
• Aisle widths
• Lighting
• Loading areas for passengers and freight
• Trash enclosure access and locations
• Patron, resident, and employee parking
• Vehicle space markings and signage
• ADA parking
• Electric Vehicle and Bicycle charging stations
• Fire Access and Circulation
• Solar Carport or Shade Structures
• Designated Rideshare areas for pick-up and drop-off
Any areas not covered in a PDP or Design Review submittal will rely on the parking requirements
of the City of Lake ElsinoreLEMC Chapter 17.148, Parking Requirements, in effect at the time a
development proposal comes forward. The required number of parking spaces specified in LEMC
17.148.030 shall be provided unless a parking determination pursuant to LEMC Chapter
17.148.030(D) is approved by the approving authority for a particular use. A parking determination
Alberhill Villages Specific Plan 88
does not run with the land. A new determination is required upon any changes in business
operation characteristics or a change of use which results in an increased demand for parking.
4.54.6 RECREATION / OPEN SPACE REQUIREMENTS
The open space system is comprised of various public and private components including
community gardens, town greens, neighborhood parks, private pocket parks, community parks,
two large recreational lakes, school and university recreation areas, multi-use trails, and rest
stops with benches along trails (see Figure 4-16). 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 95.7 183 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 35.5-acre community park buffering Ridgeview Village
from the Alberhill Business Park, 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 the Institutional use (elementary school) with its own recreation play fields and
potentially shared school play facilities, and a 6-acre community garden west of the Lincoln Street
and Nichols Street intersection. , two (2) town greens which are approximately ¾ acres each. The
14.3 acre14.3-acre Community Park is adjacent to a community place of worship. The thirty-
fivetwenty-one (2135) smaller private pocket parks are approximately one (1) acre each and will
be built by developers and maintained by a HOA. Thirty-fiveTwenty-one (2135) acres of These
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 tennis courts.
Each Village illustrated in Figure 4-911, Park Plan, 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-fivetwenty-one (2135) one-acre private pocket
parks, which are distributed throughout the five differentresidentially focused 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 acre45.9-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 4-16.7 The City Regional Sports Park is situated along Lake Street and
across from the existing Alberhill Ranch Community Park and future school site. The City
Regional Sports Park shall be developed and funded as more particularly set forth in Table
3-32. 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
Alberhill Villages Specific Plan 89
recreation. The project provides a 35.5-acre community park in Ridgeview Village and a
14.3-acre community park bordering a 12.0-acrethe institutional/ elementary school with
its own recreational fields. The 35.5-acre community park will provide multiple multi-use
trail connections to create an interconnected trail network sitewide. 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 35.5-acre and 14.3-acre
Public Community Parks shall be 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.
5.3.
6. 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.
7. 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.
8.4.
9.5. Community Garden – The project will provide a 6-acre community garden in the
detention basins located along west of the Lincoln Street and Nichols Street intersection.
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.
10.6. Trails – The project will provide approximately 508,000 lineal feet (approximately 4
acres 9.5 miles) of open space connections and multi-use trails 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
Alberhill Villages Specific Plan 90
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.
Figure 4-11 Park Plan
Alberhill Villages Specific Plan 91
Alberhill Villages Specific Plan 82
Alberhill Villages Specific Plan 82
Figure 4-127 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 require discretionary approval, and therefore 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, and was adopted by resolution (Resolution
No. 2017-1369). 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 market demand.
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
Commented [CE19]: This is a reference to the adopted
Resolution as the SP Zoning.
Commented [AD20R19]: Resolution No. 2017-1369
Alberhill Villages Specific Plan 85
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. Subarea 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 Subarea within the same Planning Area not scheduled for
current development will continue to be used as mining areas. These adjacent Subarea containing
ongoing interim mining activity will be included in a subsequent PDP once urban development for
these areas becomes known.
Land Use Structure Diagrams must be included within the PDP for each specific SubareaPlanning
Area, 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 zoneland use development regulation. A PDP can also introduce ADT transfers from one
planning area to another or from one subareaPlanning Area 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 itemsare sections to be addressed in more detail within a PDP. Each section
should include, at a minimum, the information included below:
I. Introduction
• Project location within the Specific Plan.
• Project Description
• Specific Goals and Objectives of the Tier 2 development
II. Development Plan
• Detailed Land Use Plan
• Specific Design Intent
• Land Use Plan indicating locations of some or all of the following land uses as
applicable:
• Rural residential
• Residential by type and density
Alberhill Villages Specific Plan 87
• Institutional
• Mixed use
• Open space corridors
• Potential schools
• Location of park(s), lake(s), and other recreational amenities
• Public facilities
• Applicable Districts Villages and Planning Areas divided by SubareaPlanning Area
• Statistical analysis indicating acres, number of units and square footage of
retail and office space
• Any proposed transfers of ADT’s or intensity of development between Districts
and Planning Areas
• Circulation Network
• Backbone roads, collectors, access points
• Regional and off-site trail linkages
• Milestones for construction of roads and trails as established by the applicable
TIA
• Trail linkages and bike lanes, including the inclusion of Class IV bikeways.
• Public Facilities and Services Master Plan
• Proposed distribution, location, extent, and intensity of sewage, water,
drainage, solid waste disposal, energy, police, fire, and schools
• Other essential services and utilities proposed to be located near the plan area
and needed to support the land uses described in the PDP
• Milestones for construction of required facilities as established by the applicable
impact assessment
• SubareaPlanning Area Grading Concept
• Project perimeter edge conditions
• Major roads
• Planning area pads and contoured grading concept
III. Design Guidelines
• Purpose and Intent
• Residential Design Criteria
• Mixed Use Design Criteria
• Institutional Design Criteria
• Open Space Criteria
• Lighting Concepts
Alberhill Villages Specific Plan 88
• Signage Concepts
• Sustainable Concepts
• Landscape Plan (only if added to PDP)
• Public Art (only if added to PDP – not a City requirement)
IV. Refined Development Regulations
• Land uses divided into more specific zones based on density
• Development regulations may specify
• Setbacks
• FAR
• Height
• Lot coverage
• Parking requirements
• Other regulations as necessary to implement the development’s purpose and
intent.
• 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
• Project Location Map
• Land Use Plan
• Structure Diagram
• Circulation Plan
• Water, Sewer, and Drainage Plans
• Conceptual vignettes, as necessary, to depict site planning and design guidelines
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 Councilapproval. Final action for each PDP shall be
made by the City CouncilPlanning Commission following a noticed public hearing and appealed
to City Council. 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 same time.
Amendments to approved PDPs can be made by the Director of Community Development if the
proposed amendment is found in substantial conformance with the approved PDP. Appeals to
Director of Community Development decision can be made to Planning Commission.
Alberhill Villages Specific Plan 89
Alberhill Villages Specific Plan 89
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, if applicable:
A. Design Elements
1. Building materials and colors
2. Refuse collection areas
3. Site loading and special equipment areas
4. Roof design and rooftop equipment screening elements
B. Signage
1. Materials and color schemes
2. Lighting
3. Monument signage
4. Wall-mounted building signs
5. Multi-tenant building signs
6. Projecting signs
7. Informational and directional signs
8. Temporary signs
9. Stand traffic signs
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 Councilapproval. 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 .Planning Commission action on
Design Review can be appealed to City Council. Amendments to approved Design Reviews can
be made by the Director of Community Development if the proposed amendment is found in
substantial conformance with the approved Design Review documents.
Alberhill Villages Specific Plan 91
Subdivision Map Processing
Subdivision maps maybe submitted concurrently with Tier 2 or Tier 3 applications in accordance with
LEMC Chapter 16.24, Tentative Map. Tentative Maps shall be reviewed by staff and considered at a
noticed public hearing by the Planning Commission for approval following a noticed public hearing.
Tentative Maps may be approved, conditionally approved, or denied, in accordance with the
provisions set forth in this AVSP and/or the Development Agreement. Planning Commission action
on Tentative Maps can be appealed to City Council.
Final maps shall be submitted in accordance with LEMC Chapter 16.28, Final Map. Final Maps
shall be reviewed by staff and considered at a noticed public hearing by the City Council for
approval following a noticed public hearing.
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 ora compatible Planning Area or the excess can be transferred to a
different District or compatible Planning Area.
2). Some of the units or square footage allocated to one planning area can be
transferred to a different District or compatible Planning Area thereby exceeding the
initial maximum development allowed in the original District or Planning Area
provided there is no significant un-mitigable traffic impact. See Table 5-1 for transfer
parameters.
3). All of the dwelling units and square footage allocated to one Planning Area within
the Specific Plan may be reallocated to one or more different Planning Areas for
the purpose of developing a park or institutional use in the original Planning Area.
4). Transfer of dwelling units among Villages and Planning Areas must be made in
accordance with enacted applicable state regulation
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 planning areas so that a predominantly residential
district planning area 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.
Commented [CE21]: Recommend we replace with
Land Use Conversion. What is outlined in this section
is overly complicated, and at the end of the day does
not tie back to the CEQA thresholds.
Alberhill Villages Specific Plan 92
Table 5-1 Transfer of Development Criteria
Transfer Criteria for Planning Areas ADTs Allowed to be Transferred
Between Like SubareaPlanning Areas 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 appli cations must be
submitted and approved, as summarized in Table 5-2.
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 can occur:
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 the City.
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. The City of Lake Elsinore will maintain the
latest approved development status matrix.
Alberhill Villages Specific Plan 95
Table 5-4 Development Status Matrix
Location Land Use Approx. Acres
Units
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 Detached Attached Retail Office University Village
PA 1a
University Parkview Town Center
PA 1a
PA 1b
Parkview Village
PA 2a
PA 2b
PA 2c
Highland Village
PA 3a
PA 3b
Lakeside VillageAlberhill Business Park
PA 4a
PA 4b
PA 4c
Ridgeview Village
PA 5a
PA 5b
Alberhill Town Center
PA 6a
PA 6b
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.
5.5.2 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 Development Director.
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.
5.5.3 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.
5.5.4 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.
5.5.6 SPECIFIC PLAN AMENDMENTS AND PHASED DEVELOPMENT PLAN
MODIFICATIONS
5.5.7 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 thatby
the Planning Commission with appeals to the City Council the Specific Plan/PDP was adopted,
and can be amended as often as deemed necessary by the City CouncilPlanning Commission.
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 recommendations.
Upon the close of the required noticed public hearing, the City Council shall act by
Alberhill Villages Specific Plan 100
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.
3.2. 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 colors below.
1. Phase 1: Red (University Town Center, University, Lakeside Village, Alberhill Town
Center, Single-Family Residential, Alberhill Town Center)
2. Phase 2: Yellow (Sports Park and Single-Family Residential)Alberhill Business Park
3. Phase 3: Green (Single-Family ResidentialRidgeview Village)
4. Phase 4: Orange (Elementary School, Community Park, Worship CenterParkview Village)
5. Phase 5: Purple (Hillside ResidentialHighland Village)
6. Phase 6: Blue (Single-Family Residential and Commercial Mixed-UseParkview Town
Center)
Alberhill Villages Specific Plan 101
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 federal laws.
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
REQUIRED FACILITY RECOMMENDED FINANCING MECHANISM(S)
Public parks Public parks shall be developed, funded, dedicated and
maintained as more particularly set forth in Table 3-3.
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
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 105
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 was discussed.
Contents
6.1 Introduction
6.2 Alberhill District Plan Consistency
6.3 General Plan Format
6.4 Community Form
6.5 Public Safety and Welfare
6.6 Resource Protection and Preservation
Alberhill Villages Specific Plan 106
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).
6.1. 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 specific plans.
6.1.1 Overall District Goal and Policies
6.1.1.1 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 107
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 air quality.”
AH1.6 “Periodically revise and update the City’s surface mining reclamation
ordinance to ensure the most recent SMARA developments are reflected
in the City’s municipal code.”
Response: The AVSP details a phased development approach that:
• Provides consistency with final reclamation to heavily impacted mining areas
following, and in concert with, post-mining interim reclamation measures under
Reclamation Plan RP-112;
• Provides public access to over 100 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 SMARA requirements.
† AH1.1: Alberhill District policy designation nomenclature
†
Alberhill Villages Specific Plan 108
6.1.2 Urban Design
6.1.2.1 Distinct Design
The stated Urban Design goal of the Alberhill District plan is to create a strong urban design that
would support the Alberhill District as a distinct community.
Discussion: The rolling hills, pronounced ridgelines and varied elevations of the AVSP site
afford the opportunity to create a dynamic and distinctive community. Lake Street
is the primary artery which will serve the future land uses within the Alberhill
District. Lake Street also is bordered by a moderately dense landscape of trees
and a natural riparian corridor that could be enhanced to offer opportunity as an
entry statement in the Alberhill area, and as an opportunity for incorporation into
a public open space access trail system.
The following are the District’s stated Urban Design policies:
AH2.1 “Through the project and CEQA processes, create strong connections to
Lake Street between neighborhoods and community supporting uses.”
AH2.2 “In areas outside approved specific plans, the City should strive to
establish design standards that are consistent with the Alberhill District’s
adopted specific plans in order to ensure a standard design motif for
new developments.”
AH2.3 “Consider the establishment and construction of a series of pedestrian
routes as part of the City’s trail system from residential areas to Lake
Street’s commercial and institutional uses and to the open space and
MSHCP areas to the north, west, and southeast areas of the Alberhill
District.”
AH2.4 “Support the placement of community identification signs along the
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, business park and mixed usemixed-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 CenterAlberhill Business Park
and Alberhill Villages’ 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 &
Bthe Alberhill Business Park; encourages the incorporation of designs that
take advantage of existing topographical features into community land plans;
Alberhill Villages Specific Plan 109
• 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, industrial, 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;
6.1.3 Historic Preservation
6.1.3.1 Preserve and Enhance
The stated Historic Preservation goal of the Alberhill District plan is to preserve and enhance the
cultural and historical resources of the Alberhill District.
Discussion: The Alberhill area has a 100-year history of mining operations. The mining of coal
was followed by the mining of clay and other aggregates. The settlement of Terra
Cotta, a post office, and the Alberhill School were once part of a thriving
community, but now no longer exist. As no other significant cultural, archaeological
or paleontological resources have been known to have occurred, mining, or
perhaps the reclamation aspect of mining presents opportunity for historical
enhancement and preservation.
The following are the District’s stated Preserve and Enhance policies:
AH3.1 “Support the relocation and restoration of the Alberhill School as a 20,000
square foot community center promoting education awareness of the
District’s cultural heritage including mining, homesteading, the railroad,
and the Terra Cotta town.”
AH3.2 “Support educational awareness programs that inform residents and
visitors of the District’s cultural heritage.”
AH3.3 “Encourage the use of signs within recreational areas along Lake Street
depicting the Alberhill District’s historical and cultural significance.”
Response: The AVSP complies with the Alberhill District Historic Preservation goals and
policies as follows:
• The Alberhill Schoolhouse will be reconstructed in a nearby location using
new materials that will match the original building as close as possible.
• The AVSP provides a framework for the reclamation of significant surface
mining operation into a well-functioning, multi-used, educationally focused,
conservation friendly community;
• The development of the AVSP will re-establish natural elements into an area
which through mining destroyed these natural elements;
• The AVSP successfully interfaces new residents and visitors to enjoyable
landforms and natural elements that once may have been thought not
possible given the condition of the land through enhanced open space
Alberhill Villages Specific Plan 110
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.
6.1.4 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.
6.1.4.1 Connections
The stated Transportation / Circulation goal of the Alberhill District plan is to support a multi- modal
transportation system with connections to new development, Interstate 15, recreational and open
space areas, and districts to the south that serve the needs of residents through the following land
use policies:
Discussion: Lake Street currently is a two-lane road that serves as the main transportation artery
to the AVSP from the 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 / Circulation policies:
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 111
an urban arterial highway (6 to 108 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 (24-lane) and Street B (2-lane) will serve to connect Lake
Street from the west to Temescal Canyon Road. (64- lane major highway)
and internal neighborhoods;
• A number of landscaped “roundabouts”, Llandscape medians and
islandsmedians, 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.
6.1.5 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 Alberhill District.
6.1.5.1 Wide Variety
The stated Parks and Recreation goal of the Alberhill District plan is to encourage a wide variety
of open space and recreational opportunities that are integrated within adopted master planned
communities and future developments.
Discussion: As future developments are built within the Alberhill District, adequate numbers and
varying intensities of parks and recreational facilities will need to be built to support
the needs of the residents and ensure a higher quality of life.
The following are the District’s stated Parks and Recreation policies:
AH5.1 “Encourage the creation of an extensive system of open space and
preservation lands throughout the Alberhill District to ensure a healthy
balance between development and the natural environment.”
AH5.2 “Support joint-use of recreational facilities with the Lake Elsinore Unified
School District (LEUSD).”
AH5.3 “Pedestrian and hiking trails shall be considered between neighborhoods
and surrounding open space and MSHCP preservation areas.”
Response: The AVSP complies with the Alberhill District Park and Recreation goals and
policies as follows:
• The Alberhill Villages Specific Plan proposes 144.2 122.7+/- acres
of
Alberhill Villages Specific Plan 112
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 millemile +/- 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
recreational opportunities;
• Pedestrian, hiking and multi-use trails will connect neighborhoods
with open space corridors, and provide access to the Cleveland National
Forest, Lakeside Village LakeRidgeview Village, and the University Town
CenterAlberhill Business Park.
6.2. GENERAL PLAN FORMAT
The City of Lake Elsinore’s General Plan was adopted December 2011, Resolution No. 2011-
071. The General Plan directs the City’s land use and development in strategic locations, as well
as sets forth the foundation for the development of its economic base, transportation system
framework, and the preservation of valuable natural and cultural resources. Land uses are
organized at the General Plan level under three (3) foundational Chapters: Community Form,
Public Safety and Welfare, and Resource Protection and Preservation. Within these Chapters are
found the seven (7) State mandated General Plan elements (see Table 6-1). The following
sections list the Chapters, mandatory elements, and policies of the City’s General Plan.
6.3. 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.
6.3.1 Land Use
6.3.1.1 Diverse and Balanced Land Uses
Create a diverse and integrated balance of residential, commercial, industrial, recreational,
publicpublic, 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 113
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, industrial, 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.
6.3.1.2 Recreational Destinations
Establish and maintain the City as a year roundyear-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 161346+/- acres of active and passive park facilities including
the City Sports Park, Public Community Parks, the Recreational Lake and
Alberhill Villages Specific Plan 114
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.
6.3.1.3 Aesthetics and Environmental Resources
Establish a development pattern that preserves aesthetics and enhances the environmental
resources of the City, through the following land use policies.
a. “Consider the establishment of hillside grading standards that address unique
natural features and encourage the sensitive treatment of hillsides in the site
design and architecture of new construction.”
b. “Encourage new commercial and/or industrial developments, incorporate
buffers which minimize the impacts of noise, light, visibility, or activity and
vehicular traffic on residential uses and MSHCP conservation areas.”
Response: The AVSP includes a mix of residential, commercial, industrial, 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.
6.3.1.4 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.
6.3.1.5 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 115
6.3.2 Circulation
6.3.2.1 Efficiency & Safety
Optimize the efficiency and safety of the transportation system within the City of Lake Elsinore,
through the following land use policies:
a. “The interconnection and coordination of traffic signals shall be achieved
through two processes, namely the requirements in the conditions of approval
on development projects and/or through the implementation of Capital
Improvement Programs projects.”
b. “Enforce and comply with proper intersection “sight distance” requirements as
described by the Engineering Division.”
c. “Maximize the use of shared driveways and on-site circulation to minimize
conflicts at access points to the roadway network.”
d. “Maintain the system of bike lanes and multi-use trails throughout the City.
Encourage the implementation of the network of Class 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.
6.3.3 Growth Management
6.3.3.1 Orderly Growth
Maintain orderly, efficient patterns of growth that enhance the quality of life for the residents of
Lake Elsinore through the following land use policy:
a. “Encourage mixed-use developments to reduce public service costs and
environmental impacts through compatible land use relationships, and efficient
circulation and open space systems.”
Response: The AVSP includes a balance of residential, commercial, industrial, recreational,
publicpublic, and open space lands that includes educational campuses
(University and Elementary School), paseos, greenbelts and trails. The
Commercial and Business Park 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 116
6.3.4 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.
6.3.4.1 Housing Opportunities
Provide decent housing opportunities and a satisfying living environment for the residents of Lake
Elsinore, through the following land use policies:
a. “Utilize the General Plan Land Use Element, Zoning Ordinance, and other
land use controls to provide housing sites that can facilitate and encourage
the development of a variety of housing consistent with the City’s identified
local needs and its regional housing needs.”
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.
6.3.4.2 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 117
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.
6.3.4.3 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 118
6.3.4.4 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.
6.3.4.5 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.
6.3.4.6 Fair Housing Practice
To promote housing opportunities for all persons regardless of race, religion, sex, marital status,
ancestry, national origin, or color, through the following land use policies:
a. “Promote fair housing practices throughout the community.”
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 the population.
Alberhill Villages Specific Plan 119
6.3.4.7 Energy Conservation
To encourage the incorporation of energy conservation features in the design of all new housing
development and the installation of conservation devices in existing developments, through the
following land use policies:
a. “Promote development of public policies and regulations that achieve a high
level of energy conservation in new and rehabilitated housing units.”
b. “Comply with all adopted Federal and State actions to promote energy
conservation.”
c. “Promote the Sustainable Environment section in the Resource Protection
and Preservation Element of the 2011 General Plan.”
Response: The AVSP requires that structures to be built comply with all local and state
building codes and energy conservation measures.
6.3.5 Parks & Recreation
6.3.5.1 Adequacy of Facilities
Maintain an adequate quantity, quality, type, and distribution of parks and recreational facilities
throughout the City that serve the current and future needs of residents and visitors, through the
following land use policies:
a. “Continue to utilize the City of Lake Elsinore Parks and Recreation Master
Plan as a guide for decision making and implementation of the Parks and
Recreation Program.”
b. “Ensure parkland and recreation facilities support new development through
acquisition and/or dedication. Meet the requirement of the Park Capital
Improvement Fund, Resolution No. 91-42 and the Quimby Act by acquiring five
(5) acres of parkland per 1,000 population.”
c. “Explore the use of public-private partnerships, corporate sponsorships, and
leasing agreements that provide for additional parks and recreational facilities,
and other programs, including cooperation with applicable school districts to
allow joint use of facilities.”
d. “Consider the addition of a centralized forum for community activities such as
a convention center, amphitheater, cultural arts center, or waterfront
promenade.”
e. “Continue to develop public beach lands and recreational facilities such as
campgrounds, boat launches, and water access to the Diamond Stadium, to
complement the state and county recreation system.”
f. “Encourage the development of private recreational facilities within residential
and mixed-use developments.”
g. “Ensure that recreation facilities are accessible to the elderly, children, and
persons with disabilities as set forth in the Americans with Disabilities Act
including increased wheelchair access, height variations on drinking fountains,
and any other requirements necessary to serve these individuals.”
Alberhill Villages Specific Plan 120
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 activeActive 35.5-acre and 14.3-acre Public Community Parks
• A 6.0-acre community garden
• Two town greens (approximately ¾ acres each)
• Thirty-fiveTwenty-one (2135) 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 3-32.
Therefore, the AVSP is consistent with these General Plan policies.
6.3.5.2 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.
6.4. PUBLIC SAFETY AND WELFARE
The Public Safety and Welfare Chapter address public safety and welfare issues, including: Air
Quality, Hazards & Hazardous Materials Flooding, Seismic Activity, Noise, Community Facilities
& Protection Services within the City and its surrounding sphere-of-influence, with the stated goals
to: 1) Maintain a healthy and safe physical environment, and 2) Ensure community welfare
through access to effective and efficient high-quality public services.
6.4.1 Air Quality
6.4.1.1 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
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Discharge Elimination System (NPDES). “
Response: The AVSP will comply with all NPDES requirements at the implementing
development project stage.
6.4.1.2 Agency Measures
Work with regional and State governments to develop effective mitigation measures to improve
air quality through the following land use policies:
a. “Support the South Coast Air Quality Management District (SCAQMD) in its
development of improved ambient air quality monitoring capabilities and
establishment of standards, thresholds, and rules to address, and where
necessary, mitigate the air-quality impacts of new development.”
b. “Support programs that educate the public about regional air quality issues,
opportunities and solutions.”
c. “Evaluate the purchase of alternative fuel vehicles for official City vehicles.”
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.
6.4.2 Hazardous Materials
6.4.2.1 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 122
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.
6.4.3 Wildland Hazards
6.4.3.1 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 erosion control.”
c. “Establish fire resistant building techniques for new development such as non-
combustible wall surface materials, fire-retardant treated wood, heavy timber
construction, glazing, enclosed materials and features, insulation without paper
facing, and automatic fire sprinklers.”
d. “Encourage programs that educate citizens about the threat of human wildfire
origination from residential practices such as outdoor barbeques and from
highway use such as cigarette littering.”
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 fire safety.
6.4.4 Flooding
6.4.4.1 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 from flooding.”
b. “Utilize the Capital Improvement Program for storm drainage projects and
maintenance and improvement of local storm drain systems including
channels, pipes, and inlets to ensure capacity for maximum runoff flows.”
Alberhill Villages Specific Plan 123
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.
6.4.5 Seismic Activity
6.4.5.1 Minimize Risk
Minimize the risk of loss of life, injury, property damage, and economic and social displacement
due to seismic and geological hazards resulting from earthquakes and geological constraints,
through the following land use policies:
a. “Encourage the pursuit of State and Federal programs that assist in the seismic
upgrading of buildings to meet building and safety codes.”
b. “Continue to require Alquist-Priolo and other seismic analyses be conducted
for new development to identify the potential for ground shaking, liquefaction,
slope failure, seismically induced landslides, expansion and settlement of soils,
and other related geologic hazards for areas of new development in
accordance with the Fault Rupture Hazard Overlay District adopted by the City.
The City may require site-specific remediation measures to during permit
review that may be implemented to minimize impacts in these areas.”
Response: The AVSP requires that structures be built to comply with all local and state
building codes and seismic safety measures.
6.4.6 Noise
6.4.6.1 Reduce Excessive Noise
Maintain an environment for all City residents and visitors free of unhealthy, obtrusive, or
otherwise excessive noise, through the following land use policies:
a. “Apply the noise standards set forth in the Lake Elsinore Noise and Land Use
Compatibility Matrix (see Table 3-1, Chapter 3.0, City of Lake Elsinore General
Plan, 2011) and Interior and Exterior Noise Standards (see Table 3- 2, Chapter
3.0, City of Lake Elsinore General Plan, 2011) when considering all new
development and redevelopment proposed within the City.”
b. “Require that mixed-use structures and areas be designed to prevent transfer
of noise and vibration from commercial areas to residential areas.”
c. “Strive to reduce the effect of transportation noise on the 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 124
building codes and noise attenuation measures.
6.4.7 Community Facilities and Protection Services
6.4.7.1 Fire and Police
a. “Provide efficient and effective public safety services for the community,
through the following policies.”
b. “Continue to follow Riverside County Fire Department’s most current
guidelines to achieve standard response times and staffing levels.”
c. “Coordinate with the County of Riverside to provide adequate police service
and staffing levels.”
d. “Continue to provide Lake Patrol personnel who enforce boating rules and
regulations, and perform rescue tactics.”
e. “Promote the establishment of programs such as Neighborhood Watch and
Crime-Free Multi-Housing in conjunction with law enforcement agencies to
encourage community participation in the surveillance of neighborhoods.”
Response: The AVSP supports the City’s policies of promoting effective police and public safety
standards to protect life and property.
6.4.7.2 Schools
Encourage all school districts serving Lake Elsinore to provide school facilities that are
adequate to serve all students, through the following land use policies:
a. “Encourage the establishment and development of a trade school,
community, and/or four-year college campus within the City boundaries.”
b. “Continue cooperation between school districts and the City to provide joint
use of recreational facilities.”
Response: The AVSP provides for the location of a four (4) - year University and supporting
University Town Center, and The AVSP provides a 12-acre elementary school site
to adequately serve K-6 students and encourages the joint use concept of locating
public parks adjacent to school yard facilities.
6.4.7.3 Libraries
The City of Lake Elsinore is part of the Riverside County Library System, providing the citizens of
Lake Elsinore access to 29 libraries and 2 bookmobiles. The policy of the City of Lake Elsinore is
to encourage the County of Riverside/City Public Library System to provide adequate library
facilities for City residents.
6.4.7.4 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 125
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.
6.4.7.5 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.
6.4.7.6 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.
6.4.7.7 Refuse and Recycling
Encourage the City’s franchise trash hauler(s) to provide and expand service for the collection,
storage, transportation, recovery, and disposal of solid waste to meet the needs of the City,
through the following land use policies:
a. “Request the City’s franchise trash hauler(s) to establish long-term solid waste
management plans that include goals for recycling and source reduction
programs.”
b. “Request that the City’s franchise trash hauler(s) provide a public education
program in recycling and source reduction techniques for homes, businesses,
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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.
6.4.7.8 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.
6.5. 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.
6.5.1 Biological Resources
6.5.1.1 Biological Habitats
Identify and conserve important biological habitats where feasible while balancing the economic
growth and private property right interests of the City, its residents, and landowners, through the
following land use policies:
a. “The City shall continue to participate in the Western Riverside County Multiple
Species Habitat Plan (MSHCP), the Lake Elsinore Acquisition Process (LEAP)
program, and the Implementing Agreement; with a strategy that focuses on
quality assemblage of conservation acreage beginning at the start of the
conservation range.”
b. “Evaluate the installation of barrier fencing or other buffers between MSHCP
conservation areas in order to minimize illegal/unauthorized public access,
domestic animal predation, or dumping in the conservation areas while not
impeding wildlife movement.”
c. “The City’s Conceptual Reserve Design shall be developed in accordance
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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 the MSHCP.”
h. “The City shall consult with the RCA and adjacent jurisdictions to ensure proper
adherence to MSHCP guidelines and to allow for a maximum level of regional
interconnection of trails systems. The City shall reduce, modify or add to the
regional interconnections and linkages based on new biological analyses
brought forward during the CEQA and Lake Elsinore Acquisition 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.
6.5.1.2 Plants and Wildlife
Protect sensitive plant and wildlife species residing or occurring within the City through the
following land use policies:
a. “Biological resources analyses of proposed project shall include discussion
of potential impacts to any plant or wildlife species that is officially listed as
threatened or endangered by the United States Fish and 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 128
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 use policies:
a. “Maximize the MSHCP conservation areas and other open space that is
available for public use.”
b. “The City shall ensure that passive and active open space uses are
incorporated into development areas.”
c. “Development on steep slopes in public or private property shall require
contour grading.”
d. “Preserve the City’s visual character, in particular, the surrounding hillsides,
which topographically define the lake region.”
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.
7.6.3 Water Resources
7.6.3.1 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
Alberhill Villages Specific Plan 129
approximately 2.4 feet.”
Response: The AVSP will comply with all NPDES requirements at the implementing
development project stage.
7.6.4 Mineral Resources
7.6.4.1 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.
7.6.5 Cultural and Paleontological Resources
7.6.5.1 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 130
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.
7.6.5.2 Analytical Approach
Support state-of -the-art research designs and analytical approaches to archaeological and
cultural resource investigations through the following land use policies:
a. “Consult with California Native American tribes prior to decision-making
processes for the purpose of preserving cultural places located on land within
the City’s jurisdiction that may be affected by the proposed plan, in accordance
with State requirements.”
b. “Continue to identify, document, evaluate, designate, and preserve the cultural
resources in the City.”
c. “Continue to update a citywide inventory of cultural resources in conformance
with State standards and procedures. “
d. “Support the permanent curation of archaeological artifact collections by
universities or museums.”
e. “Increase opportunities for cultural heritage tourism by promoting the history of
Lake Elsinore to attract cultural heritage travelers.”
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.
7.6.5.3 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 131
7.6.6 Historic Preservation
7.6.6.1 Heritage
Assure the recognition of the City’s heritage through preservation of the City’s significant historical
sites and structures through the following land use policies:
a. “Require the developer to obtain a professional, qualified historian to conduct
a literature search and/or survey for any project that entails demolition or
modification of an existing structure that may be of historical value in relation
to the City’s cultural heritage.”
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.
7.6.6.2 Preservation and Restoration
Encourage the preservation, protection, and restoration of historical and cultural resources
through the following land use policies:
a. “Continue to implement the Historic Preservation Guidelines that guide historic
preservation efforts as set forth in the Historic Elsinore Design Guidelines and
the Downtown Master Plan.”
b. “Integrate historic and cultural resources in land use planning processes where
feasible to avoid conflict between the preservation of historic resources and
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 Preservation Office.”
Response: These General Plan policies are not applicable to the AVSP.
7.6.7 Aesthetics
7.6.7.1 Natural Environment
Provide and maintain a natural and built environment that is visually pleasing to City residents
and visitors through the following land use policies:
Alberhill Villages Specific Plan 132
e. “For new developments and redevelopment, encourage the maintenance and
incorporation of existing mature trees and other substantial vegetation on the
site, whether naturally occurring or planted, into the landscape design.”
f. “Maintain and improve the quality of existing landscaping in parkways, parks,
civic facilities, rights-of-ways, and other public open areas.”
g. “Where appropriate, encourage new planting of native and/or non-invasive
ornamental plants to enhance the scenic setting of public and private lands.”
h. “Incorporate the City’s identification symbol into street signage, planters,
benches, public buildings, City vehicles, streetscape furnishings, and other
appropriate applications.”
i. “Support a high level of Code Enforcement to encourage neighborhood
beautification and to maintain property values and quality of life.”
j. “Coordinate with agencies to screen, landscape and otherwise obscure or
integrate public utility features, including electric power substations, domestic
water and irrigation wells, switching and control facilities.”
k. “Promote and facilitate the placement of public art that creates a unique setting
and enhances a cultural and aesthetic character throughout the City.”
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.
7.6.7.2 Public Views
Preserve public views throughout the City through the following land use policies:
a. “Encourage development designs and concepts that provide public views of
Lake Elsinore and local ridgelines through proper siting, building design, and
landscape design.”
b. “Encourage the dedication of open space land in hillside development
proposals to preserve and enhance view opportunities from transportation
corridors and surrounding development.”
c. “Encourage new development and redevelopment to incorporate views of Lake
Elsinore from roadways and other public spaces that provide residents and
tourists with scenic vistas to the water, marinas, and lakeshore activities.”
d. “Establish a series of City and community gateways and entry statements to
promote the visual character of the Districts”
e. “Consider petitioning Caltrans to take control of portions of the SR-74 corridor,
in order to promote signage and landscaping that enhance and preserve the
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 133
public views.
7.6.7.3 Visual Distractions
Minimize activities, development, and landform modification that could distract viewers from the
City’s visual character through the following land use policies:
a. “Discourage extractive mining activity from being conducted in highly visible
areas and require reclamation of these mining areas. If such uses must occur
in visible areas, City shall require extensive visual screening with landscaping
and/or fencing.”
Response: The current vested mining operation will be phased out commensurate with the
phasing of the development.
7.6.8 Sustainable Environment
7.6.8.1 Greenhouse Gas Emissions
Reduce greenhouse gas emissions from all activities within the City boundaries to support the
State’s efforts under AB-32 and to mitigate the impact of climate change on the City, State and
world, through the following land use policies:
a. “By 2020, the City will reduce greenhouse gas emissions from within its
boundaries to 1990 levels consistent with AB32.”
b. “Measures shall be established that aim to reduce emissions generated from
City uses, community uses (community actions) and new development (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 Plan Consistency.
Alberhill Villages Specific Plan 134
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 135
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, and Business Park (Research
and Development, Light Industrial). Utilizing a State Census housing unit ratio of 3.27 3.59
persons per 1000 units, an estimated population of 27,00028,807 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 car
dependent.
The City of Lake Elsinore is not unlike other suburban communities in Southern California relative
to the transportation / land use relationship, and the resultant GHG emissions that result.
Transportation related emissions are the largest component of Lake Elsinore’s 2008 GHG
inventory, the majority of transportation emissions being derived from the use of fossil fuels (i.e.
gasoline and diesel fuel) to power automobiles, trucks and buses. How a General Plan Land Use
Plan, and in this case Specific Plan is crafted, can minimize incrementally, and possible reduce
cumulatively, the impacts of regional GHG emissions. The key to lower transportation related
emissions is to implement strategies that decrease vehicle miles traveled and encourage the
replacement of traditional vehicles with fuel efficient and alternative energy vehicles, and offer
more travel choices including mass transit, biking and walking, and more efficient land use
patterns.
The following presents Transportation and Land Use Strategies and Measures taken from the
City’s CAP that are designed to help reduce GHG emissions, followed by a response as to
how the AVSP complies with said Strategies and Measures. Table 5-3, Implementation Matrix,
contains this information in a matrix format.
Commented [AD22]: I couldn’t find state figures so I
used the 2020 Census. Should we use the housing
ratios in the EIR for the different unit types?
Commented [CE23R22]: We should use current
Census.
Commented [AD24R22]: Using
Commented [CE25R22]: City staff to confirm any
updates.
Alberhill Villages Specific Plan 136
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:an elementary and
university.school. 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)
402bc, 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 AreasVillages 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, business park, and commercial uses via sidewalks, paseos
and other pathways. Compliance will be verified at the Design Review
stage.
Measure T-1.3 Street and Sidewalk Maintenance and Improvements. “Continue,
through the Pavement Management and Curb, Gutter, and Sidewalk Repair programs, to
preserve the pedestrian and bicycle circulation system by annually identifying and
scheduling street and sidewalk improvement and maintenance projects.”
Response: Upon the 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 the community.
Alberhill Villages Specific Plan 137
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 various PAs.
• On-street Class II and Class III bike trails throughout the PAs.
• Arterial street bike trails connecting the five six (56) Villages via Lake
Street and Nicholas Road arterials.
• Bicycle and pedestrian footpath connections from the internal
residential PAs to core commercial, office, and 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
Review stage.
Measure T-1.5 Bicycle Parking Standards. “Through the development review process,
enforce…. short-term and long-term bicycle parking standards for new non- residential
development (consistent with 2010 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 CenterAlberhill Business Park,
the Alberhill Town Center, and PA 4c of Lakeside Villagethe Parkview
Town Center. Bicycle racks and storage areas will be provided in
accordance with CalGreen standards in these locations, and may also be
located at university, the 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 138
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 CenterAlberhill Village 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 sixty-one
(6115) 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 Thirteen (131) 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 35 units per acre. The higher density housing
developments will be located within a five (5) minute walk to area services
and major transportation routes.
Measure T-3.2 Mixed-Use, Infill, and Transit Oriented Development Incentives.
“Identify and provide incentives to promote mixed-use, infill and transit oriented
development, such as: a streamlined permitting process, less restrictive parking
requirements, less restrictive height limits, lower permit fees and/or reduced impact
Commented [AD26]: This is not consistent with CA
Green Building Code. Do we want to update?
Commented [CE27R26]: City staff to advise.
Alberhill Villages Specific Plan 139
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 Parkview Town
Center (PA 53)((PA 1b, 1c), Lakeside Village (PA 4c), and the Alberhill
Town Center (PAs 19 and 20). (PA 6a, 6b).
Strategy T-4 Reduce Trips
Measure T-4.1 Commute Trip Reduction Program. “Institute a commute trip reduction
program for employers with fewer than 100 employees (below the requirements of the
existing Transportation Demand Management Program). Provide information, training,
and incentives to encourage participation.”
Response: The AVSP includes a provision to adopt a Transportation Management Plan
(TMP) that spreads out peak travel times through ride-sharing, van-
sharing, employee flex-time, and bike to work programs. The TMP should
include, at a minimum, measures that include ride-sharing and off-peak
staggered work-hours programs from businesses.
Strategy T-5 Increase the Use of Low and Zero-Emissions Vehicles
Measure T-5.1 Hybrid and Fuel-Efficient Vehicle Incentives. “Facilitate the voluntary
replacement of inefficient vehicles with hybrids, plug-in electric, and other low-and zero-
emissions vehicles by connecting residents and businesses with technical and financial
assistance through the City’s website.”
Alberhill Villages Specific Plan 140
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, and bicycles.
• 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 and streets.”
Response: The AVSP area is largely devoid of trees due to past and ongoing mining
activity. The provision of trees provides both enjoyable aesthetics, but also
shade that reduces “heat island” effects and reduces air conditioning use.
The AVSP will provide for:
• New street trees along all roadways.
• New native and/or drought tolerant trees along all trails.
• New trees in all parks and paseos.
• New trees in all public and quasi-public institutional parking and building
areas.
• New tree placement in all residential, commercial, office, institutional
and public facility areas, including parking lots, and is spaces adjacent
to buildings.
Alberhill Villages Specific Plan 141
• 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 Certification Program.
Measure E-2.3 Compact Fluorescent Light Bulb (CFL) Distribution Program.
Response: Not applicable to the AVSP.
Strategy E-3 Increase Energy Efficiency of Existing Buildings
Measure E-3.1 City HVACs.
Measure E-3.2 Energy Efficient Street and Traffic Signal Lights.
Measure E-3.3 Street Light Automatic Day lighting Control Devices.
Measure E-3.4 Energy Efficient Lights, Ballasts, and Occupancy Sensors at City
Facilities.
Measure E-3.5 Municipal Energy Efficiency Upgrades and Purchasing Standards.
Response: Not applicable to the AVSP.
Alberhill Villages Specific Plan 142
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 as follows:
• All PAs will focus the landscaping programs on the use of drought
tolerant plant programs reducing the dependency on water, water
supplies, and the electrical energy required to deliver the water.
• Within the PAs, provide for the use of native and/or drought tolerant
plant palettes and species in and along the trails, animal movement
corridors, and open space areas of the planned development, thereby
reducing or eliminating the use of power driven imported water to
irrigate these restored native landscaped areas.
The AVSP also proposes the following policies for the use of alternate
water sources
• Take advantage of the shallow groundwater and artesian springs
existing underground throughout the PAs to provide gravity fed water
to the recreational lake and restored streams.
• The use of reclaimed water will be promoted when the reclaimed water
source becomes available from the Elsinore Valley Municipal Water
District.
• The use of local water to grow food crops in the community park
garden(s) is an example of one action producing multiple benefits –
reduction of imported foods, an edible product from irrigation, soil
enrichment, shade, gardening enjoyment, and a social outlet for
residents keeping residents inside the local community.
Measure E-4.2 Indoor Water Conservation Requirements. “Amend the Uniform
Building Code to require development projects to reduce indoor water consumption by
30% (consistent with 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 143
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 City contract).
Measure S-1.2 Tiered Solid Waste Rate Structure (renegotiate City contract).
Measure S-1.3 Recycling Receptacles at City Buildings and Facilities.
Response: Not applicable to the AVSP.
Measure S-1.4 Construction and Demolition Waste Diversion. “Amend the Municipal
Code to require development projects to divert, recycle or salvage at least 65% of non-
hazardous construction and demolition debris generated at the site by 2020 (consistent
with CalGreen Tier 1, Section A5.408.3.1). Require all construction and demolition
projects to be accompanied by a waste management plan for the project and a copy of
the completed waste management report shall be provided upon completion.”
Response: The AVSP will require that developers of construction projects prepare and
manage a Waste Management Plan (WMP) throughout the course of
construction. Compliance will be verified at the Design Review stage.
Measure S-1.5 Green Waste Program (renegotiate City contract).
Response: Not applicable to the AVSP.
Strategy S-2 Decrease Solid Waste Generated. Measure S-2.1 Municipal Purchasing
Policy.
Response: Not applicable to the AVSP.
Alberhill Villages Specific Plan 144
7.7. COMMUNITY EDUCATION & OUTREACH
The City can encourage community members to take necessary steps to reduce their
contribution to GHG emissions by providing the public information about climate change science
and potential impacts, as well as by providing public education through outreach programs. The
following Measures are solely City functions, however, there will be public facilities constructed
within the AVSP that will provide venues for public outreach programs and dissemination of
educational information. The University, and University Town Center could offer such a venue.
Strategy EO-1 Expand Community and Outreach
Measure EO-1.1 Green Page on City’s Website.
Measure EO-1.2 Quarterly Brochure with Specific Emissions Reduction
Information.
Measure EO-1.3 Themed Outreach.
Measure EO-1.4 Multi-Modal Transportation Access Guide.
Response: The public dissemination of information about climate change is not a
responsibility or obligation of the AVSP. However, by virtue of its land use
design encouraging multi-modal forms of transportation, the incorporation
of many multi-use trails, and the embracing of the natural environment
throughout the project, the AVSP, as it develops, will be a prime example
of a climate conscious community.
Alberhill Villages Specific Plan 145
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 Alberhill Villages.
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 site features.
3. Provide a native plant palette which is sensitive to the environment and visually
blends the development into the community;
4. Create a landscape environment that encourages walking and bicycling as a form of
transit and recreation through a network of multi-use trails and open spaces corridors
that provide connectivity to all the land uses;
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 146
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 and vines;
10. Consider view opportunities from the neighborhoods to the surrounding landscape
terrain and mountains. Enhance views toward the outside of the immediate project
limits wherever possible;
11. Pedestrian connections, bus stops and residential streets should offer canopy trees
and flowering accent trees to provide shade and color;
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 legal entity.
2. All final landscape plans and exhibits for residential neighborhoods, public parks and
recreational areas, institutional/school, and commercial uses shall be prepared by a
licensed landscape architect for City of Lake Elsinore approval.
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 147
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,
Business Park, Institutional/ School, Municipal, and Multi-Family residential projects
shall provide automatic irrigation systems for all landscaping areas.
8. Where special design conditions exist (e.g. to enhance prominent views and vistas,
or to soften edge conditions), focused design features shall be included within the
design of development for those particular planning areas at the PDP design review
stage.
9. Neighborhood (residential subdivision) entrance designations shall consist of a
neighborhood identification sign on a decorative wall/monument with a minimum
depth of landscaping of 12 feet measured from the nearest roadway right-of-way line
surrounding the wall/monument.
10. Prior to the approval of any final subdivision map, improvement plans for the
respective landscape areas shall be submitted to the City of Lake Elsinore Planning
Division for review shall include, at a minimum, the following:
a. Final Grading Plans;
b. Certified Irrigation Plans;
c. Landscaping Plans satisfying the requirements of City of Lake Elsinore Municipal
Code, 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 148
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 legal entity.
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 legal entity.
4. Playgrounds and landscaping at primary and secondary school sites should be the
responsibility of the Lake Elsinore Unified School District, or in the case of the
University, the entity having legal authority over the University (e.g. University of
California, California State University and Colleges, or private school board)..
5. Private homeowners shall be responsible for all maintenance within their private lot
area, including all walls and fences, and public street landscape adjacent to their lot
frontage, unless otherwise maintained by an HOA or LMD.
8.3.1 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 maintenance responsibility.
2. The maintenance of the approved landscaping shall consist of regular watering,
pruning, fertilizing, clearing of debris and weeds, the removal and replacement of
dead plants and trees with the approved landscape types within 90 days, and the
repair and replacement of faulty irrigation systems.
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 149
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 common sidewalks.
4. Paved areas should be minimized in yards visible from streets. Permitted paving
materials including concrete, brick, and flagstone, in colors compatible with the
house.
5. A minimum of 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 or vines.
7. Thematic landscape features with distinctive colors, forms, or materials that
establish an independent theme that conflicts with the overall street scene, such as
mirror balls, statues, sculpture, rock gardens, and gravel yards, are not permitted in
private yards visible from streets.
8. Permanent automatic irrigation systems shall be installed for all front yard
landscaped areas, including single-family lots, prior to 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 system maintenance.
Alberhill Villages Specific Plan 150
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. The general location, concept and materials of
project monumentation shall be further specified in subsequent PDP applications, with defined
locations and concept drawings required as part of Tier 3 (Design Review) processing. These
guidelines and standards are intended to:
1. Provide a visual element to the vision and character of a community strongly
connected to the land and its traditional historical mining and clay brick
manufacturing past;
2. Provide project identification and create gateways into the community at primary
access points, village, neighborhood and specific activity areas;
3. Integrate landscaping and signage with the entry monumentation that is visually
pleasing and consistent with the theme of the Alberhill Villages community.
4. Develop and maintain a hierarchical format for primary, secondary and other points
of access to the major land uses and features of the community.
8.4.2 Entry Monumentation – General Standards
1. Entry monumentation shall establish a hierarchy , from the most dominant to the least
dominant form is as follows: Primary Entry (major community entrances), Secondary
Entry (minor community entrances), and Village Entry (neighborhood entrances)in
accordance with Figure 8-1, Circulation & Monumentation Master Plan.
2. The architectural style of key features of the entry monumentation should be
complemented with clay and brick accents.
3.2. Specific entry monument locations, heights and widths will be determined by the
natural topography and surrounding conditions.
4.3. Acceptable materials may include: clay brick, stone, concrete ranch-rail, pre-cast
concrete, split-face masonry block, and vinyl. The use of clay brick is strongly
encouraged as the main thematic design element. Concept monumentation imagery
and materials are shown on Figure 8-10.
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.
6.4. The Specimen trees and other accented planting where noted and especially at entry
areas should be highlighted with accented and energy efficient landscape lighting.
Species of tree, shrubs, and grasses will be determined with design concept of
Alberhill Villages Specific Plan 151
planting plan determined as part of Design Review (Tier 3).
7. Landscaping around entry monumentation should be native and drought tolerant.
Alberhill Villages Specific Plan 151
8.5. 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.
9.6. 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 Entry monumentation treatments are toshall occur at the major roadway locations entering the
community, which establishes an iconic District Pylon for the Alberhill communities. The District Pylon monument
sign identifies the Alberhill community area and is located at the intersection Lake Street and Temescal Canyon
Road. Primary Entry monumentation shall comply with Entry Monumentation general standards in Section 8.4.2
above. Refer to Figure 8-1, Circulation & Monumentation Plan, for the general location of the Primary Entry
monumentation. Concept Primary Entry Monument is shown on Figure 8-11.
1. The Primary entry monumentation is the largest of the entry monumentation when arriving at the
Alberhill Villages community and should reflect a size and scale reflective of its prominence.
2. The location, height, width and depth will be determined by the natural topography and surrounding
conditions.
3. The monuments should include a project identification sign and logo, pedestrian and landscape
lighting and enhanced paving. Signage should be constructed with weather-resistant words and
logo. Both the sign and wall should have wash and focused lighting.
4. Walls, columns, pilasters and other hardscape elements shall feature clay brick with stone and lap
siding accents as the predominant visual elements.
5. The predominant landscape materials shall be native and drought tolerant.
6. Specimen trees and other accented planting, where noted, should be highlighted with accented and
energy efficient landscape lighting.
Alberhill Villages Specific Plan 151
Figure 8-1 Circulation & Monumentation Plan
Alberhill Villages Specific Plan 152
8.4.4 Secondary Entry - Standards
Secondary entries Entry monumentation are used to identify entries into special the AVSP
communityuse areas of the community such as the Alberhill Town Center, University Village, and
University Town Center areas . Secondary Entry monumentation is conceptually identified on
Figure 8-1, locating at project gateways:
• Temescal Canyon Road at the project north boundary,
• Lincoln Street at the project south boundary, and
• along Lake Street at Nichols Road and Alberhill Ranch Road monumentation at
entries to the Villages.
Concept Secondary Entry Monument is shown on Figure 8-12. Secondary Entry monumentation
shall comply with Entry Monumentation general standards in Section 8.4.2 above, in addition to
the following standards.(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 Entry monumentation should be matched on each side of the street
approaching the special useAVSP community area. The design for the monuments
may match that of the compliment the Community Primary Entry monumentation.
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 an option.
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.
8.2. 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 Entry monumentation encourage a sense of smaller neighborhoods amidst the
larger community. These entry monuments are located on streets classified as collector and
Alberhill Villages Specific Plan 153
lower. Village Entry monumentation is conceptually identified on Figure 8-1, located off collector
streets into the future Villages. Concept Village Entry Monument is shown on Figure 8-13. In
addition to the general standards in Section 8.4.2 above, the Village entry monumentation shall
comply with the following:
1. Though smaller in scale, the neighborhood Village eEntry monumentation shall
reflect the samesimilar character and complimentary materials utilized in the primary,
and secondary, and village entry monumentation.
2.1. Neighborhood entry monumentation will be positioned at the entrance to individual
residential neighborhoods.
8.4.6 Neighborhood Entry - Standards
Neighborhood Entry monumentation identifies neighborhoods within Villages. Also included in this
category are Community Park monumentation. These entry monuments are located local streets.
The location of the Neighborhood Entry monumentation and project level sign program per
Chapter 10 will be established with the PDP, and therefore is not shown on Figure 8-1. However,
the Community Park monumentation is generally shown on Figure 8-1 for future reference.
Neighborhood Entry monumentation shall comply with Entry Monumentation general standards
in Section 8.4.2 above, in addition to the following standards:
1. Though smaller in scale, the Neighborhood Entry monumentation shall reflect the
similar character and complimentary materials utilized in the secondary entry
monumentation.
2. Neighborhood entry monumentation will be positioned at the entrance to individual
residential neighborhoods.
Alberhill Villages Specific Plan 161
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 is encouraged.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick as the
predominant visual accent material.
5.3. Where appropriate, landscaped center medians are encouraged at all neighborhood
entries when located at streets classified as a local collector or wider.
8.4.68.4.7 Commercial Use - Standards
Commercial monuments monumentation will be located in the Regional and Community Mixed-Use,
and Institutional/Educational land use. The location of the Neighborhood Entry monumentation and
project level sign program per Chapter 10 will be established with the PDP, and therefore is not shown
on Figure 8-1. 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 withshall compliment 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
incorporatedsimilar materials and finishes.
2.1.
3. Incorporation of the applicable Village identification logo is encouraged.
4.2. Directional and project signage is allowed.
5. Wall, column, pilaster and other hardscape elements shall feature clay brick as the
predominant visual accent.
6. 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.
8.4.8 Business Park - Standards
Business Park monumentation will be located in the Business Park land use. The location of the
Business Park monumentation and project level sign program per Chapter 10 will be established
with the PDP, and therefore is not shown on Figure 8-1. In addition to the general standards in
Section 8.4.2 above, the Commercial monumentation shall comply with the following:
1. Commercial monuments shall compliment the design themes of the Community Entry
and Village Entry monumentation and should contain the similar materials and finishes.
Alberhill Villages Specific Plan 161
Directional and project signage is allowed.
1.
School and University - Standards
In addition to the general standards in Section 8.4.2 above, the School and
University monumentation shall comply with the following:
Elementary and University monumentation should incorporate the same basic materials of
clay brick and stone in keeping with Alberhill Villages theme.
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.
Incorporation of the respective Village logo is encouraged.
Trees and shrubs may be placed adjacent to and/or in front of the monument walls. Species
of trees, shrubs, and grasses will be determined in PDP stage (Tier 2).
Wall, column, pilaster and other hardscape elements shall feature clay brick as the
predominant visual accent material.
2.
8.4.7 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 is encouraged.
3. Trees and shrubs may be placed adjacent to and/or in front of the monument walls.
Species of trees, shrubs, and grasses will be determined in PDP stage (Tier 2).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.
8.4.88.4.9 Trail - Standards
There are many unique hiking, biking, walking and multi-use trails that are woven into the fabric of the
Alberhill Villages Specific Plan 161
Villages, open spaces, and parks. Monumentation style should reflect the uniqueness of the respective
trail. The location of the trail monumentation and signage will be established with the PDP, and
therefore is not shown on Figure 8-1. Concept trail monumentation is shown on Figure 8-14 and 8-15.
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 surrounding conditions.
3. Materials used should reflect the surrounding topographical conditions and adjacent
architectural influences visually related to the trail head area, and where walls or other
structures are constructed, the materials should feature clay brick. Materials may vary
depending on the appropriateness of the scale, size, and proximity to other use areas.
4. The use of native trees, shrubs, and ground cover plant materials is highly encouraged
at all trail heads. Species of trees, shrubs, and grasses will be determined in PDP stage
(Tier 2).
5.4. 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
rails should be considered.
6.5. Where applicable, low growing native plant materials shall be planted adjacent to the trail
path to enhance the trail experience and deter pedestrian traffic from wandering off the
path.
8.5. STREETSCAPE
8.5.1 Streetscape - Guidelines
1. Strongly connect the aesthetic of the larger community theme while maintaining the
individual character identity of each smaller village and/or neighborhood. Uniformity will
come from the configuration of trees, street furniture, sidewalks, monumentation,
pedestrian crossings, and the emphasis of treatments at numerous view corridors.
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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 VillageCommercial Mixed Use,
and both trees and shrubs being less formally used in all village neighborhood parks.
5. Trees should be limited along bluff tops, ridgelines, and other view corridors in order to
protect naturally occurring vistas.
6. Streetscape landscapes are to highlight special features, enhance and blend with the
natural topography, provide direction, circulation, and movement through the community.
7. A variety of native oak trees found throughout Riverside County are to be the featured
tree throughout the community.
8.5.2 Lake Street and Temescal Canyon Road - Standards
A typical street section may include a meandering multi-use concrete walk within a wide landscape
buffer on both sides of the street when possible. When applicable the multi-use walk shall provide
connectivity to the greater circulation master plan for the City of Lake Elsinore. Other featured street
amenities to be considered would be an adjacent bike lane on both street sides, connection to an
equestrian master plan, and a planted median. Minimum standards are as follows:
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 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.
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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 and D) - Standards
A typical street section may include a meandering multi-use concrete walk within adjacent to a wide
landscape buffer on both sides of the street when possible. When applicable the multi-use walk shall
provide connectivity to the greater circulation master plan for the City of Lake Elsinore.
1. Village Entry street tree plantings should be more formalized in these locations to
promote the specific character for that particular village. The use of native oak specimen
trees is highly recommended;
2. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks may be
enhanced at this location with either a color or change in paving materials such as brick
or interlocking pavers. Clay brick pavers of terra cotta color are highly recommended.
3. The landscaped parkways should be accented with low landscaped elevated land forms
(where appropriate) with combinations of colorful, large, native evergreen and deciduous
canopy trees.
4. Turf is not permitted in the parkways; however, natural and native grasses and similar
are encouraged.
5. Masses of high, medium, and low growing drought tolerant, evergreen, and flowering
shrubs and ground covers are encouraged for visual interest and streetscape continuity.
6. Median street trees, shrubs, and ground cover planting will reflect the native plant and
tree theme.
7. An 18” wide maintenance band at the perimeter edge of the median islands is
encouraged. Where appropriate, the median paving materials should include clay brick
or similar elements.
8.5.4 Nichols Road - Standards
A typical street section may include a meandering multi-use concrete walk within a wide landscape
buffer on both sides of the street when possible. When applicable, the multi-use walk shall provide
connectivity to the greater circulation master plan for the City of Lake Elsinore. Other featured street
amenities to be considered would be an adjacent bike lane on both street sides, connection to an
equestrian master plan, and a planted median. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks may be
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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 with on-street
parking. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks may be
enhanced at this location with either a color or change in paving materials such as brick
or interlocking pavers. Clay brick pavers of terra cotta color are highly recommended;
2. The landscaped parkways should be accented with low landscaped elevated land forms
(where appropriate) with combinations of colorful, large, native evergreen and deciduous
canopy trees;
3. Turf is not permitted in the parkways, however, natural and native grasses and similar
are encouraged.
4. Masses of high, medium, and low growing drought tolerant, evergreen, and flowering
shrubs and ground covers are encouraged for visual interest and streetscape continuity.
1.1.2 Town Center Main Street / Nichols Road from Street D to Lake St. -
Standards
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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 similar elements.
1.1.3 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.
3.1. 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.
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
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apply even in view situations depending on adjacent land uses. The guidelines for landscape
interfaces are:
1. Carefully blend the edges of plant materials from one treatment type to another. The
transitions may be abrupt or gradual.
2. Smaller structures can be buffered with shrubbery and elevated land forms. Larger
structures can be buffered through a combination of elevated land forms with tree
clusters.
3. All plants should be native, and be chosen from the plant palette at the end of these
guidelines. Care should be taken when selecting plants to consider their initial size,
growth expectations, form and seasonal characteristics.
4. Buffering between uses may be achieved by incorporating hardscape (e.g., walls or
fencing) and softscape elements. Material selection must be compatible with other
materials used nearby.
5. All planting should be drought tolerant, native or naturalized plant material suitable to the
region.
There are typical landscape interface conditions that may apply to parcels within each village and
developed area. The landscape interfaces are, but may not be limited to, the following scenarios:
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
8.6.68.6.7 Residential/ Business Park Interface
8.6.78.6.8 Natural Area or Open Space at Street Edge
8.6.88.6.9 Street Edge / Open Space
8.6.98.6.10 Street Edge / Commercial/ Business Park
8.6.108.6.11 Street Edge / Residential
8.6.118.6.12 Park/School/Places of Religious Assembly
8.6.128.6.13 Detention Basin
8.6.138.6.14 Bio-Swale
8.6.148.6.15 Trail Edge
8.6.1. Residential / Paseo Interface - Standards
A “paseo” is defined as a landscaped walkway or pedestrian path located between areas of
development that provides a street-to-street, or area-to-area connection. Visual and physical access
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to paseos is desirable from residential areas. In addition to the general standards in Section 8.3,
minimum landscape standards for residential paseos shall include the following:
1. Landscaping should be low and unobtrusive shrubs and groundcover.
2. Plantings should be used to enhance and screen view sheds where appropriate.
3. Plantings used to screen any area of use should be well thought out so as to keep
views open for safety officers to be able to drive by and monitor any activity.
4. Lighting should be low and unobtrusive, only lighting the pathways as a safety
precaution.
8.6.2. Residential / School Interface - Standards
Screening and privacy, but with ample visual open character, are important considerations both from
the school and the residences’ perspectives. In addition to the general standards in Section 8.3,
minimum landscape standards for residential/school interface include the following:
1. Landscaping against walls should be evergreen but remain low and unobtrusive.
2. Use planting and berming to screen views of structures where appropriate.
3. Plantings used to screen any area of use should be well thought out so as to keep views
open for safety officers to be able to drive by and monitor any activity. Plantings shall not
completely screen or prevent public use of any pedestrian pathway at a residential/school
interface), and views must be kept open for safety officers to be able to monitor any
activity.
4. Lighting between school uses and residential parcels may not be necessary or desired
and will be determined on a case by casecase-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).
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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 of view.
2. Landscaping separating the residential parcel from the natural open spaces should
enhance and frame the natural view sheds from the residential parcels.
3. Physical access (trail heads and other such local amenities) should be highlighted
and enhanced with native landscaping.
4. Any landscaping required in the open space perimeter edge should remain native
or naturalized, low, and unobtrusive to adjacent land uses.
5. Lighting between residential and open space uses should be held to the pedestrian
and bollard style lighting and focused only the areas intended to be lit, if they are to
be lit at all (see Chapter 9, Lighting Design Guidelines).
6. The residential and open space interface may fall under the Fuel Modification Zone
Use Plan, and will be subject to the recommendations set forth in Section 8.8 of
this document.
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8.6.5. Residential / Park Interface - Standards
Screening and privacy as well as enhanced view opportunities are important considerations both
from the park and the residences perspectives. In addition to the general standards in Section
8.3, minimum landscape standards for residential/park interfaces include the following:
1. Landscaping against walls and fences should be evergreen including evergreen
canopy trees framing views where appropriate for maximum impact on the visual
aesthetic for the resident.
2. Use planting and berming to screen views where appropriate, such as parking
areas.
3. Plantings used to screen any area of use should be well thought out so as to keep
views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/park interface), and views must be kept open for safety
officers to be able to monitor any activity.
4. Lighting between residential and parks uses should be held to the pedestrian and
bollard style lighting and focused only the areas intended to be lit. Enhanced and
focused lighting is appropriate for community centers, restrooms, ball parks, and
soccer fields. and will be considered on a case by case basis.
8.6.6. Residential / Village Center / Commercial Interface - Standards
Screening, privacy, and noise attenuation are important considerations for the residences. In
addition to the general standards in Section 8.3, minimum landscape standards for
residential/village center/commercial interfaces include the following:
1. A solid wall with a double row of evergreen trees (where possible) and shrubs
along the residential edge of the streetscape are encouraged.
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 any activity.
4. Pathway and safety lighting is to be considered and all lighting will have a shields
and screens as to not reflect back into any residence.
5. Views into and out of the University Village, University Town Center, and the
Alberhill Town Center should be enhanced and / or screened as appropriate.
6. Additional commercial signs and monumentation will also be in this space. Trees,
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shrubs, and groundcovers should be planted as to not block or hinder the
readability of any commercial or project identification signage.
8.6.7. Residential / Business Park Interface - Standards
Screening, privacy, and noise attenuation are important considerations for residential uses that
interface with business park uses. In addition to the general standards in Section 8.3, business
park design guidelines and development standards must demonstrate compliance to the City of
Lake Elsinore’s adopted Good Neighbor Policy for warehousing, logistics and distribution uses,
adopted by Resolution No. 2023-30 (April 2023).
8.6.7.8.6.8. Natural/Open Space Conditions/Street Edge Interface - Standards
Preservation and reclamation of the natural environment is and is greatly desired and considered
a key and unique amenity to the community. In addition to the general standards in Section 8.3,
minimum landscape standards for natural area and open space conditions at street edge
interfaces include the following:
1. These special designated areas may contain either an underground or overhead
utility easements. The guest developer shall call Dig Alert at 811 anytime and prior
to installing any landscape item within these areas.
2. Underground Utilities – Guest builders and developers shall consult the local or
regional agency responsible for the underground or open utility for landscape
installation recommendations prior to installation.
3. Overhead Utility - Transmission lines and power lines may exist in areas where
excavations may take place, therefore, the guest builders and developers will be
responsible to verify with the local utility company, and the City, the current
excavation and planting guidelines prior to any excavation.
8.6.8.8.6.9. Street Edge / Open Space Interface - Standards
Views from an arterial highway or collector street within the site and borrowed views from the
region at large should be enhanced and highlighted whenever possible to enhance the visual
desirability and character of the vehicular experience within the community. In addition to the
general standards in Section 8.3, minimum standards for natural area and open space conditions
at street edge interfaces include the following:
1. Locate fences sparingly and only when necessary. Street lighting and pedestrian
scaled pole and bollard lighting should be placed as to not detract from the overall
experience of this transportation corridor and used sparingly and only when
necessary.
2. Park and paseo edges against a street edge may be screened through the use of
berming or enhanced landscaping, depending on the desired effect.
3. Landscaping should enhance the open space and should identify it separately from
the street edge as a unique use area. The guest developer may not plant as to
completely screen any area of use from the public and must keep views open for
safety officers to be able to monitor any activity.
4.
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8.6.9.8.6.10. Street Edge / Commercial / Business Park Standards Interface -
Standards
Commercial and Business Park edges should be integral and visible from a street edge. In
addition to the general standards in Section 8.3, minimum landscape standards for natural area
and open space conditions at street edge interfaces include the following:
1. Sight lines should be considered when placing trees along a street edge. If the
commercial use adjacent to a street edge is the side, back, or delivery entrance or
the view into the site is undesirable, then a solid wall with a double row of evergreen
trees and evergreen screening shrubs should be considered.
2. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/park interface), and views must be kept open for safety
officers to be able to monitor any activity.
8.6.10.8.6.11. Street Edge / Residential Interface - Standards
Screening, privacy, and noise attenuation are important considerations for the residences. In
addition to the general standards in Section 8.3, minimum landscape standards for street
edge/residential interfaces shall include:
1. A solid wall with a double row of evergreen trees and evergreen shrubs along a
street edge should be considered at this particular interface.
2. Where views are desirable, a tubular steel fence and low growing groundcovers
would be recommended. Use planting and elevated lands forms to screen or
enhance views where appropriate.
8.6.11.8.6.12. Park / School or Park / Places of Religious Assembly
Interface - Standards
A strong and aesthetically pleasing visual connection should always try to be achieved along the
landscaped edge of any park / places of religious assembly and school. In addition to the general
standards in Section 8.3, minimum landscape standards for street edge/residential interfaces
shall include:
1. Where conditions require shared access from the school to the park, then a direct
physical connection and accessible access will be made between the park / places
of religious assembly and school. This landscaped buffer may include, but will not
be limited to, berms, turf, open fields, evergreen and deciduous trees, flowering
shrubs and groundcovers.
2. Security and safety fencing will be required to separate uses and allow for public
safety.
3. Security and safety lighting will be required at this interface. All lighting shall comply
with the lighting standards set forth in the Alberhill Villages Specific Plan (see
Chapter 9, Lighting Design Guidelines).
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4.
8.6.12.8.6.13. Detention Basin Standards
Minimum landscape standards for detention basins shall include:
1. Detention basins within the community should be surrounded with tubular steel or
other secured view fencing. This fence style shall be the typical, standard fencing
type required on all sides of the detention basin between the local collector and the
detention basin edge if the grading and conditions require a fence.
2. Perimeter landscaping should include heavy screening with large evergreen
canopy trees and a hierarchy of masses, large, medium, and smaller shrubs.
3. All lighting shall comply with the lighting standards set forth in the Alberhill Villages
Specific Plan (see Chapter 9, Lighting Design Guidelines).
8.6.13.8.6.14. 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 shall include:
1. The bio-swale shall consist of a naturalized landscaped edge behind the
meandering sidewalk and shall drain at a 1% or greater slope.
2. The bio-swale shall have a rock or stone edge and shall include naturalized or
native plant material.
8.6.14.8.6.15. 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 of trail.
4. At residential/open space interfaces, maintain views of the trail edges by framing
views from residences across or into a trail system. Trails crossing open spaces shall
be unobtrusive and shall not visually interfere with the overall aesthetic of the open
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space.
5. At trail heads, enhanced planting including larger trees and shrubs should be planted
at all trail heads to highlight the entrances to all trail systems. Enhanced paving,
seating, and interpretive kiosks are encouraged at trail heads.
6. At trail crossings, if two or more trail systems cross one another, clear and easily
read directional signage shall be placed at the intersection as to the direction of each
trail. Enhanced landscaping at these trail intersections may also help with trail
identification and direction.
7. At transit stops, where a trail intersects with a transit feature, (i.e., bus s top), then
clear directional signage and easy accessibility between the trail intersection and the
amenity is encouraged. Enhanced planting and hardscape, including removable
bollards as required, is encouraged to distinguish the transit stop as a separate
amenity from the trail system.
8. At trail rest stops, and random trail rest stops are encouraged along a trail system.
These may include, but not be limited to, resting boulders at seating height with
shade, wood, brick, or metal view benches, or half cut lodge pole timber informal
bench seating. Trail rest stops should be unobtrusive and restrained from the overall
trail path and not to impede upon the design intent of the trail.
9. At observation points, enhancement of certain view sheds or opportunities unique to
a particular trail system are encouraged and desired as a visual amenity.
Observation Points may be similar to trail rest stops, however, enhanced planting,
permanent seating and shade, and possible drinking water and trash receptacle
amenities are encouraged.
10. Materials used for all hardscape elements should be natural such as clay brick,
stone, timber, and decomposed granite pathways. Enhanced native plant materials
are encouraged to highlight, frame, or feature the amenity to which the observation
point was planned.
8.7. COMMUNITY WALLS & FENCES
8.7.1 Community Walls & Fences – Guidelines
Community walls and fences will be located around the perimeter boundaries of each Village area
where it interfaces with natural open space, roads, parks, schools, commercial and other multi-
use planned areas. The walls and fences throughout the community are major visual elements
which are designed to complement the overall character of the project. General guidelines area
as follows:
1. Solid walls will be used when a visual screen or physical barrier is desired.
2. Ranch rail fencing, vinyl rail fencing and other non-visually obstructing fencing types
will be used where separation of uses is desired for safety and lifestyle reasons and
visual aesthetics exists that enhance the character of the community.
3. Native, naturalized, and drought tolerant plant materials and the use of elevated land
forms and boulders may be used as barriers, but also that encourage the
Alberhill Villages Specific Plan 168
connectivity of the natural open space with the community.
4. Wall and fence types should be developed to provide the following characteristics:
Sound attenuation, privacy, containment and definition, view preservation and
enhancement.
5. The use of high quality, low maintenance materials is recommended.
8.7.2 Community Wall & Fence – General Standards
1. As appropriate, block, brick, concrete, and where appropriate vinyl walls, shall be
covered by a shrub or vine type plant material on full height walls as a graffiti
deterrent.
2. Decorative entry walls, minor walls, pilasters, and fence types may include t he
following acceptable materials: brick, stone, decorative tubular steel, concrete ranch-
rail, precast concrete, brick, or stone cap, split face concrete masonry block, and
vinyl.
3. Walls and pilasters may be split face masonry unit block, stone and brick, pre-
cast or poured in place concrete with a precast concrete or stone cap.
4. The use of clay brick is recommended to be the predominant material used on
walls and pilasters in order to present a harmonious and unified community element
of historical local.
5. Walls and fences should be 5’ high minimum, 6’ high maximum from the property
owners’ side of the fence. Ranch rail (both concrete and vinyl) fencing may be as
low as 3’ high depending on slope and site conditions.
8.7.3 View Fence - Standards
1. View fencing should be used where significant views are not to be obstructed,
and may be constructed of vinyl, clear acrylic, tempered glass, tubular steel, or
wrought iron where deemed appropriate. Wrought iron is not recommended due to
perennial costly maintenance needs.
2. Clay brick columns and pilasters, are encouraged to be a major visual element
of the view fence in order to promote character identity of the developed area. If the
site conditions dictate that a portion of these walls are to be retaining, then the base
portion of the wall may be concrete, block, stone, concrete masonry unit or masonry
unit with brick veneer. As with solid walls all materials, textures, and colors shall be
compatible with the architecture and character of the developed area therein.
8.7.4 Single-Family Yard Fence - Standards
Refer to Figure 8.3 TYPICAL WALL AND FENCE PROGRAM for a depiction of the typical single-
family residential fence and gate program. The following are minimum single-family residential
fence and gate standards:
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 of 6 feet.
3. Street facing gates and side yard fences shall be solid f or 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 edge condition.
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 eradication program.
3. Erosion control through the employment of Best Management Practices
(BMPs).
4. Utilization of low-maintenance, drought-tolerant plant material.
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
screened architecturally.
6. Drainage structures shall be appropriately screened.
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 standards apply:
1. A fuel modification plan shall be developed in accordance with the requirements of
the County of Riverside Fire Department and the City of Lake Elsinore Fire
Department. The fuel modification plan may be developed at the Subdivision Map
approval stage.
8.9. 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 Lake Street;
c. Nichols Road – Temescal Canyon Road to Lake Street;
b. Lake Street
c. Temescal Canyon Road
d.Nichols Road – West end extension of existing Nichols Road.
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 be followed:
1. Trail shall remain accessible, unblocked, and continuous.
2. Where a trail and a driveway or sidewalk interface, the lift separating the trail and
the sidewalk and/ or driveway shall never exceed 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 emergency vehicles.
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 localiz ed opportunities for outdoor recreation
within each village or planning area. At a minimum, private pocket parks should incorporate the
following guidelines:
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
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community. In the case of bisecting trails, clear directional information including
enhanced planting and hardscape should highlight the trail intersection and path of
travel for each trail.
4. Private Pocket Parks should consider and include where appropriate, the following
uses, facilities and functions:
• Play Areas for 0-12 year age groups.
• Multi-use Open Fields
• Individual picnic table and charcoal barbecues.
• Group picnic and barbecue areas at each event area.
• Park benches and trash receptacles throughout.
• Meandering trails and view benches.
• Individual and Group Shade Structures
• Park benches and trash urns throughout.
• 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 following guidelines:
1. Features such as the restrooms, shade structure, play areas, sports fields and courts
with benches and view seating should also reflect the overall theme for the park and
Village at large with appropriate material use such as brick, and stucco.
2. Large, specimen canopy trees are recommended for immediate shade, visual
impact, and perception of permanence to the park landscape (refer to Section 8.6
(Landscape Interfaces) for additional information and edge treatment at the active
park areas.
3. 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 shaded seating.
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 barbecues throughout.
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 shaded seating.
c. Age tiered tot lots.
d. Full-size soccer fields.
e. Football field.
f. Skateboard facility
g. Multi-use area with meandering trails and view benches.
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 items presented.
The following images presented in Figures 8-4 through 8-10 are concepts of materials, finishes
and street furniture for purpose of guidance, requiring further refinement as part of the PDP.
Concept design details with specified materials, finishes and street furniture shall be identified for
Design Review (Tier 3), demonstrating conformance with the underlying PDP.
Alberhill Villages Specific Plan 178
Alberhill Villages Specific Plan 179
Figure 8-4 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 180
Alberhill Villages Specific Plan 181
Figure 8-5 Conceptual Wall & Fence Detail
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Figure 8-6 Conceptual Wall & Fence Detail
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Figure 8-7 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 184
Figure 8-8 Conceptual Wall & Fence Detail
Alberhill Villages Specific Plan 185
Figure 8-9 Conceptual Wall & Fence Detail
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Alberhill Villages Specific Plan 187
Figure 8-10 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 188
Alberhill Villages Specific Plan 189
Alberhill Villages Specific Plan 190
Figure 8-11 Conceptual Monumentation SignagePrimary Entry Concept
Alberhill Villages Specific Plan 191
Alberhill Villages Specific Plan 192
Figure 8-12 Conceptual Monumentation SignageSecondary Entry Concept
Alberhill Villages Specific Plan 193
Alberhill Villages Specific Plan 194
Figure 8-13 Conceptual Monumentation Signage
Alberhill Villages Specific Plan 195
Alberhill Villages Specific Plan 196
Alberhill Villages Specific Plan 197
Figure 8-14 Trail Monumentation
Alberhill Villages Specific Plan 198
Alberhill Villages Specific Plan 199
Figure 8-15 Trail Monumentation
Alberhill Villages Specific Plan 200
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 communitywith the PDP
with specific lighting defined and found in conformance with the underlying PDP as part of the
Design Review (Tier 3). Each village neighborhood 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 AVSP 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 to
installation.
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 security reasons.
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 lighting requirements.
Contents
9.1 Introduction
9.2 Lighting Design Guidelines
9.3 Light Fixture Examples
Alberhill Villages Specific Plan 201
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 additional information.
6. The type and location of lighting should minimize direct glare onto adjoining
properties. Lighting should be shielded to confine all rays within the property.
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 not permitted.
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
Street lighting design for arterials (Lake Street, Lincoln Street, and Nichols Road), Collectors, and
Local Roads, and residential areas shall conform and follow the City of Lake Elsinore’s
Engineering Design Guidelines Manual, the County of Riverside practice shown in the County
Road Improvement Standards and Specifications (see Standard Numbers 1000 and 1001), and
Section 22. Pole height, luminaire mounting height, and LED type will conform to the Light Pole
Table outlined in the County Road Improvement Standards. An e
The following decorative street light family of fixtures may be used along all framework streets
and neighborhood streetsin parks, trails, and paseos. All lighting elements listed below can be
‘mixed and matched’; however, the design intent is to implement a consistent design throughout
the project.
All decorative 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 light
fixtures:
Alberhill Villages Specific Plan 202
Alberhill Villages Specific Plan 203
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. Project level signage shall be established in concept as part of the PDP, with
concept design details established with implementing projects as part of the Design Review (Tier
3) approval.
The purposes of these regulations are tois to provide the following guideanceguidance:
1. Maintain and enhance the physical appearance and economic value of the Alberhill
Villages community;
2. Direct and inform persons as to the location and nature of activities.
3. Provide guidance for design of advertising displays, structures and devices which
will harmonize with their surroundings, avoid confusion, and result in signage which
is architecturally compatible with adjacent buildings or structures.
4. Reduce the potential for distraction of or hazard to motorists or pedestrians;
5. Reduce the potential for creation of visual nuisances; and
6. Establish guidelines and standards for the City of Lake Elsinore in the review of
temporary and/or permanent sign approval and permitting.
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
10.10 Commercial and Professional Office
Signs
Alberhill Villages Specific Plan 204
10.2. GENERAL SIGN GUIDELINES
10.2.1 Appropriate
1. Generally, small low key signage program for tenant spaces;
2. Encourage the use of graphics and less text to create more pedestrian oriented
signs;
3. Building mounted signs for project identity;
4. Eye level signs; window and door signs, including pedestrian oriented projecting
signs over storefronts and boardwalks;
5. Signs consistent with building texture, color and architectural style;
6. Uniquely shaped signs that are related to the product or service provided (e.g. barber
poll);
7. Signs which have illumination sources consistent with Mount Palomar lighting
standards and restrictions;
8. Acceptable sign types include wall mount individual letters, which may have interior
illumination;
9. Freestanding monument signs shall be low profile and incorporate ALBERHILL
VILLAGES entry monument type features and landscaping;
10. Any outdoor advertising structure shall contain thereon only such matter or
advertising which refers to goods or services produced, sold, or displayed on the
premises upon which such sign or structure is located, excepting off-site real estate
signs as provided in Section 10.5.
10.2.2 Inappropriate / Prohibited
1. Typical “can” or “box” signs with entire face areas in plastic.;
2. Individual plastic channel letters;
3. Roof Signs. Signs projecting above the roof-line of a building or structure, except in
the case of a sign incorporated as an integral part of the design and construction of
a building and approved by design review;
4. Signs which interfere with or conflict with any traffic control device, create a safety
hazard by obstructing the clear view of pedestrian or vehicular traffic or interfere with
or conflict with efficient operations of emergency vehicles;
5. Emergency Access. Signs which prevent free access to or from any fire escape,
door, window or exit, or access to any standpipe;
Alberhill Villages Specific Plan 205
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 not allowed;
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 following provisions:
a. A vehicle sign is a sign permanently or temporarily attached to, or permanently
painted on a vehicle that is used in conjunction with the business that it identifies
or advertises.
b. The vehicle must be used as a part of the business to which the advertising in
the vehicle pertains (i.e., regular use for delivery of business products or
obtaining supplies.
c. No vehicle sign shall be attached in such a manner as to render a door, window,
hood, trunk, or tailgate or a vehicle unmovable or unusable or to violate the
California Vehicle Code.
d. No vehicle sign shall have an arrow pointing towards the business that it
identifies or advertises.
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 206
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 block frontage.
5. Projections Over Right-of-Ways. All projecting signs shall be designed and
constructed in accordance with the following requirements:
a. No sign shall extend over a public sidewalk or right-of-way, except:
• Signs attached under canopies or marquees, which shall not exceed
dimensions of 12 inches high by 48 inches long, and shall clear the surface
below by not less than 8 feet may be permitted through design review
approval.
• Signs of historical significance which shall not exceed 16 square feet in area,
and shall clear the surface below by not less than 8 feet may be permitted
through design review approval.
b. A sign(s) for which an encroachment permit or license has been granted by the
City of Lake Elsinore pursuant to this section may encroach over a public right-
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 be permitted.
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 207
advertising materials, such as scenic, architectural, or artistic paintings or murals,
shall be considered as a textural treatment of the wall surface and shall be subject
to review and approval by the design review process.
10.4. SPECIAL SIGNS - GENERAL
Subject to compliance with Section 10.3, the following special types of signs may be permitted
subject to compliance with the limitations and conditions prescribed herein; provided further, that
the area of any such sign(s) shall not be included in computing the total allowable sign area or
number of signs permitted for any lot or use.
1. Name signs or nameplates, which do not exceed 1 square foot in area and displaying
only the name of the property or the premises upon which displayed or the owner or
lessee thereof, or of the address thereon.
2. Informational signs, provided such sign is not more than 5 square feet in area,
bearing no advertising message and located wholly within the lot to which the sign
is appurtenant.
3. Street address number, no 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 or facilities.
10. Community Activity Signs. Signs specifically approved by the City for the purpose of
advertising or identifying special civic events or activities deemed to be of city-
Alberhill Villages Specific Plan 208
wide significance and/or general public interest.
11. Temporary Real Estate Signs. Permitted in accordance with Section 10.5.
12. Parkways. NO signs shall be posted at any time in median or parkway.
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 Planning Area
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 this section.
2. Time Limitations. Flags, banners, pennants, and exterior window signs will be
permitted for a maximum of 8 weeks within each quarter.
3. Size of Signs, Flags, or Banners.
a. The maximum size of any banner, flag or pennant shall not exceed 120 square
feet.
Alberhill Villages Specific Plan 209
b. Interior and window signs shall not obscure more than 50 percent of the total
window area of any window visible from a public street, right -of -way, or parking
lot.
4. Maximum Number. Not more than 1 banner or pennant shall be displayed on each
frontage on a public street, right-of-way, or parking lot.
10.9. 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 provisions apply;
1. All signs shall be stationary;
2. No signs, excepting nameplates, shall be directly lighted;
3. Roof signs shall be prohibited;
4. All signs shall be subject to review and approval by the design review board.
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 210
exceed 6 months and may be renewed for one additional six-month period. Such
sign shall pertain only to the development on the property.
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, as follows:
a. Single-occupancy buildings. Allowable sign area shall not exceed one (1) square
foot for each linear foot of building face. One (1) sign shall be permitted for each
separate building frontage on a public street, right-of-way, or parking lot. In no
case shall any such sign(s) exceed 120 square feet in area.
b. Multiple-occupancy buildings. In the case of a multiple-occupancy commercial
site having a common wall or walls, the allowable attached sign area 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) square feet.
Alberhill Villages Specific Plan 211
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, as follows:
a. Single-occupancy buildings. Allowable sign area shall not exceed one (1) square
foot for each linear foot of building face. A maximum of two (2) signs shall be
permitted for each separate building frontage on a public street.
b. Multiple-occupancy buildings. In the case of a multiple-occupancy professional
office site having a common wall or walls, the allowable attached sign area shall
be one (1) square foot per foot of building face. In no case shall any such sign(s)
exceed 60 square feet in area.
10.11.4 Professional Office – Detached
Excepting as provided in Section 10.4, detached signs shall be permitted in all single and multiple-
occupancy uses in all professional office zones provided hereinafter. subject to the following
limitations:
1. Allowable Number of Signs. Not more than one (1) detached identification sign shall
be permitted for each lot frontage along a public street.
2. Allowable Height of Permitted Signs. Detached signs shall not exceed 8 feet in height
and shall be constructed to be architecturally compatible with the adjacent building.
3. Attachments to Permitted Signs. There shall be no attachment of other signs or
Alberhill Villages Specific Plan 212
panels to detached signs unless approved through the design review process.
4. Area of Permitted Signs. Thirty-six (36) square feet.
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.
10.11.5 LIGHT INDUSTRIAL OFFICE SIGNSBusiness Park
1. If properties are developed in the business park, such development may have one
freestanding park identification sign not exceeding 150 square feet in area.
2. Each individual establishment within the Business Park may have one permanent,
detached, or attached sign not to exceed 20 square feet in area.
3. An individual establishment not within a planned industrial park may have one
permanent, detached sign not to exceed 40 square feet in area.
1.4. No sign shall project more than 20 feet above grade.
Alberhill Villages Specific Plan 213
Chapter
11.0 DEFINITIO
NS
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 school site.
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 of implementation.
District – A specifically delineated region of the specific plan consisting of two or more planning
areas within which broad regulations and requirements are aimed at establishing a unified
character.
Edge Condition – The treatment of the interface between two different uses to reduce or
minimize potential conflicts.
Equivalent Dwelling Unit (EDU) – The amount of commercial or office space which is equivalent
Contents
Definitions
Alberhill Villages Specific Plan 214
to one dwelling unit based on the traffic demand created by one single-family
Alberhill Villages Specific Plan 215
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 subareaPlanning Area or lot.
Intensification Overlay – An area which may be developed at a lower intensity initially and then
redeveloped with additional development at a later time consistent with land uses established in
the specific plan based on changes in market conditions.
Interface – The location at which two different uses converge.
Land Use Category – An area of land within the specific plan identified for an intended use such
as for residential, institutional, or mixed-use development.
Land Use Plan – A conceptual plan created by analyzing and evaluating land use needs and
circulation patterns and arranging land use categories, roads, and open space systems in a
manner that forms a functional and livable community.
Land Use Structure Diagram – A diagram that identifies access points, regional trail linkages,
open space linkages, development type/neighborhood form, and transitional edges for each
subareaPlanning Area 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, and sitting.
Net (acres) – The total area within the boundaries of subareaPlanning Area 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 related landscaping.
Alberhill Villages Specific Plan 216
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 grading information.
Special Permit – A permit issued by the City of Lake Elsinore for the purpose of transferring
development outside of the Specific Plan area.
Stage – A segment of development occurring within a Phase.
SubareaPlanning Area – A portion of a Planning Area, normally with only one specific land use.
Town Green – An outdoor social gathering place approximately 1 acre in size which can
accommodate community events, recreational sports, and other active or passive recreational
pursuits.
Traffic Calming Device (TCD) – A device or design that is intended to reduce automobile speed.
Transfer of Development – The relocation of dwelling units and mixed-use square footage
between districts, planning areas, and subareaPlanning Areas within the specific plan using ADTs
as the basis
Alberhill Villages Specific Plan 217
for transfers and the relocation of units and equivalent dwelling units outside of the specific plan
area to redevelopment areas in other parts of the City.
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, and setbacks.
Zone – A specifically delineated area to which regulations and requirements uniformly govern the
use, placement, spacing, and size of land and buildings within that area. The AVSP identifies the
zones to implement each land use category. The precise placement of these zones is to be
defined in a Phased Development Plan.
Alberhill Villages Specific Plan A-1
APPENDIX A
Entitlement History
Figure A-1
Alberhill Villages Pacific Clay Annexation
Specific Plan ===== ===========================
0 114 mile 112 mile
County or Riverside
Cleveland National Forest
A
SCALE
0 1/4 1/2 3/4
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
RESOLUTION NO. 2016-076
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT (SCH NO. 2012061046) FOR THE ALBERHILL
VILLAGES SPECIFIC PLAN NO. 2010-02, 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
WHEREAS, Pacific Clay Products, Inc. submitted applications to the City of Lake Elsinore
(“City”) requesting approval of Specific Plan No. 2010-02, General Plan Amendment No.
2012-01 and Zone Change No. 2012-02 which are collectively referred to herein as the
“Project”; and,
WHEREAS, the Project consists of a 1,400-acre site located south of Interstate 15 and
west of Lake Street and 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 ass embly,
open space and green belt paseos; the General Plan Amendment (GPA) includes that
the project site’s land use designation be changed to “Alberhill Villages Specific Plan”; the
GPA also proposes changes to the General Plan’s Circulation Element within the project
site. The Zone Change proposes to change the project site’s zoning from a mix of zoning
designations to “Alberhill Villages Specific Plan”; and,
WHEREAS, the City has prepared an Environmental Impact Report (State Clearinghouse
No. 2012061046: the “EIR”) on the Project pursuant to the California Environmental
Quality Act (California Public Resources Code Sections 21000 et seq.: “CEQA”), the State
Guidelines for Implementation of the California Environmental Quality Act (California
Code of Regulations, Sections 15000 et seq.: the “State CEQA Guidelines”), and the
City’s Procedures for Implementing the State CEQA Guidelines and its other procedures
relating to environmental evaluation of public and private projects; and,
WHEREAS, the City transmitted for filing a Notice of Preparation of the Draft Environment
Impact Report (DEIR) on or about June 14, 2012, in accordance with the CEQA
Guidelines, for distribution to those agencies which have jurisdiction by law with respect
to the Project and to other interested persons and agencies, and sought the comments
of such persons and agencies; and,
WHEREAS, pursuant to CEQA Guidelines, Section 15082(c)(1), on July 17, 2012, the
City held a duly noticed scoping meeting in order to facilitate consultation regarding the
scope and content of the environmental information in the DEIR; and,
Reso. No. 2016-076
Page 2 of 4
WHEREAS, the City transmitted for filing a Notice of Availability/Notice of Completion of
a DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the
State Clearinghouse, for distribution to those agencies which have jurisdiction by law with
respect to the Project, and to other interested persons and agencies, and sought the
comments of such persons and agencies; and,
WHEREAS, notice to all interested persons and agencies inviting comments on the DEIR
was published in accordance with the provisions of CEQA and the State CEQA Guidelines
and the Lake Elsinore Municipal Code and posted at the Office of the County Clerk of
Riverside County on November 5, 2015; and,
WHEREAS, the State Clearinghouse posted the DEIR for a 55 -day public comment
period which ran from November 5, 2015, to December 31, 2015; and,
WHEREAS, all actions required to be taken by applicable law related to the preparation,
circulation, and review of the DEIR have been taken; and,
WHEREAS, the Planning Commission has been delegated with the responsibility of
making recommendations to the City Council for certifying EIRs, an d,
WHEREAS , the DEIR was sent to the Planning Commission Members on February 11,
2016. The DEIR (referred to hereinafter as, “EIR”) was considered by the Planning
Commission on February 16, 2016, at a duly noticed public hearing where the Planning
Commission considered evidence presented by the Community Development
Department and other interested parties on the adequacy of the DEIR. The Planning
Commission adopted Planning Commission Resolution No. 2016-16 recommending that
the City Council certify the EIR for the Project; and,
WHEREAS, the City has prepared a Final EIR (“FEIR”) that contains responses to the
comments that were received regarding the DEIR; and,
WHEREAS , on June 14, 2016, at a duly noticed public hearing, the City Council has
considered the recommendation of the Planning Commission as well as evidence
presented by the Community Development Department and other interested parties with
respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE 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 all written and oral staff
reports and comments received from persons who have reviewed the EIR, the comments
submitted on the EIR; the responses to those comments, the public
Reso. No. 2016-076
Page 3 of 4
testimony and such other matters as are reflected in the record of the public hearing on
the Project and the EIR.
SECTION 3. The City Council finds that the EIR for the Project 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 EIR and finds that the EIR represents the independent
judgment of the City.
SECTION 4. The City Council hereby makes, adopts, and incorporates herein as its
“findings of fact” regarding the potential environmental impacts of the Project, the analysis
and conclusions set forth in the EIR (including, without limitation, the mitigation measures
therein set forth) and in the Environmental Findings and Statement of Overriding
Considerations Regarding the EIR for the City of Lake Elsinore Alberhill Villages Specific
Plan project (SCH #2012061046), attached hereto as Exhibit “A”.
SECTION 5. A Mitigation Monitoring and Reporting Program (“MMRP”) for the Project
has been prepared in accordance with Section 21081.6 of CEQA, and the City Council
hereby adopts the MMRP, which is attached hereto as Exhibit “B.”
SECTION 6. The City Council finds that for each of the significant impacts which are
subject to a finding under CEQA Section 21081(a)(3), that each of the social, economic,
and environmental benefits of the Project, independent of the other benefits, outweigh the
potential significant unavoidable adverse impacts and render acceptable each and every
one of the unavoidable adverse environmental impacts. Therefore, a Statement of
Overriding Considerations has been prepared and is attached hereto as Exhibit “A”
(Environmental Findings and Statement of Overriding Considerations) and incorporated
herein by this reference.
SECTION 7. Based upon all of the evidence presented and the above findings, the City
Council of the City of Lake Elsinore certifies the EIR for the Project with Errata and
Responses to Comments, the Findings of Fact and Statement of Overriding
Considerations, and the MMRP.
SECTION 8. This Resolution shall take effect from and after the date of its passage and
adoption.
Reso. No. 2016-076
Page 4 of 4
PASSED AND ADOPTED at a meeting of the City Council of the City of Lake Elsinore,
California, on the 14th day of June, 2016.
Brian Tisdale
Brian Tisdale, Mayor
ATTEST:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2016-076 was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of June 14, 2016, and that the same was adopted by the
following vote:
AYES: Council Members Hickman, Johnson and Manos; Mayor Pro Tem Magee and
Mayor Tisdale
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPENDIX D-2
ORDINANCE ADOPTING THE ALBERHILL VILLAGES SPECIFIC
PLAN NO. 2010-02 AND
ADOPTING ZONE CHANGE NO. 2012-02
ORDINANCE NO. 2016-1361
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, ADOPTING THE ALBERHILL
VILLAGES SPECIFIC PLAN NO. 2010-02 AND ADOPTING ZONE
CHANGE NO. 2012-02
WHEREAS, Pacific Clay Products, Inc. submitted an application to the City of Lake Elsinore
(“City”) requesting approval of the Alberhill Villages Specific Plan No. 2010-02 and its related
cases (“Project”) relating to properties located just south of Interstate 15 and 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 (“the Properties”); and,
WHEREAS, Pacific Clay Products, Inc. also filed an applic ation with the City of Lake Elsinore to
change the zoning of the City’s Official Zoning Map Zone Change No. 2012-02 (“Zone Change”)
for properties located just south of Interstate 15 and 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 (“the Properties”) from RMU (Residential Mixed Use), HR (Hillside
Residential), LDR (Low Density Residential), MDR (Medium Density Residential), HDR (High
Density Residential), R (Recreational), OS (Open Space), PI (Public Institutional), GC (General
Commercial) and CMU (Commercial Mixed Use) to AVSP (Alberhill Villages Specific Plan); and,
WHEREAS, the proposed Specific Plan is consistent with the subject property’s adopted Low
Density Residential (“LDR”), Medium Density Residential (“MDR”), High Density Residential
(“HDR”), Residential Mixed Use (“RMU”), General Commercial (“GC”), Commercial Mixed Use
(“CMU”), and Open Space (“OS”), General Plan Land Use Designations which would allow a
maximum of 8,244 dwelling units; and,
WHEREAS, the Specific Plan and Zone Change conform to and are consistent with the proposed
General Plan Amendment No. 2012-01 that accompany them for the Properties; and,
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”); and,
WHEREAS, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to
determine if the Project would have a significant effect on the environment. The Initial Study
revealed that the project would have potentially significant environmental impacts but those
potentially significant impacts could be mitigated to less than significant levels; the Initial Study
also determined that some impacts could not be mitigated to insignificant levels and a Draft
Environmental Impact Report (DEIR) was prepared (SCH# 2012061046); and,
WHEREAS, pursuant to CEQA Guidelines, on or about June 14, 2012 the City transmitted for
filing a Notice of Preparation of the Draft EIR; and pursuant to CEQA Guidelines on July 17,
COUNCIL ORDINANCE NO. 2016-1361
PAGE 2 OF 5
2012, the City held a duly noticed scoping meeting in order to facilitate consultation regarding the
scope and content of the DEIR; and in accordance with CEQA Guidelines Section 15073, the
DEIR was made available for public review and comment for fifty-five (55) days beginning on
November 5, 2015 and ending on December 31, 2015; and,
WHEREAS, the Planning Commission has been delegated with the responsibility of making
recommendations to the City Council pertaining to proposed Specific Plans, General
Amendments, and Zone Changes; and,
WHEREAS, on February 2, 2016, at a Planning Commission work session and on February 16,
2016, at a duly noticed public hearing the Planning Commission considered evidence presented
by the Community Development Department and other interested parties with respect to this item;
and adopted Planning Commission Resolution No. 2016-16 recommending that the City Council
certify the EIR for the Project and adopted Planning Commission Resolution No. 2016- 19
recommending the City Council approve the Alberhill Villages Specific Plan No. 2010-02 and Zone
Change No. 2012-02 by ordinance; and,
WHEREAS, in response to comments to the DEIR and in preparation of the Final Environmental
Impact Report (FEIR) and Mitigation Monitoring and Reporting Program, City staff has
recommended certain revisions to the proposed Specific Plan, including a reduction of
approximately 25 acres from the proposed 1,400 acre Project site and a three to five percent
reduction in residential and non-residential development; and,
WHEREAS, pursuant to Section 17.188.050 and Section 17.204.130 of the Lake Elsinore
Municipal Code, the City Council has the authority to approve, modify, conditionally approve or
deny zone changes, specific plans and general plan amendments; and,
WHEREAS, on June 14, 2016, at a duly noticed public hearing, the City Council has considered
the recommendation of the Planning Commission as well as evidence and recommendations
presented by the Community Development Department and other interested parties with respect
to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. On June 14, 2016, 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 City Council adopted
Resolution No. 2016-076 finding and determining that the 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); that the DEIR was made
available for public review and comment for fifty-five (55) days beginning on November 5, 2015
and ending on December 31, 2015; that responses to comments received during the public review
period were prepared and incorporated into the FEIR and that the Draft and the FEIR represents
the City’s independent judgment. Based upon those findings and determinations, the City Council
by Resolution No. 2016-076 certified the FEIR, adopted certain environmental findings, and
adopted a Mitigation Monitoring and Reporting Program. The FEIR provides the necessary
environmental clearance for Alberhill Villages Specific Plan No. 2010-02 and Zone Change No.
2012-02.
COUNCIL ORDINANCE NO. 2016-1361
PAGE 3 OF 5
Section 2. The City Council has reviewed and analyzed the proposed Alberhill Villages Specific
Plan No. 2010-02 and Zone Change No. 2012-02 pursuant to the California Planning and Zoning
Laws (Cal. Gov. Code §§ 65000 et seq.), the Lake Elsinore General Plan and proposed General
Plan Amendment, and the Lake Elsinore Municipal Code and finds and determines that the
proposed Alberhill Villages Specific Plan No. 2010-02 and Zone Change No. 2012-02 are
consistent with the requirements of California Planning and Zoning Law and with the goals and
policies of the Lake Elsinore General Plan and proposed General Plan Amendment and the Lake
Elsinore Municipal Code.
Section 3. That in accordance with the State Planning and Zoning Law and Chapter 17.204 (SPD
Specific Plan District) of the Lake Elsinore Municipal Code, the City Council hereby makes the
following findings for the approval of the Alberhill Villages Specific Plan No. 2010-02 and Zone
Change No. 2012-02:
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 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. It also
includes a land use change from the existing General Plan designations of Low Density
Residential, Medium Density Residential, High Density Residential, Residential Mixed
Use, General Commercial, Commercial Mixed Use, and Open Space for the 1,375-acre
site. Using these designations, the City’s General Plan allows a maximum of 8,244
dwelling units and 4,007,000 square feet of non-residential uses. The proposed project
allows a maximum of 8,024 homes and 3,810,300 square feet of non-residential uses.
2. The proposed Specific Plan and Zone Change will permit reasonable development of
the area consistent with its constraints and will make the area more compatible with
adjacent properties.
The proposed Alberhill Villages Specific Plan and Specific Plan Zoning 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; a university campus or similar education institution; 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.
COUNCIL ORDINANCE NO. 2016-1361
PAGE 4 OF 5
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, the Alberhill Villages Specific Plan has been conditioned to
provide infrastructure road improvements to Lake Street, Nichols Road and Tesmescal
Canyon Road as well as providing additional paved access to proposed residential and
non-residential development within the project site and in proximity to the project site.
4. The overall design of the 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 Specific Plan and Zone Change 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 Zone Change 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 has been analyzed in the FEIR (SCH #2012061046) prepared
for the Alberhill Villages Specific Plan and its related cases, and adequate mitigation
measures have been prepared where necessary.
Section 4. Based upon the evidence presented, both written and testimonial, and the above
findings, the City Council hereby adopts Alberhill Villages Specific Plan No. 2010-02 and Zone
Change No. 2012-02.
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 become effective at 12:01 a.m. on the thirty-first (31st) day
after the date of adoption.
COUNCIL ORDINANCE NO. 2016-1361
PAGE 5 OF 5
Section 7. The City Clerk shall certify to the passage of this Ordinance and shall cause a
synopsis of the same to be published according to law.
PASSED AND ADOPTED, at a meeting of the City Council of the City of Lake Elsinore,
California, on the 28th day of June, 2016.
Robert E. Magee
Robert E. Magee, Mayor Pro Tem
ATTEST:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPROVED AS TO FORM:
Barbara Leibold
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, California, hereby certify that
Ordinance No. 2016-1361 was introduced at the regular City Council meeting of June 14, 2016,
and adopted at the regular City Council meeting of June 28, 2016, by the following roll call vote:
AYES: Council Members Johnson, Manos, and Mayor Pro Tem Magee
NOES: None
ABSENT: Mayor Tisdale and Council Member Hickman
ABSTAIN: None
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPENDIX D-3
RESOLUTION APPROVING GENERAL PLAN AMENDMENT NO.
2012-01
RESOLUTION NO. 2016-077
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT
NO. 2012-01
WHEREAS , Pacific Clay Products, Inc. submitted an application to the City of Lake
Elsinore (“City”) to amend the City’s General Plan Land Use designations (“General Plan
Amendment”) for properties located just south of Interstate 15 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 residential development,
and the southwest boundary borders the Cleveland National forest from Low Density
Residential (LDR), Medium Density Residential (MDR), High Density Residential (HDR),
Residential Mixed Use (RMU), General Commercial (GC), and Open Space (OS), to
“Alberhill Villages Specific Plan” (SP) (“the Properties”); and,
WHEREAS , Government Code Section 65358 empowers the legislative body to amend
all or part of an adopted general plan if to do so would be in the public inte rest and so
long as no mandatory element of the General Plan is amended more frequently than four
times during any calendar year; and,
WHEREAS , General Plan Amendment No. 2012-01 (the “project”) is part of the City’s
First (1st) Cycle amendments to the Lake Elsinore General Plan’s Land Use Element for
the 2016 calendar year; and,
WHEREAS , the Planning Commission has been delegated with the respo nsibility of
making recommendations to the City Council pertaining to proposed General
Amendments; and,
WHEREAS, on February 2, 2016, at a public work session and on February 16, 2016, at
a duly noticed public hearing the Planning Commission considered ev idence presented
by the Community Development Department and other interested parties with respect to
this item; and adopted a Planning Commission Resolution No. 2016 -18 recommending
City Council approval of General Plan Amendment No. 2012-01; and,
WHEREAS, on June 14, 2016, at a duly noticed public hearing, the City Council has
considered the recommendation of the Planning Commission as well as evidence
presented by the Community Development Department and other interested parties with
respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The City Council has reviewed and analyzed the proposed General Plan
Amendment pursuant to the California Pla nning and Zoning Laws (Cal. Gov. Code §§
65000 et seq.), the Lake Elsinore General Plan and the Lake Elsinore Municipal Code,
Reso. No. 2016-077
Page 2 of 4
finds and determines that the proposed General Plan Amendment is consistent with the
requirements of California Planning and Zoning Law and with the goals and policies of
the Lake Elsinore General Plan and the Lake Elsinore Municipal Code.
Section 2. The City Council has certified the Final Environmental Impact Report (FEIR)
(SCH# 2012061046) and adopted the Mitigation Measures appertaining thereto. The
FEIR was prepared pursuant to Section 15162 of the California Environmental Quality
Act (CEQA) Guidelines. Appropriate findings were made, and the FEIR provides the
necessary environmental clearance for General Plan Amendment No. 2012-01.
Section 3. That in accordance with the California Planning and Zoning Law and the Lake
Elsinore Municipal Code, the City Council hereby makes the following findings for the
approval of General Plan Amendment No. 2012-01:
1. The proposed General Plan Amendment will not be: a) detrimental to the
health, safety, comfort or general welfare of the persons residing or working
within the neighborhood of the proposed amendment or within the City, or
b) injurious to the property or improvements in the neighborhood or within
the City.
a. The proposed General Plan Amendment has been analyzed relative
to its potential to have detrimental effects and conditions have been
imposed on the subject project to ensure that the health, safety and
welfare of surrounding residents will be protected.
b. The application to include the Specific Plan designation on the
properties just south of Interstate 15 and 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 bor ders the Cleveland National Forest;
providing paved access to the Alberhill Villages Specific Plan mixed
use project as well as additional paved access to existing residential
development in proximity to the project site.
2. The proposed General Plan Amendment will permit reasonable
development of the area consistent with its constraints.
The proposed Specific Plan designation will allow for the development of
the Alberhill Villages Specific Plan which would include 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; a university campus or similar educational institution;
and supporting uses including schools, parks, places of re ligious worship,
open space and green belt paseos.
Reso. No. 2016-077
Page 3 of 4
3. The proposed General Plan Amendment would establish a land use density,
intensity and usage more in character with the subject property’s location,
access, and constraints.
The land uses and densities associated with the 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. It also includes a land use change from the existing
General Plan designations of Low Density Residential, Medium Density
Residential, High Density Residential, Residen tial Mixed Use, General
Commercial, and Open Space for the 1,375-acre site. Using these
designations, the City’s General Plan allows a maximum of 8,244 dwelling
units and 4,007,000 square feet of non-residential uses. The proposed
project allows a maximum of 8,024 homes and 3,810,300 square feet of
non-residential development.
4. The proposed General Plan Amendment will not have a significant effect on
the environment.
The effects of the General Plan Amendment have been analyzed in the
FEIR (SCH #2012061046) prepared for the Alberhill Villages Specific Plan
and its related cases, and adequate mitigation measures have been
prepared where necessary.
Section 4. Based upon the evidence presented, both written and testimonial, and the
above findings, the City Council hereby approves General Plan Amendment No. 2012-
01.
Section 5. This Resolution shall take effect from and after the date of its passage and
adoption.
PASSED AND ADOPTED at a meeting of the City Council of the City of Lake Elsinore,
California, on the 14th day of June, 2016.
Brian Tisdale
Brian Tisdale, Mayor
ATTEST:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPROVED AS TO FORM:
Barbara Leibold
Barbara Leibold
City Attorney
Reso. No. 2016-077
Page 4 of 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2016-077 was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of June 14, 2016, and that the same was adopted by the
following vote:
AYES: Council Members Hickman, Johnson and Manos; Mayor Pro Tem Magee and
Mayor Tisdale
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPENDIX D-4
ADOPTED MITIGATION MONITORING AND REPORTING
PROGRAM
FINAL ENVIRONMENTAL IMPACT REPORT
for the
ALBERHILL VILLAGES SPECIFIC PLAN
MITIGATION MONITORING AND
REPORTING PROGRAM
SCH# 2012061046
Lead Agency:
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA
92530
Contact: Grant Taylor, Community Development
Director (951) 674-3124, Ext. 270
June 9, 2016
1
Table of Contents
1. Introduction .................................................................................................................2
2. Mitigation Monitoring and Reporting Program ..........................................................3
2
Introduction
Pursuant to Section 21081.6 of the California Environmental Quality Act (California Public
Resources Code, Sections 21000 et seq.) and Section 15097 of the State CEQA
Guidelines (California Code of Regulations, Section 15000 et seq.), public agencies are
required to adopt a mitigation monitoring and reporting progr am to ensure that the
mitigation measures identified in an Environmental Impact Report are implemented. As
stated in Section 21081.6(a)(1) of the Public Resources Code:
“The public agency shall adopt a reporting or monitoring program for the
changes made to the project or conditions of project approval, adopted in
order to mitigate or avoid significant effects on the environment. The
reporting or monitoring program shall be designed to ensure compliance
during project implementation.”
3
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
4.1 Geology, Soils, Mineral Resources and Seismicity
G-1 Site specific geotechnical
investigations conducted by a
California-licensed geotechnical
engineer, including subsurface
fault studies, shall be completed
prior to the approval of each
implementing development
proposal. All recommendations
of
the
geotechnical study and of the
geotechnical engineer shall be
incorporated into the design and
construction specifications, and
shall be implemented by the
construction contractors, to
reduce seismic hazards and
hazards related to unstable soils.
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
any mitigation
measures into
individual project’s
conditions of
approval.
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
G-2 Soil, seismic, and foundation
investigations shall be performed
for each tract structural site.
Structural foundations shall be
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
designed to resist the effects
of
compressible/collapsible soils
and
expansive soils. The investigation
shall also include engineering
design for slope stabilization on
4
northwest and southwest facing any mitigation
measures into
individual project’s
conditions of
approval.
slopes that are cut into the
Silverado
Foundation. Recommendations
may
5
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
include over excavating and
capping cut lots within granitic
bedrock, Santiago Peak Volcanic
and the Bedford Canyon
Formation located on site with at
least three feet of compacted fill
to create easily excavatible pads
for foundation, utility, and
landscaping purposes. Similar
grading plans for interior streets
located in hard bedrock cut areas
may also be recommended in the
investigations, in addition to
measures on the handling and
selective replacement and/or
removal off-site of oversized
rock. These structures and
grading characteristics shall be
indicated in the construction
design plans and subject to
approval by the City
Engineering Division prior to
issuance of grading permits.
6
G-3 Prior to issuance of building
permits, all
compressible/collapsible soils as
identified by the soil and
foundation investigations shall be
removed to underlying competent
soils or bedrock. Unsuitable soil
materials include stockpiles,
uncompacted fill, alluvium, older
alluvium and landslides.
Varying
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
any
mitigation measures
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering
Division
Prior to issuance of
building permits.
7
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
depths of removal, depending on
the type of soil material, shall be
required, as recommended, in
the investigations. The grading
characteristics shall be indicated
in the construction design plans
and
are subject to review and
approval by the City Engineering
Division.
into individual
project’s
conditions of
approval.
G-4 Following completion of rough
grading, a lot-by -lot classification
shall be conducted to determine
specific foundation recommend-
ations of soils at exposed finished
grade. The recommendations
shall be indicated on construction
design plans and are subject to
review and approval by the City
Engineering Division.
Inclusion of specific
foundation
recommendations in
construction plans.
Review of
construction plans.
Public Works
Department –
Engineering
Division
Community
Development
Department –
Building Division
Prior to issuance of
building permits
8
G-5 All structures shall be designed in
accordance with the latest edition
of the California Building Code for
Seismic Zone 4 for a "Maximum
Considered Earthquake," as
adopted by the City of Lake
Elsinore and with the appropriate
site coefficients. This design
resistance shall be demonstrated
to the satisfaction of the City’s
Senior Building Division
Inspector on the
construction design plans prior
to
Preparation of
construction plans
which comply with
applicable
California Building
Code seismic
requirements.
Review of
construction plans.
Community
Development
Department –
Building Division
Prior to issuance of
building permits.
9
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
issuance of building permits.
G-6 To reduce liquefaction and
subsidence potential identified in
the soil/seismic study, study
recommendations to include
over- excavation and
recompaction and removal of
sandy alluvial soils and other soft
soils and replacement with fill
shall be implemented.
Compliance with this measure
shall be demonstrated on
construction design plans for
review and approval by the City
Engineering Division, prior to
issuance of grading permits.
Also, the use of systems such as
sub-drains for dewatering
purposes could potentially be
used to reduce the potential for
subsidence and
liquefaction.
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
any mitigation
measures into
individual project’s
conditions of
approval.
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
10
G-7 Locally sheared or gouged bedrock
materials that are exposed in
areas of mapped, inactive faults
shall either both be removed and
capped, or fill stabilized in
accordance with
recommendations in the required
soils investigation report.
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
any mitigation
measures
into individual
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering
Division
Prior to issuance of
grading permits.
11
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
project’s
conditions of
approval.
G-8 Fault setbacks shall be documented
and observed from active faults
and fissures identified in the
seismic study. Compliance with
this measure shall be
demonstrated on maps and
construction design plans for
review and approval by the City
Engineering Division prior to
issuance of grading permits.
Identification of
faults and fault
setbacks on
tentative tract
maps, design
review exhibits
and construction
plans.
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Community
Development
Department –
Planning Division &
Public Works
Department –
Engineering
Division
Public Works
Department –
Engineering
Division
Prior to
implementing
development
project approval.
Prior to issuance of
grading permits.
12
G-9 Cut and fill slopes, underground
utility trenches, buttresses and
stabilization fills shall be
designed to accommodate the
addition of rain/irrigation water,
while not adversely impacting
structures and infrastructure.
Engineering design of these
areas is subject to review and
approval by the City. Compliance
with this measure shall be
demonstrated on the grading
plans prior to issuance of grading
permits, to the satisfaction of
the
Cut and fill slopes,
underground utility
trenches,
buttresses and
stabilization into
grading plans and
construction plans.
Review of grading
plans and
construction plans.
Public Works
Department –
Engineering
Division
Prior to issuance of
grading permits.
13
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
City Engineering Division.
G-10 To reduce the potential of the rise
in the groundwater, due to the
slow- down in mining dewatering
activity, the recommendations
contained in Mitigation Measures
G-5 through G-9 shall be
demonstrated on construction
design plans for review and
approval by the City Engineering
Division, prior to
issuance of grading permits.
Demonstrate
compliance with
Mitigation
Measures G-5
through G-9 on
grading plans and
construction
plans.
Review of grading
plans and
construction plans.
Public Works
Department –
Engineering
Division
Prior to issuance of
grading permits.
G-11 Prior to the approval of any Phased
Development Plan or Subdivision
Map as determined by the City
Engineer, the applicant shall
comply with the Landslide and
Potential Slope Instability
Recommendation contained in
the Geologic Constraints Study
for an Environmental Impact
Report (EIR) Submittal, Alberhill
Villages Specific Plan, 1,374±
Acres, West of Lake Street and
South of Temescal Canyon
Road, City of Lake Elsinore,
Riverside County,
California, by Petra Geotechnical
Inc. dated March 16, 2010.
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific
geotechnical
investigation with
incorporation of
any mitigation
measures into
individual project’s
conditions of
approval.
Review and
approval of project-
specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval
of discretionary
land use
applications.
4.2 Hazards and Hazardous Materials
14
HAZ-1 As part of the approval process Review of Phased Determination of Community Prior to approval of
15
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBL
E
MONITORING
PARTY
IMPLEMENTATION
TIMING
for a Phased Development
Plan, Subdivision Map, or
Design Review application,
projects shall be required to
demonstrate their avoidance
of significant impacts
associated with the use and
storage of hazardous
materials and disposal of
hazardous materials through
implementation of Policies
3.3 and 3.5 of the Hazards
and Hazardous materials
section of the Public Safety
and Welfare chapter of the
General Plan. (Ref. General
Plan EIR Mitigation Measure
MM
Hazards 1).
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
project’s avoidance
of significant
impacts associated
with the use and
storage of
hazardous
materials and
disposal of
hazardous
materials through
implementation of
Policies 3.3 and
3.5 of the Hazards
and Hazardous
materials section of
the Public Safety
and Welfare
chapter of the
General Plan.
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
16
HAZ-2 As part of the approval process
for a Phased Development Plan,
Subdivision, Map, or Design
Review application, projects
shall be required to demonstrate
their avoidance of significant
impacts associated with
exposure to hazardous materials
through implementation of the
following:
• Encourage the safe
disposal of hazardous
materials with
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
Determination of
project’s avoidance
of significant
impacts associated
with the use and
storage of
hazardous
materials.
Community
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
17
MITIGATION MEASURES IMPLEMENTATION
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County agencies to
protect the City against a
hazardous materials
incident.
• Evaluate new development
on or adjacent to the
Inland Empire Brine Line
requiring extensive
subsurface components
or containing sensitive
land uses such as
schools on a project-by -
project basis to
determine impacts if an
accident occurs.
Proposed development on or
adjacent to the Inland Empire
Brine Line shall be required to
avoid impacting the Brine Line,
identify and implement
implementing development
project-specific measures that
will mitigate any identified risk
related to proximity to the Brine
Line.
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
18
HAZ-3 As part of the approval process for
implementing development
projects including Phased
Development Plan, Subdivision,
Map, or Design Review
application, each
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
Determination of
project’s avoidance
of significant
impacts associated
with wildfire
hazards.
Community
Development
Department –
Planning
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
19
MITIGATION MEASURES IMPLEMENTATION
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implementing development
projects shall be required to
demonstrate their avoidance of
significant impacts associated
with wildfire hazards through the
following requirements which will
be implemented through the
conditions of approval for each
project:
• On-going brush clearance
and establish low fuel
landscaping policies to
reduce
combustibl
e vegetation along the
urban/wildland interface
boundary shall be
required.
• Fuel modification zones
around development shall
be established within high
hazard areas by thinning
or clearing
combustibl
e vegetation within a
minimum of 100 feet of
buildings and structures.
The fuel modification
zone size may be altered
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Community
Development
Department – Fire
Marshal
20
with the addition of fuel
resistant building
techniques. The fuel
modification zone may
be replanted with fire-
21
MITIGATION MEASURES IMPLEMENTATION
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resistant material for
aesthetics and erosion
control.
4.3 Hydrology and Water Quality
HY-1 Prior to issuance of grading permits,
the Project's applicant shall
obtain coverage under the
General Construction Permit.
The Project applicant/owner is
required to electronically file and
submit all Permit Registration
Documents (PRD's) into the
State Water Board's Stormwater
Multi- Application and Report
Tracking System (SMARTS)
web-site prior to the
commencement of construction.
PRD's consist of: 1) Notice of
Intent (NOI); 2) Risk Assessment;
3) Site Map; 4) Storm Water
Pollution Prevention Plan
(SWPPP); 5) Annual Fee - must
be mailed; and, 6) the
Signed
Certification Letter.
Preparation of
all NPDES-
required
documentation
Submittal of Permit
Documents to
City of Lake Elsinore
Engineering Division
Public Works
Department –
Engineering
Division
Regional
Water Quality
Control Board
Prior to issuance of
grading permits.
Prior to October 1
of each year
following issuance
of occupancy
permit.
22
HY-2 All drainage facilities constructed in
this Project shall conform to the
requirements and standards of
the Riverside County Flood
Control and Water Conservation
District and the
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications
during
Review and
approval of
tentative tract
maps, design
review applications
and
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
23
MITIGATION MEASURES IMPLEMENTATION
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City of Lake Elsinore Engineering
Division of the Public Works
Department.
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
construction plans. Review applications.
24
HY-3 Site specific drainage systems shall
be designed, as each planning
area or phase come on line. Each
implementing
developme
nt application shall be required to
provide all drainage
improvements necessary to serve
the implementing development
project. All drainage systems
shall conform to the adopted
Master Drainage Plan that covers
the Alberhill Villages Specific
Plan Project area. In the absence
of an applicable adopted Master
Drainage Plan, all drainage
facilities shall comply with City of
Lake Elsinore and Riverside
County Flood Control District
requirements.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
25
MITIGATION MEASURES IMPLEMENTATION
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MONITORING
METHOD
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PARTY
IMPLEMENTATION
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HY-4 Temescal Canyon Wash (Creek)
shall be preserved in or restored
to its natural condition retaining
its current flood capacity and flow
rate in order to maintain the
drainage’s function as a wildlife
corridor. In order to protect the
existing streambed of the
Temescal Canyon Wash (Creek),
an energy dissipating structure
shall be provided at the storm
drain system discharge point, if
necessary.
Erosion control devices shall also
be provided, if necessary.
Consistent with Mitigation
Measures BIO-4 and BIO-5,
implementing development
projects in the vicinity of
Temescal Canyon Wash (Creek)
shall be designed to locate
development away from the
Temescal Canyon Wash (Creek)
riparian/wildlife corridor to allow
sufficient wildlife movement and
access and to preserve its other
biological resources and habitat.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Community
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
26
HY-5 Prior to the issuance of grading
permits, the applicant shall
develop a Storm Water Pollution
Prevention Plan (SWPPP) and
Water Quality
Preparation of
all NPDES-
required
documentation
Review and
approval of
tentative tract
maps, design
review
applications and
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
27
MITIGATION MEASURES IMPLEMENTATION
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Management Plan (WQMP) that
emphasizes structural and non-
structural Best Management
Practices (BMPs), in compliance
with the Environmental
Protection Agency's (EPAs)
National Pollutant Discharge
Elimination System (NPDES)
program requirements. The
SWPPP indicates how
stormwater pollution will be
controlled only during, and plus
one year after construction.
Stormwater pollutants that may
be present at the Project include
the following:
• Sediment;
• Nutrients (fertilizers);
• Bacteria and Viruses;
• Organics;
• Oil and Grease;
• Heavy Metals;
• Toxic Chemicals; and,
• Floating Solids.
construction plans. Review applications.
28
HY-6 The Best Management Practices
(BMPs) shall be specified in the
Project Storm Water Pollution
Prevention Plan (SWPPP) and
Water Quality Management
Plan
(WQMP) to reduce the level of
pollutants entering the
Temescal
Preparation of
all NPDES-
required
documentation
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
29
MITIGATION MEASURES IMPLEMENTATION
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Canyon Wash (Creek) and any
other receiving waters to the
maximum extent feasible. In
addition to the list of BMPs
referenced within the required
SWPPP prepared for each
implementing development
project, the BMP’s may include
(but shall not be limited to) the
following:
• Site Stabilization to Limit
Sedimentation;
• Preservation of
Existing Vegetation;
• Seeding, Planting and
Mulching of Disturbed Areas;
• Dust Control;
• Construction
Road Stabilization;
• Stabilized
Construction Entrance;
• Outlet Protection;
• Temporary Debris Basins;
and,
• Sandbagging, Slit Fence,
Straw Waddles.
The Final WQMP for each implementing
development project shall specifically
identify pollution prevention, site-design,
30
source- control, and treatment-control
BMPs that shall
be used on site to control predictable
pollutant
31
MITIGATION MEASURES IMPLEMENTATION
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runoff in order to reduce impacts to
water quality to the maximum extent
practicable
HY-7 The site's SWPPP and WQMP shall
also specify BMPs for post
construction. Post construction
BMPs may be divided into two
categories, structural and non-
structural. In addition to the
addition to the list referenced
within the required SWPPP and
required WQMP prepared for
each implementing development
project, the non-structural BMP’s
may include (but shall not be
limited to) the following:
• Public
Education/Involvement;
• Housekeeping Practices;
• Catch Basin Stenciling;
• Street Cleaning; and,
• Storm Drain
System
Cleaning.
Preparation of
all NPDES-
required
documentation
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
HY-8 Structural BMPs shall be
incorporated into the design of
each Phased Development Plan
so that the community will
improve water
Incorporation of
structural BMPs
into the design of
each Phased
Development
Review and
approval of Phased
Development
Plans.
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans applications.
32
quality and potentially enhance
33
MITIGATION MEASURES IMPLEMENTATION
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wetland mitigation opportunities.
In addition to the list of BMP’s
referenced within the AVSP
WQMP (Appendix C of the DEIR)
the BMP’s may include (but shall
not be limited to) the following:
• Retention Basins;
• Grass-Lined Channels
and Swales;
• Detention Basins;
• Infiltration Trenches;
• Water Quality Inlets; and,
• Water Quality Basins.
Plan.
HY-9 On-site drainage shall be placed in
grass-lined channels and swales
wherever possible, taking
advantage of greenbelts within
the Project’s limits.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Community
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
34
measures into
individual
35
MITIGATION MEASURES IMPLEMENTATION
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project’s
conditions of
approval
HY‐10 Prior to final approval of street
improvement plans or any
required slope revetment plans,
the Project Proponent shall
provide evidence to the City of
Lake Elsinore that a Conditional
Letter of Map Revision (CLOMR)
has been issued by FEMA for the
Project. The grading plan shall
substantially conform to the
CLOMR.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Public Works
Department –
Engineering
Division
Prior to final
approval of street
improvement plans
or any required
slope revetment
plans
36
HY‐11 Prior to the first building permit
final inspection in area(s) subject
to the FEMA floodplain
designation, the Project
Proponent shall provide evidence
to the City of Lake Elsinore that a
Final Letter of Map Revision
(LOMR) has been issued by
FEMA verifying that flood
control measures have been
completed and the
residential
Submittal of
evidence that a
Final Letter Map
Revision has been
issued by FEMA.
Review and
approval of
submitted
documentation.
Public Works
Department –
Engineering
Division
Prior to issuance of
building permits.
37
MITIGATION MEASURES IMPLEMENTATION
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development areas are
permanently removed from the
FEMA floodplain designation (1
percent annual
chance of flooding).
4.4 Land Use and Planning
No mitigation measures required.
4.5 Aesthetics / Light & Glare
AES-1 During construction of
implementing development
projects, the construction
Project Manager shall ensure
that the appropriate screening
and visual buffers are provided
(such as temporary fencing with
opaque material), to screen on-
going construction activities
from residential land uses
developed within previous
phases.
Incorporation of
any appropriate
mitigation
measures into
implementing
individual
implementing
development
project’s
conditions of
approval
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
During
project
construction.
38
AES-2 Construction plans shall
delineate the required setback
for residential development
from all mining operations
according to Reclamation Plan
112 and the City’s Municipal
Code.
Incorporation of
setbacks into
construction plans
prepared for
implementing
development
project
applications.
Review of
construction plans.
Public Works
Department –
Engineering
Division
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
39
MITIGATION MEASURES IMPLEMENTATION
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PARTY
IMPLEMENTATION
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AES-3 Prior to issuance of building
permits for each implementing
development Project, the
applicant/developer of the
implementing development
Project shall submit a detailed
Landscape Plan, for review
approval by the City’s Planning
Division. The Landscape Plan
shall, at a minimum, address
special edge treatments for
adjacent off-site areas, and the
use of native vegetation.
Add condition of
approval to each
subdivision and
design review
application
requiring the
preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
AES-4 All landscaping shall be installed,
in accordance with Landscape
and Irrigation standards that are
part of the Specific Plan at the
time of approval of each
implementing project’s
Landscape Plan, and prior to
issuance of occupancy permits
for a particular phase or area.
Add condition of
approval to each
subdivision and
design review
application
requiring the
preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Site inspection
verifying
installation of
approved
landscaping and
irrigation.
Community
Development
Department –
Planning
Division
Community
Development
Department –
Planning
Division
Prior to issuance of
building permits
Prior to final
inspection or
issuance of
occupancy
permit.
40
AES-5 Landscaping shall be consistent
with the AVSP and any
supplemental Phased
Development Plan (PDP) and
Design Review (DR) in order to
strengthen the visual
cohesiveness of the
Add condition of
approval to each
subdivision and
design review
application
requiring
the preparation and
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning
Division
Prior to issuance of
building permits
41
MITIGATION MEASURES IMPLEMENTATION
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community and provide a
harmonious transition between
man-made features and the
natural features of the site.
submittal of
landscaping
and irrigation
plans.
AES-6 Concurrent with the submittal of
any detailed Landscape Plan
required pursuant to Mitigation
Measure AES-3,
above,
the
applicant/developer of the
implementing development
project shall submit a survey of
the native vegetation
community(ies) and associated
plant species located within the
region adjacent to the
implementing development
project and the AVSP that has
been prepared by a State-
licensed landscape architect,
qualified biologist or other
qualified specialist approved by
the Community Development
Director or designee. The survey
shall include a list of native plant
species that are compatible with
the identified native vegetation
community(ies). The required
Add condition of
approval to each
subdivision and
design review
application
requiring the
preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
42
detailed Landscape Plan shall
incorporate said identified native
plant species in order that
disturbed and un-landscaped
areas
43
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shall be replanted with native
plant materials that are
compatible with the existing
native vegetation of the
region.
AES-7 Removal of existing native trees
and vegetation along Temescal
Canyon Wash (Creek) shall be
prohibited during implementing
project construction and grading
except when necessary to
construct required hydrology or
road improvements. This shall be
accomplished by staking
sensitive habitat at the limits of
grading to avoid incidental
disruption. The implementing
project’s grading plan shall
clearly indicate permit limits and
areas to remain and to be
avoided. Tree removals shall be
mitigated with a ratio of 3 to 1
replacement.
The implementing
project’s grading
plan shall clearly
indicate permit
limits and areas to
remain and to be
avoided.
Review of grading
plans and site
inspection prior to
commencement of
vegetation
removal/ground
disturbance.
Community
Development –
Planning Division
Prior to issuance of
grading permits.
44
AES-8 Prior to approval of the Final Map,
Parcel Map, Design Review, or
Conditional Use Permit or
building permit (as applicable),
the implementing
development
project’s applicant/developer
shall annex the
implementing
development project into
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including the
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans.
Community
Development
Department –
Planning Division
& Administrative
Services
Department
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
45
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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 public right-of-way
landscaped areas and parks to
be maintained by the City and for
street lights in the public right-of-
way for which the City will pay for
electricity and a maintenance f ee
to Southern California Edison,
including 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
applicant/developer may
propose
alternative financing mechanisms
to fund the Maintenance
Services.
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
Administrative
Services
Department
Prior to issuance of
building permit.
46
AES-9 Prior to the approval of each
implementing commercial, multi-
family and
recreational
development project, the
applicant/developer shall submit
photometric lighting plans that
demonstrate that any lights used
to
Review of each
implementing
commercial, multi-
family and
recreational
development
project and the
incorporation
Review and
approval each
implementing
commercial, multi-
family and
recreational
development
project.
Community
Development
Department –
Planning
Division
Prior to approval
of each
implementing
commercial, multi-
family and
recreational
development
project
application.
47
MITIGATION MEASURES IMPLEMENTATION
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illuminate the parking areas,
driveways, and other exterior or
interior areas, shall be designed
and located so that direct lighting
is directed and confined to the
subject property. All outdoor light
fixtures, including but not limited
to street lights and operational,
signage, and landscape lighting
sources shall be shielded and
situated so as to not cause glare
or light spillage into adjacent
areas. Directional lighting shall
be a maximum intensity of one
foot-candle (1 lumen per
square
foot), or as otherwise necessary
for public safety.
of any appropriate
mitigation
measures into
individual
project’s
conditions of
approval
AES-10 Project design shall incorporate
additional techniques to reduce
light and glare, such as opaque
glass instead of reflective glass,
and earth tone building
materials in high visibility areas.
Review of each
implementing
development
project and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
Review and approval
each implementing
development project.
Community
Development
Department –
Planning
Division
Prior to approval
of each
implementing
development
project
application.
4.6 Population, Housing and Employment
48
No mitigation measures required.
4.7 Traffic and Circulation
49
MITIGATION MEASURES IMPLEMENTATION
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TC-0.5 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 to Indian
Truck Trail, Lake Street, and
Nichols Road 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, 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,
regional
road
improvements shall be
constructed
by the developer in exchange for
TUMF fee credits.
Project-specific
CEQA
environmental
analysis including
review and
approval of project-
specific Traffic
Impact Analysis
(TIA) with
incorporation of
any mitigation
measures into
individual project’s
conditions of
approval.
Review and
approval of project-
specific Traffic
Impact Analysis
(TIA).
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
50
TC-1 Prior to the issuance of a grading
and/or building permits for
development proposed by a
Phased Development Plan,
Subdivision Map, or Design
Review
Application, start of construction
of each phase of the Alberhill
Villages
Submittal of a
Construction
Management Plan
addressing traffic
control during project
construction.
Review and
approval of
Construction
Management Plan
Public Works
Department –
Engineering Division
Prior to the
issuance of
grading permits
and/or building
permits.
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Specific Plan Project, the
Applicant shall implement the
following measures documented
in a construction management
plan to be approved by the City
Engineer:
• Control for any street closure,
detour, or other disruption to
traffic circulation;
• Routes that construction
vehicles will utilize to access
the site;
• Hours of construction traffic
(not to occur during AM or PM
peak hour);
• Off-site vehicles staging and
parking areas;
• Proposed construction staging
plan for the Project;
• Posted information for contact
in case of emergency or
complaint; and,
• Hours of construction and
traffic control during
construction shall not interfere
with ingress/egress to and
from the residential,
commercial and other land
uses
from each phase built and to
52
be built-out.
TC-2 The Project shall participate in
the
phased construction of the on-
and off-site intersection
improvements
Payment of City of
Lake Elsinore fees,
Documentation
of payment of
fees.
Community
Development
Prior to issuance of
building permits
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through payment of City of Lake
Elsinore fees, and participation in
the Western Riverside County
Transportation Uniform Mitigation
Fees (TUMF) program.
Where required, improvements
are not covered by these
programs; mitigation shall be
implemented through a fair-share
contribution or as otherwise
determined by the City Engineer.
The improvements listed below
shall be in place prior to issuance
of the first building permit for each
phase.
• Horsethief Canyon Road at
Temescal Canyon Road
Install a traffic signal and
design for three-phase
operation with protective left-
turn phasing for westbound
left-turn movements on
Horsethief Canyon Road.
Widen and restripe Horsethief
Canyon Road to provide an
exclusive northbound free
right-turn lane. Widen and re-
stripe Temescal Canyon
Road to provide a 2nd
and participation in
the Western
Riverside County
Transportation
Uniform Mitigation
Fees (TUMF)
program.
Department –
Building Division
Administrative
Services
Department
and/or prior to
final inspection or
issuance of
occupancy
permits
54
and 3rd eastbound through
lanes, 2nd westbound
through
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lane and dual westbound left-
turn lanes.
• Lake Street at Temescal
Canyon Road
Widen and re-stripe Lake
Street to provide a 2nd
northbound left-turn lane, 3rd
northbound through lane and
a 3rd southbound through
lane. Modify existing planned
traffic signal.
• Lake Street at Nichols Road
Widen and re-stripe Lake
Street to provide an
exclusive northbound free
right-turn lane. Install a
westbound right-turn overlap
phase on Nichols Road.
Modify existing traffic signal.
• Terra Cotta Road at
Lakeshore Drive
Install a traffic signal and
design for eight-phase
operation with protective left-
turn phasing for all left-turn
movements on Terra Cotta
Road and Lakeshore Drive.
Widen and re- stripe Terra
Cotta Road to
provide an exclusive
56
northbound left-turn lane and
an
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exclusive southbound left-
turn lane. Widen and re-stripe
Lakeshore Drive to provide a
2nd eastbound through lane,
a 2nd westbound through
lane and an exclusive
westbound right-turn lane.
• I-15 Southbound
Ramps/Collier Avenue at
Nichols Road
Widen and re-stripe I-15
Southbound Ramps to
provide two (2) southbound
left-turns, one (1) southbound
through lane and one (1)
southbound free right-turn
lane. Widen and re-stripe
Collier Avenue to provide one
(1) northbound free right-turn
lane Widen and restripe
Nichols Road to provide a
2nd and 3rd eastbound
through lanes, an exclusive
eastbound right turn lane,
dual westbound left-turn
lanes, and a 2nd westbound
through lane. Modify General
Plan Buildout planned traffic
signal. It should be noted
58
that
this improvement is part of the
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proposed I-15/Nichols Road
Interchange
Improveme
nt Project.
• I-15 Northbound Ramps at
Nichols Road:
Widen and re-stripe I-15
Northbound Ramps to
provide two (2) northbound
left-turns and one (1)
northbound right- turn lane.
Widen and re-stripe Nichols
Road to provide a 2nd and 3rd
eastbound through lanes, and
a 2nd and 3rd westbound
through lanes. Modify
General Plan Buildout
planned traffic signal. It
should be noted that this
improvement is part of the
proposed I- 15/Nichols Road
Interchange Improvement
Project.
• Lincoln Street at A Street/E
Street
Widen and re-stripe Lincoln
Street to provide an exclusive
southbound right-turn lane.
60
Widen and re-stripe E Street
to provide a 2nd eastbound
left-
turn lane. Modify General
Plan
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Buildout planned traffic signal.
• Lake Street at A Street
Widen and re-stripe Lake
Street to provide a 3rd
northbound through lane, 3rd
southbound through lane and
an exclusive southbound
right-turn lane. Widen and
restripe A Street to provide a
2nd eastbound left- turn lane,
an exclusive eastbound right-
turn lane, and an exclusive
westbound right- turn lane.
Install a southbound right-turn
overlap phase on Lake
Street. Modify General Plan
Buildout planned traffic signal
and convert from five- phase
operation to eight-phase
operation. It should be noted
that this intersection is not
impacted but has been
improved due to other
recommended improvements
which affect the lane
geometry of this intersection.
4.8 Air Quality & Greenhouse Gas Analysis
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AQ-1 Construction activities may
cause NOx, ROG, PM-10 and
PM-2.5
emissions to substantially exceed
SCAQMD CEQA thresholds if
multiple activities/phases overlap
or are compressed into shorter
time- frames. Reasonable and
feasible mitigation cannot likely
reduce impacts to a less-than-
significant level.
Mitigation
during construction is
required to achieve a reduced
level of impact includes; the
contractor shall implement the
following measures:
Dust Control:
• Apply soil stabilizers according
to manufacturers’
specifications to inactive areas
(previously graded areas
inactive for ten days or more).
• Prepare a high wind dust
control plan and implement
plan elements and terminate
soil disturbance when winds
(as instantaneous gusts)
exceed 25 mph.
Submittal of a
Construction
Management Plan
which incorporate
all of the
appropriate air
quality mitigation
measures
Verify inclusion in
project
specifications,
site inspection
Construction
Manager During
project
construction
63
• Stabilize previously disturbed
areas if subsequent
construction is delayed.
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• Water actively graded surfaces
3 times per day.
• Cover all stock piles with tarps
if left undisturbed for more than
72 hours.
• Replace ground cover in
disturbed areas as soon as
feasible.
• Provide water spray during
loading and unloading of
earthen materials.
• Install wheel washers, shaker
plates and gravel where
vehicles enter and exit the
construction site onto paved
roads or wash off trucks and
any equipment leaving the site
each trip.
• All streets shall be swept at
least once a day using
SCAQMD Rule 1186 1186.1
certified street sweepers or
roadway washing trucks if
visible soil materials are carried
to adjacent streets
(recommend water sweepers
with reclaimed water).
• All trucks hauling dirt, sand, soil
or other loose materials are to
be covered.
65
• Appoint a construction
relations officer to act as a
community
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liaison concerning on-site
construction activity including
resolution of issues related to
PM10 generation.
• Diesel exhaust particulates and
NOx emissions may have a
significant impact during
construction because of the
size scope of the project.
Measures to reduce exhaust
emissions include:
Exhaust Emissions:
• Require 90-day low-NOx tune-
ups for off-road equipment.
• Limit allowable idling to 5
minutes for trucks and heavy
equipment.
• Utilize equipment whose
engines are equipped with
diesel oxidation catalysts or
equivalent technology.
• Utilize diesel particulate filters
or equivalent technology on
heavy equipment.
• All off-road diesel-powered
construction equipment greater
than 50 hp shall meet the
United States Environmental
Protection
67
Agency (US EPA)-Certified
Tier 3 emissions standards for
off-road
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diesel-powered
constructio
n equipment greater than 50
horsepower; until equipment
that meets Tier 4 emission
standards are available.
• All off-road diesel-powered
construction equipment greater
than 50 hp shall meet the Tier
4 emission standards, where
available.
• All construction equipment
shall be outfitted with BACT
devices certified by CARB. Any
emission control device used
by the contractor shall achieve
emission reductions that are no
less than what could be
achieved by a Level 3 diesel
emissions control strategy for
similarly sized engine as
defined by CARB regulations.
• Use 2010 and newer diesel
haul trucks (e.g., material
delivery trucks and soil
import/export) and if 2010
model year or newer diesel
trucks cannot be obtained, the
developer shall use trucks that
meet EPA 2007 model year
69
NOx emission requirements.
• A copy of each unit’s
certification shall be provided
at
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the time of mobilization and a
placard or other identification
shall be affixed to approved
equipment and haul trucks,
• Contractors using equipment
rated at less than Tier 4 shall
be provided with information on
the SCAQMD “SOON”
program of financial assistance
for accelerated equipment
clean-up.
• Configure construction parking
to minimize traffic interference.
• Use electricity from power
poles rather than temporary
diesel or gasoline power
generators over 49HP. If
generators are over 49HP, they
will have to comply with the Air
Quality Management District
rules.
• Provide temporary traffic
controls such as a flag person,
during all phases of
construction to maintain
smooth traffic flow.
• Schedule construction
activities that affect traffic flow
on the arterial system to off-
peak hours.
71
• Reroute construction trucks
away from congested streets or
sensitive receptor areas.
• Provide dedicated turn lanes
for
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movement of construction
trucks
and equipment on-site and
off- site.
73
AQ-2 Prior to the approval of each
implementing development
application, the applicant shall
provide an exhibit demonstrating
that the following measures
have been incorporated into the
overall AVSP design to reduce
reliance on the single occupancy
vehicle. These provisions shall
be made ‘Condition of Approval’
on implementing development
applications.
• Provide for increased
utilization of public transit by
providing a park-and-ride
facility and opportunities on-
site for the future shuttle link
to the planned Metrolink
station in Perris or downtown
Lake Elsinore. If the
Metrolink station in Perris or
downtown Lake Elsinore is
not implemented, the Project
would not be required to
provide the shuttle link on
the Project site.
• Provide one or more secure,
convenient bus stop locations,
including, where feasible,
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Determination of
project’s
incorporation of
measures that
reduce the
reliance on single-
occupancy
vehicles, as set
forth in Mitigation
Measure AQ-2.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
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seating, signage, shelters, and
trash receptacles.
• Provide safe, appropriately
lighted, and attractively
landscaped physical
linkages between land uses
that encourage bicycling and
walking as alternatives to
driving through the provision
of bike lanes and/or walking
paths.
• Off-street bicycle parking
shall be distributed
throughout the commercial
areas of the Alberhill
Villages Specific Plan and
placed conveniently near
building entrances without
obstructing
pedestrian
movement.
75
AQ-3 Prior to issuance of building
permit(s), the applicant shall
demonstrate that the following
measures to conserve energy
have been incorporated into
building design
• Submit plans
demonstrating that new
buildings, including but not
limited to residential,
commercial, and
educational
buildings, shall exceed
those California Title 24
energy
Incorporation of
energy
conservation
measures into
building plans.
Review of building
plans
Community
Development
Department –
Planning
Division
Community
Development
Department –
Building Division
Prior to issuance of
building permits
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efficiency requirements in
effect at the time of
building permit issuance
as required by the Climate
Action Plan in effect at the
time.
• Submit plans
demonstrating that the
new commercial buildings
shall include the following
green building design
features:
- Utilize Low-E
and ENERGY
STAR
windows where feasible;
- Install high-efficiency
lighting systems and
incorporate advanced
lighting controls, such
as auto shut-offs,
timers, and motion
sensors;
- Install high R-value
wall and ceiling
insulation; and,
- Incorporate use of
LED and/or
77
fluorescent lighting.
- Install electric car
charging stations
as
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preferred
parking spaces.
- Use light colored
“cool” roofs and cool
pavements.
• Require the use of only
ENERGY STAR qualified
heating, cooling, and
lighting devices and
appliances and
equipment.
• Implement passive solar
design strategies in new
construction. Examples of
passive solar strategies
include orienting building
to enhance sun access,
designing narrow
structures, and
incorporating skylights
and atria.
• Structures shall be
designed to support the
added loads of rooftop
solar systems and be
provided with
appropriate utility
connections for solar
79
panels, even if installation
of panels is not planned
during
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initial construction.
• All residential projects
shall incorporate the
following features:
- A minimum of one (1)
model home within
each phase of project
development shall be
include an electric car
charging station.
Electric car charging
stations shall be
offered as an available
option to the initial
purchaser(s) of each
single-family dwelling
unit.
- All multiple-family
residential projects
shall incorporate the
installation of electric
car charging stations
for the use of their
residents.
AQ-4 Prior to issuance of a building
permit(s), the applicant shall
demonstrate that the following
water and energy
conservation
Add condition of
approval to each
subdivision and
design review
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning
Division
Prior to issuance of
building permits
81
measures consistent with the City
of
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Lake Elsinore Municipal Code
have been incorporated into the
landscape plan:
• Participate in green waste
collection and recycling
programs for landscape
maintenance.
• Each
implementing development
project shall comply with the
water-efficient landscaping
and irrigation requirements
set forth in the Lake Elsinore
Municipal Code that are in
effect at the time of the
issuance of building permits
for that implementing
development project.
• Plant trees or vegetation to
shade buildings and thus
reduce
heating/cooling demand.
application
requiring the
preparation and
submittal of
landscaping and
irrigation plans
which incorporate
water and energy
conservation
measures
consistent with the
City of Lake
Elsinore Municipal
Code..
Site inspection
verifying
installation of
approved
landscaping and
irrigation.
Community
Development
Department –
Planning
Division
Prior to final
inspection or
issuance of
occupancy
permit.
AQ-5 Prior to the future approval of a
Phased Development Plan,
Subdivision Map, or Design
Review application by the City’s
decision- making authority,
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
Requiring review
and approval of all
Health Risk
Assessments
(HRAs) and
Community
Development
Department –
Planning
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
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applicants for any Localized
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proposed new development
which will result in sensitive
receptors being located within
1,000 feet of mining operations,
Interstate 215, or any other
potential Toxic Air Contaminant
(TAC) source shall conduct an
evaluation of human health risks
(Health Risk Assessment) and
Localized Significance Threshold
(LST) analysis to identify and
reduce any potential health risks
from construction and operation
impacts to sensitive receptors.
The HRA and LST analysis shall
be prepared in accordance with
policies and procedures of the
state Office of Environmental
Health Hazard Assessment
(OEHHA) and the South Coast
Air Quality Management District
(SCAQMD). Sensitive receptors
include residential, schools, day
care facilities, congregate care
facilities, hospitals, or other
places of long- term residency.
The thresholds to determine
exposure to substantial pollution
concentrations are: A
Maximum Individual Cancer Risk
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Significance
Threshold
(LST)
analyses.
Public Works
Department –
Engineering
Division
Review applications.
85
(MICR) of greater than ten (10)
in
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one million. For non-cancer risks,
the threshold is a hazard index
value greater than one (1). LST
thresholds shall be those
recommended by SCAQMD. If
the Health Risk Assessment or
LST analysis shows that the
incremental cancer risk exceeds
these standards, the HRA and/or
LST analysis shall be required to
identify and demonstrate that
mitigation measures are capable
of reducing potential cancer and
non-cancer risks to an
acceptable level. Measures to
reduce risk may include but are
not limited to:
• All off-road diesel-powered
construction equipment
greater than 50 hp shall meet
the United States
Environmental Protection
Agency (US EPA)-Certified
Tier 3 emissions standards
for off-road diesel-
powered construction
equipment greater than 50
horsepower; until equipment
that meets Tier 4 emission
standards are available.
87
• All off-road diesel-powered
construction equipment
greater
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than 50 hp shall meet the Tier
4 emission standards, where
available.
• All construction equipment
shall be outfitted with BACT
devices certified by CARB.
Any emission control device
used by the contractor shall
achieve emission reductions
that are no less than what
could be achieved by a Level
3 diesel emissions control
strategy for similarly sized
engine as defined by CARB
regulations.
• Use 2010 and newer diesel
haul trucks (e.g., material
delivery trucks and soil
import/export) and if 2010
model year or newer diesel
trucks cannot be obtained,
the developer shall use
trucks that meet EPA 2007
model year NOx emission
requirements.
• Air intakes located away from
high volume roadways and/or
truck loading zones.
• Heating, ventilation, and air
conditioning systems of
89
the
buildings provided with
appropriately sized
Maximum
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Efficiency Rating
Value (MERV)
filters.
Mitigation measures identified in
the HRA and LST analysis shall be
identified as mitigation measures in
the implementing development
project’s environmental document
and/or incorporated into the site
development plan as a component
of the proposed future project. The
air intake design and MERV filter
requirements shall be noted and/or
reflected on all building plans
submitted to the City and shall be
verified by the City of Lake Elsinore
Community
Developme
nt Department.
GHG-1: The following CAP measures as
binding and enforceable upon
implementing projects as
required by the CAP and shall
be verified by the City prior to
approval of implementing project
plans or prior to occupancy as
appropriate:
T -1.2: Pedestrian Infrastructure
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
Determination of
project’s
incorporation of
the CAP
measures
described in
Mitigation
Measure GHG-1.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
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• Implementing projects shall be
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required to provide sidewalks
along new and reconstructed
streets.
• Implementing projects
shall provide sidewalks or
paths to internally link all
uses in a project where
applicable.
• Implementing projects shall
provide connections to
neighborhood activity
centers, major
destinations, and transit
contiguous to site.
T -1.4: Bicycle Infrastructure
• Where applicable,
implementing projects shall
implement a network of
Class I, II and II 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. Where
applicable, the
implementing project shall
provide connections to the
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
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network identified in these
plans.
T -1.5: Bicycle Parking
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• New, non-residential
development that is
anticipated to generate
visitor traffic shall provide
permanently anchored
bicycle racks within 200
feet of the visitor entrance,
readily visible to passers -
by, for 5% of visitor
motorized vehicle parking
capacity, with a minimum
of one two-bike capacity
rack.
• For an implementing
project proposing a
building with over 10
tenant spaces, secure
bicycle parking for 5% of
tenant-occupied motorized
vehicle parking capacity,
with a minimum of one
space shall be provided.
T -2.1: Designated Parking for
Fuel- Efficient Vehicles
• A non-residential
implementing project shall
designate 10% of its total
parking spaces for “Clean
Air Vehicles.”
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E-1.1: Tree Planting
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• Implementing projects shall
provide a 15- gal non-
deciduous, umbrella-form
tree per 30 linear feet of
boundary length, near
buildings, or to shade
pavement in parking lots
and streets.
E-1.2: Cool Roof Requirements
• A non-residential
implementing project
shall use roofing
materials having solar
reflectance, thermal
emittance or Solar
Reflectance Index 3 per
CalGreen Tier 1 values.
E-1.3: Energy Efficient Building
Standards
• Implementing projects
shall achieve CalGreen
Tier 1 energy efficiency
standards.
E-3.2: Energy Efficient Street and
Traffic Signal Lights
• If an implementing project
involves the installation of
97
street or traffic signal
lights,
such lighting shall consist of
Low Emitting Diode (LED)
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lights.
E-4.1: Landscaping
• An implementing project
shall comply with the
City’s AB 1881
Landscaping Ordinance.
E-4.2: Indoor Water
Conservation Requirements
• Implementing projects
shall reduce indoor water
consumption by 30%,
consistent with CalGreen
Tier 1, Section
A5.303.2.3.1.
S-1.4: Construction and
Demolition Waste
Diversion
• An implementing project
accompanied by a waste
management plan shall
demonstrate how 65% of
the nonhazardous
construction and
demolition debris
generated at the site will be
recycled or salvaged.
99
GHG-2: Prior to the issuance of any
discretionary developments
for the AVSP (including
grading,
Review of Phased
Development Plans,
Subdivision Maps or
Review of CAP
Compliance
Document for
Community
Development
Department –
Prior to approval of
Phased
Development
Plans, Subdivision
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and/or similar) the Project
applicant shall submit a CAP
compliance document to the
Director of Community
Development. The Climate
Action Plan Compliance
Report has been prepared
and is located within Chapter
7 of the Alberhill Villages
Specific Plan.
• The auditing mechanism
for the CAP is discussed
further within Chapter 6.0,
subsection 6.2.2 -
Measure Implementation
and Performance. The City
staff shall evaluate
measures every five years,
identifying achievement of
the performance
indicators, participation
rates, implementation
costs, and community
benefits realized,
remaining barriers to
implementation, and
recommendations for
changes to the CAP.
- This evaluation may be
Design Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
compliance with
City of Lake
Elsinore Climate
Action Plan and
with Mitigation
Measure GHG-2.
Planning Division
Public Works
Department –
Engineering
Division
Maps or Design
Review
applications.
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submitted to the City
Council in conjunction
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with the General Plan
status report for that
year as required by
State Government
Code Section 65400.
- In addition, measure
review will include an
assessment of the
implementation of
applicable Scoping
Plan measures to
determine if
adjustments to the
CAP must be made to
account for any
shortfalls in Scoping
Plan implementation.
4.9 Noise
103
NSE-0.5 Prior to the future approval of a
Phased Development Plan,
Subdivision Map, or Design
Review application by the City’s
decision-making
authority
, applicants for any proposed
new development shall submit
a project-specific noise impact
analysis which evaluates
potential construction-related
noise impacts upon existing
surrounding land
uses and potential noise
impacts
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
Review and
approval of
project-specific
noise impact
analysis.
Community
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
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from existing and projected
surrounding land uses upon the
proposed project.
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
NSE-1 To reduce construction-related
noise, site preparation, grading
and construction activities shall
be limited to those hours as set
forth in noise control provisions of
the Lake Elsinore Municipal
Code.
Review of
construction plans
which shall include
applicable
construction noise
standards in
contractor
specifications.
On-site verification Construction
Manager
Community
Development
Department -
Building Division
During
project
construction.
NSE-2 All construction equipment, fixed
and mobile, shall be equipped
with properly operating and
maintained mufflers.
Review of
construction plans
which shall include
applicable
construction noise
standards in
contractor
specifications.
On-site verification Construction
Manager
Community
Development
Department -
Building Division
During
project
construction.
105
NSE-3 All stationary noise generating
construction equipment and any
construction staging areas shall
be located as far as practical from
existing residences. If impulsive
noise generation, such as
pile
driving or jack-hammers, is
Review of
construction plans
which shall include
applicable
construction noise
standards in
On-site verification Construction
Manager
Community
Development
Department -
During
project
construction.
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necessary close to noise-
sensitive users, activity
scheduling to minimize off-site
impacts, or erection of temporary
barriers shall be necessary as
determined by the Project
specific noise study that verifies
compliance with City noise
standards.
contractor
specifications.
Building Division
107
NSE-4 As part of an application for a
Phased Development Plan,
Subdivision Map, or Design
Review application, a noise study
shall be submitted that evaluates
existing and projected noise
levels affecting the implementing
development proposal. Design
features that may be
incorporated within an
implementing project may include
setbacks from the roadway or
noise attenuation that will reduce
noise levels to acceptable
standards. An exterior level of 60
dB CNEL in usable outdoor
space shall be the noise
exposure goal for such maximally
noise-sensitive uses. If such a
level is not attainable with
reasonably available noise
control measures, the General
Plan finds levels up to 65 dB
CNEL are
acceptable.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Review and
approval of
project-specific
noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
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In the event that patios and
balconies are determined to
occur within the 65 dBA noise
contour, noise attenuation shall
be required to reduce noise
levels to 65 dBA CNEL or lower.
This may include the use of
architectural treatments, barriers,
or other noise attenuating
measures. Project specific
mitigation measures shall provide
sound level reductions so that
future uses within the AVSP area
are consistent with the CNEL
levels identified in the Lake
Elsinore General Plan and
Lake Elsinore
Municipal Code.
109
NSE-5 Prior to the issuance of building
permits, the applicant shall
submit a detailed
acoustical
study
demonstrating that all the
structures will meet applicable
City interior noise levels and
exterior living area noise levels,
in accordance with applicable
noise standards and zoning
regulations.
a. The study shall be prepared by
a City-approved acoustical
expert, to the satisfaction
of the
Community Development
Submittal of
detailed acoustical
study
demonstrative that
all structures will
meet City’s noise
standards
Review and
approval of
project-specific
noise impact
analysis.
Community
Development
Department –
Planning
Division
Public Works
Department –
Engineering
Division
Prior to issuance of
building permits.
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Director; and,
b. The study shall document
projected ultimate noise
exposure for interior office,
retail and residential space
and shall demonstrate that the
AVSP design plans have
incorporated adequate sound
attenuation measures to
achieve the
applicable noise standards.
NSE-6 Prior to the issuance of any
building permits for residential
uses, the applicant shall
incorporate appropriate buffering
and/or sound attenuation in the
building siting and designs to
limit potential incompatibilities
with the nearby land uses. Noise
levels for the residential units
shall be reduced to
65 dBA for exterior noise levels
and 45 dBA for interior noise
levels.
Incorporation of
any appropriate
mitigation
measures into
implementing
individual
implementing
development
project’s
conditions of
approval
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
Prior to issuance of
building permits.
111
NSE-7 Prior to the issuance of building
permits for commercial uses, the
Project shall incorporate
measures to minimize hours of
operation and reduce exterior
noise levels resulting from
potential noise source locations,
such as loading docks,
speakerphones, music/live
entertainment, to 65 dBA CNEL
Incorporation of
any appropriate
mitigation
measures into
implementing
individual
implementing
development
project’s
conditions
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning
Division
Prior to issuance of
building permits.
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from 7 a.m. to 10 p.m. and 60
dBA from 10 p.m. to 7 a.m. These
measures shall be implemented
to the satisfaction of the
Community
Development Director or
modified for special events.
of approval
NSE-8 AVSP residential development
planned for within 4,800 feet of
nocturnal Pacific Aggregates
rock crushing operations shall be
approved only if it can be
demonstrated that the nocturnal
City of Lake Elsinore Zoning
Ordinance standard of 40 dB
(L50) will not be exceeded at any
single family residence. If future
crushing activities are restricted
to 7 a.m. to 10 p.m., this condition
shall apply to proposed
residential uses within 2,400 feet
of crusher locations.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Review of project-
specific noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
113
NSE-9 Projects that have a potential to
generate construction-
related groundborne vibration
(e.g., use of pile drivers, rock
drills, and pavement breakers),
the City shall require the project
applicant to
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
Review of
construction-
related vibration
mitigation plan.
Community
Development
Department –
Planning Division
Public Works
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
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submit a construction-related
vibration mitigation plan to the
City prior for review and approval.
The mitigation plan shall depict
the location of the construction
equipment and activities and how
the vibration from this equipment
and activity would be mitigated
during construction of the project.
The City shall require binding
mitigation measures
implementing
the approved mitigation plan.
review process,
including project-
specific CEQA
groundbourne
vibration analysis
and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
Department –
Engineering
Division
NSE-10 For projects proposing new
sensitive receptor uses in the
vicinity of mining activities, the
City shall require the project
applicant to demonstrate the new
use’s compliance with City noise
standards. Where project-
specific analysis determines
there is a potential for significant
vibration- related impacts, the
City shall require binding
mitigation measures that will
reduce the vibration received to
acceptable levels.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s development
review process,
including project-
specific CEQA
groundbourne
vibration analysis
and the
incorporation of
any appropriate
mitigation
measures into
Review of
construction-
related vibration
mitigation plan.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
115
individual project’s
conditions of
approval.
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4.10 Public Services and Utilities
PU-1 Prior to approval of a Phased
Development Plan (PDP) and
prior to approval of implementing
development projects for
residential, commercial, mixed-
use, or institutional development,
the City shall require verification
from the Elsinore Valley
Municipal Water District that
adequate wastewater treatment
facilities and treatment capacity
exists to serve the proposed
development.
Review of Phased
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific
determination that
adequate
wastewater
treatment facilities
and treatment
capacity exists to
serve the
proposed
development.
Require
verification from
the Elsinore Valley
Municipal Water
District that
adequate
wastewater
treatment facilities
and treatment
capacity exists to
serve the
proposed
development.
Community
Development
Department –
Planning Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
4.11 Biological Resources/Jurisdictional Waters
117
BIO-1: A pre-construction survey for
resident burrowing owls will be
conducted by a qualified biologist
within 30 days prior to
commencement of grading and
construction activities within
those portions of the Project site
containing suitable burrowing owl
habitat. If ground disturbing
activities in these areas are
delayed
Submittal of a pre-
construction
burrowing owl
survey conducted
in accordance with
the 2012 CDFW
Staff Report on
Burrowing Owl
Mitigation.
Review and
approval of pre-
construction
burrowing owl
survey.
Community
Development
Department –
Planning
Division
Within 30 days prior
to any ground-
disturbing activities.
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or suspended for more than 30
days after the preconstruction
survey, the area shall be
resurveyed for owls during the 30
days preceding the revised
ground-disturbance date.
The pre-construction survey will
be conducted in accordance with
the 2012 CDFW Staff Report on
Burrowing Owl Mitigation.
If occupied burrowing owl tunnels
are identified on-site during the
pre- construction survey,
construction may proceed if a 50-
foot avoidance buffer can be
established around the affected
owl tunnel entrances (no ground
disturbance, equipment laydown
or storage, or parking inside the
buffer). The owls and worker
compliance with the buffer shall
be monitored daily by a qualified
biologist until construction and all
other ground-disturbance
activities in the vicinity have
ceased.
If the Project cannot avoid an
If occupied
burrowing owl
tunnels are
identified on-site
during the pre-
construction
survey, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-1.
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
119
occupied burrow (resulting in the
possibility of taking owls
through
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entombing or crushing them in
their burrows, or evicting them to
be eaten by raptors or other
predatory birds), relocation will
be necessary to avoid
unauthorized take of this
declining species. The Project
shall notify the Wildlife Agencies
(CFWS and USFWS) within 3
business days of detecting the
occupied burrow, and shall
prepare a Burrowing Owl
Relocation Plan for approval by
the Wildlife Agencies.
BIO-2: No new clearing, grubbing, grading
or other ground-disturbance
activities shall occur on each
implementing development
Project site until the following
requirements have been met for
the California gnatcatcher
(Polioptila califorrnica
californica):
Presence/absence surveys shall
be conducted within the footprint
where new clearing grubbing,
grading or other ground-
disturbance activities is
proposed. Said surveys shall also
Submittal of a
presence/absenc
e survey for the
California
gnatcatcher
(Polioptila
califorrnica
californica) in
accordance with
the requirements
of Mitigation
Measure Bio-2.
Review and
approval of
presence/absence
survey for the
California
gnatcatcher.
Community
Development
Department –
Planning
Division
Within 30 days prior
to any ground-
disturbing activities.
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include all land within 500 feet of
the ground-disturbance
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footprint.
If surveys document absence of
CAGN no additional avoidance or
minimization measures are
required. Surveys in which the
species is not detected are
considered valid for one year.
New surveys shall be conducted
on any previously surveyed areas
where clearing, grubbing,
grading or other ground-
disturbance activities are not
commenced within one year and
whenever new areas are
proposed for ground-disturbance
activities.
If surveys document the
presence of California
gnatcatcher (CAGN), impacts to
CAGN would be mitigated below
the level of significance when
occupied coastal sage scrub is
fenced and direct impacts are
avoided and construction within
500 feet of occupied habitat
occurs only between September
1 and January
31 to avoid indirect impacts to
nesting CAGN. If avoidance is
If surveys
document the
presence of
California
gnatcatcher
(CAGN), the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-2.
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
123
not feasible a Section 7
Consultation or Section 10
Incidental Take Permit
shall be initiated by the Project
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applicant with the USFWS and
mitigation measures to avoid or
minimize adverse Project effects
to CAGN, as identified by the
USFWS shall be implemented.
Potential impacts will be reduced
to below the level of significance
through implementation of one or
more of the following measures,
which individually or in
combination will reduce potential
impacts to below the level of
significance: 1) avoidance; 2)
minimization of impacts; 3)
acquisition and set aside of
similar CAGN habitat either on-
site or off-site at a 1to 1 ratio;
and,
4) the purchase of off-site
compensation land.
125
BIO-3 Should construction of implementing
development projects occur during
the breeding season for the least
Bell’s vireo (LBV), southwestern
willow flycatcher (SWWF) or other
riparian- obligate birds (March 15
through September 15), protocol-
level surveys shall be conducted
prior to construction; or presence
can be assumed. If surveys
document the
presence of LBV, SWWF or other
riparian-obligate birds, impacts
to
Submittal of
protocol-level
surveys for least
Bell’s vireo (LBV),
southwestern
willow flycatcher
(SWWF) or other
riparian-
obligate birds (March
15 through
September 15), in
accordance with the
requirements of
Review and
approval of
protocol-level
surveys for least
Bell’s vireo (LBV),
southwestern
willow flycatcher
(SWWF) or other
riparian- obligate
birds.
Community
Development
Department –
Planning
Division
During the
breeding season
for the least Bell’s
vireo (LBV),
southwestern
willow flycatcher
(SWWF) or other
riparian- obligate
birds (March 15
through
September 15),
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LBV, SWWF or other riparian-
obligate birds would be mitigated
below the level of significance
when occupied riparian
forest/woodland/ scrub is fenced
and direct impacts are avoided and
construction within 500 feet of
occupied habitat occurs only
between September 15th and
March 15th to avoid indirect
impacts to nesting riparian-obligate
birds. If avoidance is not feasible, a
temporary noise barrier shall be
used during construction, at t he
appropriate location(s), in
coordination with CDFW and the
USFWS. The noise barrier shall
attenuate noise levels to
60 dBA or less, at the edge of
breeding habitat. If surveys indicate
that these species are not present,
this measure will not be required.
Additional or alternative measures
to avoid or minimize adverse
project effects to LBV, SWWF or
other riparian-obligate birds, as
identified by the USFWS in Section
7 or Section 10 Consultation and
CDFW, shall be implemented.
However, if all avoidance measures
Mitigation
Measure Bio-3.
If surveys
document the
presence of LBV,
SWWF or other
riparian-obligate
birds, impacts to
LBV, SWWF or
other riparian-
obligate birds, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-3.
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
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cannot be implemented such that
“take” of LBV
and SWWF is avoided, Take
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Authorization from USFWS through
Final Biological Opinion and
Incidental Take Statement and
from CDFW through issuance of a
California Endangered Species Act
Incidental Take Permit or
compliance with Fish and Game
Code Section 2080.1 will be
obtained.
BIO-4 Individual environmental review
conducted for future AVSP
implementing development
projects will be required to identify
any impacts on riparian areas and
wetlands and, in consultation with
the appropriate resource agencies
and applicable regional plans,
must ensure incorporation of
adequate mitigation to preserve
the viability of these important
biological resources.
Prior to issuance of a grading
permit(s) for areas within the
AVSP that contain riparian/riverine
habitat, the applicant shall
implement one or more of the
following measures to mitigate for
impact to riparian/riverine that
individually or in combination will
Project-specific
CEQA
environmental
analysis including
review and
approval of a
project-specific
analysis that
identifies any
impacts on riparian
areas and wetlands
impacts, and, in
consultation with
the appropriate
resource agencies
and applicable
regional plans,
incorporation of
any mitigation
measures into
individual project’s
Compliance
with project-
specific
conditions of
approval.
Community
Development
Department –
Planning Division
Prior to approval
of discretionary
land use
applications.
129
reduce potential
impacts to below the level of
conditions of
approval.
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significance, subject to regulatory
agency (U.S. Army Corps of
Engineers (ACOE), California
Regional Water Control Board
(CRWQCB) and California
Department of Fish and Wildlife
(CDFW)) approval:
• Avoidance of on-site
riparian/riverine habitat;
• Enhancement of other AVSP
on-site riparian/riverine
habitat;
• Restoration of on-site
riparian/riverine
habitat following ground-
disturbance activities; or,
• On-site or off-site mitigation
of residual impacts to
riparian/riverine habitat at no
less than 1:1 replacement to
impact ratio, or such other
ratio as required by the
regulatory agency, whichever
is greater. Off-site
replacement shall include the
purchase of mitigation credits
at an agency- approved off-
site mitigation
131
bank or payment into an in-
lieu fee agreement, such as
the San
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Jacinto River invasive
removal project through
Santa Ana Watershed
Authority.
BIO-5 Prior to issuance of a grading
permit for any implementing
development proposal that
contains potential “waters of the
U.S.” and/or “waters of the State”,
a formal jurisdictional delineation
of the subject property
documenting all drainages
including ephemeral drainages
shall be completed. Potential
impacts to any “waters of the
U.S.” and “waters of the State”
will be reduced to below the level
of significance through
implementation of one or more of
the following measures, that
individually or in combination will
reduce potential impacts to below
the level of significance, subject
to
U.S. Army Corps of Engineers
(ACOE) and California
Department of Fish and Wildlife
(CDFW) approval through the
Section 404 and Section 1600
Streambed Alteration Agreement
Project-specific
CEQA
environmental
analysis including
review and
approval of a
project-specific
analysis that
identifies any
impacts on riparian
areas and wetlands
impacts, and, in
consultation with
the appropriate
resource agencies
and applicable
regional plans,
incorporation of
any mitigation
measures into
individual project’s
conditions of
approval.
Compliance
with project-
specific
conditions of
approval.
Community
Development
Department –
Planning Division
Prior to approval
of discretionary
land use
applications.
133
permitting process:
• Avoidance of on-site
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jurisdictional features;
• Enhancement of avoided on-
site drainages;
• Restoration of on-site riparian
habitat following ground-
disturbance activities; or,
• On-site or off-site mitigation
of residual impacts to
jurisdictional areas at a 1:1
ratio, or such other ratio as
negotiated between the
applicant, the U.S. Army
Corps of Engineers (ACOE),
California Regional Water
Quality Control Board
(CRWQCB) and the
California Department of Fish
and Wildlife (CDFW) during
the Section
404/401/1602 permitting
process.
BIO-6 In order to avoid violation of the
Migratory Bird Treaty Act (MBTA)
and the California Fish and Game
Code ground-disturbance
activities including the removal of
trees and vegetation shall be
avoided, to the greatest extent
possible, during the nesting
Construction of
individual
development
projects to avoid
nesting season or
qualified biologist
to prepare
surveys for nesting
Verify inclusion in
project
specifications,
site inspection
prior to
commencement
of vegetation
removal/ground
Community
Development
Department –
Planning
Division
Prior to
construction and
during construction.
During the nesting
bird season
(February 1
through August 31).
135
season (generally February birds and ensure that
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1 to August 31) of potentially
occurring native and migratory
bird species.
If site-preparation activities are
proposed during
the
nesting/breeding season
(February 1 to August 31), a pre-
activity field survey shall be
conducted by a qualified biologist
prior to the issuance of grading
permits, to determine if active
nests of species protected by the
MBTA or the California Fish and
Game Code are present in the
construction zone.
If active nests are not located
within the Project area and
appropriate buffer (500 feet) of an
active listed species or raptor
nest, 300 feet of other sensitive or
protected bird nests (non-listed),
or within 100 feet of sensitive or
protected songbird nests), earth-
moving activities may be
conducted during the
nesting/breeding season.
However, if active nests are
nesting birds are
avoided during
construction.
disturbance.
137
located during the pre-activity
field survey, no grading or heavy
equipment activity shall
take place within at least 500 feet
of
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an active listed species or raptor
nest, 300 feet of other sensitive or
protected (under MBTA or
California Fish and Game Code)
bird nests (non-listed), or
within
100 feet of sensitive or
protected
songbird nests until the nest is no
longer active.
139
BIO-7 Though the Stephens’ kangaroo
rat was not found on-site,
suitable habitat, however, exists
on-site within the ruderal/non-
native grassland and disturbed
sage scrub habitats located on-
site. The Project Site is located in
the Stephens’ Kangaroo Rat Fee
Assessment Area (Riverside
County Ordinance 663.10). To
reduce potential impacts to the
Stephen’s kangaroo rat, and in
accordance with Riverside
County Ordinance 663.10, a
Stephens’ Kangaroo Rat
Mitigation Fee payment of
$500.00 per gross developed
acre is required – paid to the
Riverside County SKR Habitat
Conservation Plan Fees. The
mitigation fee shall be required
prior to the issuance of a grading
permit. If a deferral
agreement
instrument is recorded by the
Payment of
Stephens’
kangaroo rat
Habitat
Conservation
Plan (SKR HCP)
development
impact fee.
Verification of
payment of the SKR
HCP development
mitigation fee.
Public Works
Department –
Engineering
Division
Prior to issuance of
grading permits.
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Applicant, the fee may be
deferred to the issuance of the
first building permit within the
development. Fee amounts are
determined by Riverside County
Transportation and Land
Management Agency (TLMA)
Building & Safety and Planning
Land Use staff and can be paid at
any TLMA Permit Assistance
Center.
The rosy boa, designated as a
CDFW California Species of
Concern, were not found onsite
during the 14 days of general and
focused biological surveys and
site reconnaissance, even
though suitable habitat was
present. The rosy boa is
generally sparsely distributed in
rocky chaparral and coastal sage
scrub habitats, and has a high
potential to occur within these
habitats. Additional surveys are
to be conducted before grading is
permitted, and if found, the rosy
boa will be relocated to habitat
suitable areas outside the
development area.
Submittal of a
presence/absence
survey for the rosy
boa by a qualified
biologist in
accordance with
established survey
protocol.
Submittal of a
Review and
approval of
presence/absence
survey for the rosy
boa.
Community
Development
Department –
Planning
Division
Prior to approval of
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
141
In addition, the fairy shrimp, also
Review and approval Community
Prior to approval of
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not found during the 14 days of
general and focused biological
surveys and site reconnaissance,
may have a potential for
existence due to the presence of
numerous seasonal pools
observed on-site. A
presence/absence survey shall
be
conducted prior to any on-site
grading.
presence/absence
survey for the fairy
shrimp prepared by
a qualified biologist
in accordance with
established survey
protocol.
of
presence/absenc
e survey for the
fairy shrimp.
Development
Department –
Planning
Division
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications
143
BIO-8 The Applicant shall be responsible
for implementing mitigation to
reduce potential impacts to two
species of native trees that were
located on-site: the southern coast
live oak riparian forest located in
the northwest corner of the Site
that includes coast live oak
(Quercus agrifolia) and the arroyo
willow (Salix lasiolepis). The oak
trees and willows are large,
mature, and in good health. If oak
trees will be impacted, the
developer shall mitigate the loss
at a 12:1 replacement with 1-
gallon trees, or shall relocate the
native oak trees.
Identification of
coast live oak
(Quercus
agrifolia) and the
arroyo willow
(Salix lasiolepis)
on tentative tract
map exhibits,
design review
exhibits and
construction
plans.
The implementing
project’s grading
plan shall clearly
indicate existing
oak trees and
areas to remain
and to be avoided.
Review and
approval of
tentative tract
maps, design
review applications
and construction
plans
Review of grading
plans and site
inspection prior to
commencement of
vegetation
removal/ground
disturbance.
Community
Development –
Planning
Division
Community
Development –
Planning
Division
Prior to
implementing
development
project approval.
Prior to issuance of
grading permits.
BIO-9 Prior to the future approval of
a Review of Phased Review of site- Community Prior to approval of
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Phased Development Plan,
Subdivision Map, or Design
Review application by the City’s
decision- making authority,
applicants for any proposed new
implementing development shall
submit a current site-specific
biological survey prepared by a
qualified biologist which evaluates
the potential construction-related
noise impacts upon wildlife. If
biological survey determines that
construction-related noise
mitigation is necessary; prior to the
commencement of construction
activity, a temporary sound wall
shall be erected adjacent to
construction between the
implementing development’s
footprint and any impacted wildlife
resources to ensure that wildlife
are not subject to noise that would
exceed residential noise
standards (65 dBA) or ambient
noise levels at 65 dBA (whichever
is higher). Once construction is
completed, the temporary sound
wall shall be removed.
Development
Plans, Subdivision
Maps or Design
Review
applications during
City’s
development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval.
specific biological
surveys and
implementation of
mitigation in
accordance with
Mitigation
Measure Bio-9
through the
implementing
development
project’s
conditions of
approval.
Development
Department –
Planning
Division
Phased
Development
Plans, Subdivision
Maps or Design
Review
applications.
145
BIO-10 Any loading docks proposed
for
construction located adjacent to
the Critical Habitat Areas
shall be
Review of each
implementing
Review and approval
each implementing
Community
Development
Department –
Prior to approval of
each implementing
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designed and operated to
maintain noise levels at 65 dBA
or ambient noise levels
(whichever is higher).
commercial, multi-
family and
recreational
development
project and the
incorporation of
any appropriate
mitigation
measures into
individual project’s
conditions of
approval
commercial, multi-
family and
recreational
development
project.
Planning Division commercial, multi-
family and
recreational
development
project
application.
147
BIO-11 Prior to grading each phase of the
development, a Quino
Checkerspot Butterfly (QCB)
habitat assessment, followed by
presence/absence surveys in
accordance with USFWS survey
protocol, if habitat is present, as
determined by a qualified
biologist for areas where suitable
habitat is identified shall be
completed as follows:
At least one year prior to
ground- disturbing activities, a
habitat assessment for the
QCB in the proposed grading
area will be performed. If
suitable habitat is identified, a
presence/absence survey will
be conducted in accordance
with USFWS survey
protocol. If QCB are not
Submittal of a
presence/absence
survey for the
Quino
Checkerspot
Butterfly (QCB)
habitat
assessment,
followed by
presence/absence
surveys in
accordance with
USFWS survey
protocol, if habitat
is present, as
determined by a
qualified biologist.
Review and
approval of
presence/absence
survey for the
Quino Checkerspot
Butterfly (QCB)
Community
Development
Department –
Planning
Division
A minimum of 1 year
prior to any ground-
disturbing activities.
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detected, no additional
avoidance or minimization is
required.
If surveys document the
presence of QCB, impacts shall
be mitigated to below a level of
significance through onsite
avoidance or through mitigation
consisting of onsite or offsite
preservation. If avoidance is
not feasible, a Section 7
Consultation or Section 10
Incidental Take Permit shall be
initiated by the applicant with
USFWS and mitigation
measures to avoid or minimize
impacts will be implemented in
coordination with the USFWS.
If surveys
document the
presence of Quino
Checkerspot
Butterfly (QCB),
the developer
shall comply with
all requirements
set forth in
Mitigation
Measure BIO-11.
Verification through
documentation of
avoidance
procedures or of
receipt of Section 7
Consultation or
Section 10
Incidental Take
Permit.
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
BIO-12: A pre-construction coast horned
lizard survey shall be conducted
within 30 days prior to the start
of construction/ground
disturbing activities or
vegetation removal, a coast
horned lizard (CHL) shall be
conducted by a qualified
biologist to determine if the
Coast Horned Lizard is
present. If surveys
Submittal of a
presence/absence
survey for the coast
horned lizard (CHL)
habitat
assessment,
USFWS survey
protocol, by a
qualified biologist.
Review and
approval of
presence/absence
survey for the coast
horned lizard (CHL)
Community
Development
Department –
Planning
Division
Within 30 days prior
to any ground-
disturbing activities.
149
document the presence of CHL,
impacts shall be mitigated to
below
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a level of significance through
onsite avoidance or through
mitigation
Implementation of one or more
of the following measures that
individually or in combination will
reduce potential impacts to
below the level of significance,
subject to
U.S. Fish and Wildlife Service
(USFWS) and California
Department of Fish and Wildlife
(CDFW) approval:
• Avoidance of on-site CHL
habitat;
• Preservation of other AVSP
on-site CHL habitat and
the relocation of CHL
individuals from the
impacted habitat to the
preserved on-site habitat;
• The placement of an
equivalent number of
habitat acres occupied by
CHL into permanent
conservation.
If surveys
document the
presence of coast
horned lizard
(CHL), the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-12.
Verification through
documentation of
avoidance
procedures or of
receipt of U.S. Fish
and Wildlife
Service (USFWS)
and California
Department of Fish
and Wildlife
(CDFW) approval.
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
151
If CHL are not detected, no
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additional avoidance or
minimization is required.
BIO-13 During the biological surveys
required by Mitigation Measure
BIO-14, a qualified biologist
shall survey the implementing
development project site for
Coulter’s Matilija poppy. If
Coulter’s Matilija poppy is found
on site, all native plant
nurseries in southern California
(Riverside, Los Angeles,
Orange and San Diego
Counties) will be notified by
certified mail of the pending
elimination of these plants by
the Project and shall be given
the opportunity to salvage the
plants or seeds (on a first-
come, first- served basis) prior
to the commencement of
vegetation clearing or other
ground- disturbing activities.
Submittal of a
presence/absence
survey for the
Coulter’s Matilija
poppy, by a
qualified
biologist/botanist.
If surveys
document the
presence of
Coulter’s Matilija
poppy, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-13.
Review and
approval of
presence/absence
survey for the
Coulter’s Matilija
poppy.
Verification through
provision of copies
of certified mail to
all native plant
nurseries in
southern California
(Riverside, Los
Angeles, Orange
and San Diego
Counties) and any
responses thereto.
Community
Development
Department –
Planning
Division
Community
Development
Department –
Planning
Division
Prior to any ground-
disturbing activities.
Prior to any
ground-
disturbance
activities
BIO-14: Prior to the grading of each
phase, an updated vegetation
map will be prepared to
determine the extent of the
willow riparian, coast live
Submittal of an
updated vegetation
map will be
prepared to
determine the
Review and
approval of
presence/absence
survey for the
Quino Checkerspot
Community
Development
Department –
Planning
Division
Prior to any ground-
disturbing activities.
153
oak riparian, coastal sage
scrub
extent of the willow Butterfly (QCB)
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and alluvial fan scrub within the
subject phase; and the amount
of these special-status habitats
that will be removed as a result
of implementing
developme
nt projects. The extent and
quality of coastal sage scrub
and alluvial fan scrub will be
determined by a qualified
biologist. If the presence of said
habitat is identified and will be
removed as a result of
implementing
developme
nt projects, mitigation of the
willow riparian, coast live oak
riparian coastal sage scrub
and/or alluvial fan scrub will be
determined through a Section 7
Consultation or Section 10
Permit.
Implementation of one or more
of the following measures that
individually or in combination
will reduce potential impacts to
below the level of significance,
subject to U.S. Fish and Wildlife
Service (USFWS) and
riparian, coast live
oak riparian,
coastal sage scrub
and alluvial fan
scrub within the
subject phase; and
the amount of
these special-
status habitats that
will be removed as
a result of
implementing
development
projects.
If the presence of
said habitat is
identified and will
be removed as a
result of
implementing
development
projects,, the
developer shall
comply with all
Verification through
documentation of
avoidance
procedures or of
receipt of Section 7
Consultation or
Section 10
Incidental Take
Permit.
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
155
California Department of Fish
and Wildlife (CDFW) approval:
• Avoidance of on-site
willow
requirements set
forth in Mitigation
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riparian, coast live oak
riparian coastal sage scrub
and alluvial fan scrub
habitat;
• Preservation of other AVSP
on-site willow riparian,
coast live oak riparian,
coastal sage scrub and
alluvial fan scrub habitat at
no less than a 1:1 ratio, or
such other ratio as required
by the USFWS and CDFW,
whichever is greater;
• The permanent
preservation of off-site
willow riparian, coast live
oak riparian, coastal sage
scrub and alluvial fan
habitat at no less than a 1:1
ratio, or such other ratio
as
required by the USFWS and
CDFW, whichever is
greater.
Measure BIO-14.
157
BIO-15 During the biological surveys
required by Mitigation Measure
BIO-14, a qualified biologist shall
survey the implementing
development project site for
Special Status Plants, including
but not limited to, Parry’s
spineflower, paniculate tarplant,
and graceful
tarplant. If Special-Status
Plants
Submittal of
biological survey
for Special Status
Plants including but
not limited to,
Parry’s spineflower,
paniculate tarplant,
and graceful
tarplant.
Review and
approval of
presence/absence
survey for the
Special Status
Plants/
Community
Development
Department –
Planning
Division
Prior to any ground-
disturbing activities.
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are identified as being impacted
by implementing
developme
nt projects, those impacts shall
be mitigated in accordance with
the requirements and
procedures set forth in Mitigation
Measure BIO- 14.
If the presence of
one or more of
these special-
species is identified
and will be
removed as a
result of
implementing
development
projects, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-14.
Verification through
documentation of
avoidance
procedures or of
receipt of Section 7
Consultation or
Section 10
Incidental Take
Permit.
Community
Development
Department –
Planning
Division
Prior to any
ground-
disturbance
activities
4.12 Cultural Resources
159
CR-1 Prior to the issuance of grading
permit(s) and any earthmoving
activities for the Project, or off site
project improvement areas, the
implementing development
Project applicant shall retain a
qualified professional
archaeologist and a qualified
Luiseño Native American monitor
from either the Pechanga Band or
the Soboba Band to monitor all
ground disturbing activities in an
effort to identify any unknown
archaeological resources. Any
newly discovered cultural
resource deposits shall be
subject to
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that an
applicant-retained
qualified
archaeologist
monitor all ground
disturbing activities
and to
submit summary
Compliance
with project-
specific
conditions of
approval..
Community
Development
Department –
Planning Division
Prior to approval
of discretionary
land use
applications.
Prior to issuance of
grading permit
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a cultural resources evaluation. report.
CR-2 At least 30 days prior to seeking a
grading permit, the Project
applicant shall contact the both
the Pechanga Band of Luiseño
Indians and the Soboba Band of
Luiseño Indians to notify those
Tribes of grading, excavation and
the monitoring program, and to
coordinate both Tribes to develop
a Cultural Resources Treatment
and Monitoring Agreement. The
Agreement shall address: the
treatment of known cultural
resources, the designation,
responsibilities, and participation
of Native American Tribal
monitors during grading,
excavation and ground disturbing
activities; Project grading and
development scheduling; terms
of compensation; and, treatment
and final disposition of any
cultural resources, sacred sites,
and human remains discovered
on the site.
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires the
submittal of an
executed Cultural
Resources
Treatment and
Monitoring
Agreement at least
30 days prior to
seeking a grading
permit.
Review and
approval of Cultural
Resources
Treatment and
Monitoring
Agreement.
Community
Development
Department –
Planning Division.
At least 30 days
prior to seeking a
grading permit.
CR-3 Prior to issuance of any
grading
Project-specific
CEQA
Compliance with
project-specific
Community
Development
Prior to approval of
discretionary land
161
permit, the Project archaeologist environmental
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shall file a pre-grading report with
the City to document the
proposed methodology for
grading activity observation. Said
methodology shall include the
requirement for a qualified
archaeological monitor to be
present and to have the authority
to stop and redirect grading
activities. In accordance with the
agreement required in CR-1, the
archaeological monitor’s
authority to stop and redirect
grading will be exercised in
consultation with the retained
Luiseño Native American
monitor(s) in order to evaluate the
significance of any
archaeological resources
discovered on the property.
Tribal monitors shall be allowed
to monitor all grading, excavation
and ground breaking activities,
and shall also have the authority
to stop and redirect grading
activities in consultation with the
Project archaeologist.
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires the
submittal of a pre-
grading report
documenting the
proposed
methodology for
grading activity
observation.
conditions
of approval.
Review and
approval of pre-
grading report.
Department –
Planning
Division.
Community
Development
Department –
Planning
Division
use applications.
Prior to the
issuance of
grading permits.
163
CR-4 All artifacts discovered at the
development site shall be
inventoried and analyzed by the
professional
archaeologist. If any artifacts of
Native American origin are
Project-specific
CEQA
environmental
analysis with
incorporation of a
Compliance
with project-
specific
conditions of
approval.
Community
Development
Department –
Planning
Division.
Prior to approval
of discretionary
land use
applications.
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discovered, all activities in the
immediate vicinity of the find (within
a 50-foot radius) shall stop and the
Project proponent and Project
archaeologist shall notify the
Pechanga Band of Luiseño Indians
and the Soboba Band of Luiseño
Indians. A designated Native
American observer from either the
Pechanga Band of Luiseño Indians
or the Soboba Band of Luiseño
Indians shall be retained to help
analyze the Native American
artifacts for identification as
everyday life and/or religious or
sacred items, cultural affiliation,
temporal placement, and function,
as deemed possible. The
significance of Native American
resources shall be evaluated in
accordance with the provisions of
CEQA and shall consider the
religious beliefs, customs, and
practices of the Luiseño tribes. All
items found in association with
Native American human remains
shall be considered grave goods or
sacred in origin and subject to
special handling.
mitigation measure
into individual
projects’
conditions of
approval which
requires that if
inadvertent
discoveries of
subsurface
archaeological/cult
ur al resources are
discovered during
grading, the
Developer, the
project
Review and
approval of a
mitigation plan
agreed upon by
applicant-retained
qualified
archaeologist and
Tribal Monitor.
Community
Development
Department –
Planning
Division
Ongoing during
project
construction.
165
The landowner shall relinquish
ownership of all cultural
resources
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Native American artifacts that
cannot be avoided or relocated at
the Project site shall be prepared in
a manner for curation and the
archaeological consultant shall
deliver the materials to a federally-
accredited curation facility such as
University of California, Riverside
Archaeological Research Unit
(UCR-ARU), or the Western Center
for Archaeology and Paleontology,
within a reasonable amount of time.
CR-5 All sacred sites, should they be
encountered within the Project
area, shall be avoided and
preserved as the mitigation, if
feasible.
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that all
sacred sites,
should they be
encountered, shall
be avoided and
preserved, if
feasible.
Compliance
with project-
specific
conditions of
approval
Community
Development
Department –
Planning Division
Prior to approval
of discretionary
land use
applications and
ongoing during
project
construction.
167
CR-6 If inadvertent discoveries of
subsurface archaeological/
cultural resources are
discovered during
Project-specific
CEQA
environmental
analysis with
Compliance
with project-
specific
conditions of
Community
Development
Department –
Prior to approval
of discretionary
land use
applications.
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grading, the Developer, the
Project archaeologist, and the
appropriate Tribe shall assess
the significance of such
resources and shall meet and
confer regarding the mitigation
for such resources. If the
Developer and the Tribe cannot
agree on the significance or the
mitigation for such resources,
these issues will be presented to
the Community Development
Director (CDD) for decision. The
CDD shall make the
determination based on the
provisions of the California
Environmental Quality Act with
respect to archaeological
resources and shall take into
account the religious beliefs,
customs and practices of the
appropriate Tribe.
Notwithstanding any other rights
available under the law, the
decision of the CDD shall be final.
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that if
inadvertent
discoveries of
subsurface
archaeological/
cultural resources
are discovered
during grading, the
Developer, the
project
archaeologist, and
the appropriate
tribe shall assess
the significance of
such resources
and shall meet and
confer regarding
the mitigation for
such resources.
approval.
Review and
approval of a
mitigation plan
agreed upon by
applicant-retained
qualified
archaeologist and
Tribal Monitor.
Planning Division.
Community
Development
Department –
Planning
Division
Ongoing during
project
construction.
169
CR-6a If human remains are encountered,
California Health and Safety
Code Section 7050.5 states that
no further disturbance shall occur
until the Riverside County
Coroner has made
the necessary findings as to
origin. Further, pursuant to
California
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
Compliance
with project-
specific
conditions of
approval.
Community
Development
Department –
Planning
Division
Prior to approval
of discretionary
land use
applications.
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Public Resources Code Section
5097.98(b) remains shall be left
in place and free from
disturbance until a final decision
as to the treatment and
disposition has been made. If the
Riverside County Coroner
determines the remains to be
Native American, the coroner
shall contact the Native American
Heritage Commission within 24
hours. Subsequently, the Native
American Heritage Commission
shall identify the person or
persons it believes to be the
“most likely descendant.” The
most likely descendant may then
make recommendations, and
engage in consultations
concerning the treatment of the
remains as provided in Public
Resources Code 5097.98.
of approval which
addresses the
accidental
discovery of human
remains during
project
construction.
Applicant-retained
qualified
archaeologist to
stop construction if
human remains
are encountered
and to contact
Riverside County
Coroner.
Notification of
discovery to
Riverside County
Coroner/Native
American
Heritage
Commission
Qualified
Archaeologist/Tribal
Monitor
Ongoing during
project
construction.
171
CR-7 Prior to the approval of any
implementing development
Project or the issuance of any
grading permit, that includes the
Alberhill School site, the
applicant shall provide to the City
of Lake Elsinore an evaluation of
the School House structure
completed by a qualified
architectural historian and a
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval for any
implementing
Compliance
with project-
specific
conditions of
approval.
Review and approval
Community
Development
Department –
Planning
Division.
Community
Prior to approval
of discretionary
land use
applications.
Prior to the issuance
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structural engineer to determine
its historical significance and
structural integrity. The report
shall require the review and
approval by the Community
Developme
nt Department – Planning
Division.
If the structure cannot be
reasonably relocated because of
it structural integrity, the structure
will be closely replicated
elsewhere on the project site to
be used as a Home Owners
Association/Community meeting
facility. The replicated structure
shall be constructed with as
many materials from the original
structure that can be reused.
Prior to demolition of the original
structure, the structure shall be
fully documented following the
HABS/HAER format.
Sit
e documentation includes
archival quality large format,
black and white photography,
measured architectural drawings,
development
Project that
includes the
Alberhill School
site, of the
requirement that
the applicant shall
provide to the City
of Lake Elsinore an
evaluation of the
School House
structure
completed by a
qualified
architectural
historian and a
structural engineer
to determine its
historical
significance and
structural integrity
and the
requirements set
forth in Mitigation
Measure CR-7.
of evaluation of the
School House
structure.
Development
Department –
Planning
Division
grading permit.
173
and a detailed written historical
and photographic log. These
documents
shall be housed at a suitable
repository, determined by the
City
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of Lake Elsinore.
CR-7a Prior to obtaining the first
certificate of occupancy, the
Developer shall present
informational materials (i.e.
pamphlets, flyers, booklets, etc.)
to educate prospective home
buyers of the Historic Alberhill
District to the Community
Development Director or
designee for review and approval.
The materials shall include
details of the past history and
uses of the area including those
other than mining, interesting
photographs, and other
information pertaining to the area.
The Developer shall hire a
qualified historian to
professionally prepare the
materials and shall consult with
the local historic societies.
Consultation with the Pechanga
Tribe shall also occur prior to
finalization of the materials to
include available prehistoric
information. Historic information
shall also be included in trail
signage and at least one of the
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval
requiring that the
Developer shall
present
informational
materials (i.e.
pamphlets, flyers,
booklets, etc.) to
educate
prospective home
buyers of the
Historic Alberhill
District to the
Community
Development
Director or
designee for review
and approval
Compliance
with project-
specific
conditions of
approval.
Review and
approval of
informational
materials (i.e.
pamphlets, flyers,
booklets, etc.) to
educate
prospective home
buyers of the
Historic Alberhill
District
Community
Development
Department –
Planning
Division.
Community
Development
Department –
Planning
Division
Prior to approval
of discretionary
land use
applications.
Prior to the issuance
first certificate of
occupancy.
175
following other sources: CC&R’s,
HOA notices, community
flyers,
park signage, and/or street names.
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CR-8 Prior to the issuance of grading
permits for each implementing
development project, a
qualified paleontologist shall be
retained to prepare a
Paleontological Resources
Survey of the Project site to
determine the site specific
potential of finding paleon-
tological resources within the
Project site. If the approved
Paleontological Resources
Survey determines that it is
unlikely that paleontological
resources will be uncovered by
earth-moving activities,
grading
and construction
activities may proceed, subject
to compliance with mitigation
measures CR-1 through CR-7.
However, if the approved
Paleontological
Resources Survey determines
that it is likely that
paleontological resources will
be uncovered during earth-
moving activities, a qualified
paleontologist shall be retained
Project-specific
CEQA
environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval
requiring the
preparation of a
Paleontological
Resources Survey
and Paleontological
Resources
Monitoring and
Treatment Plan
(PRMTP) for the
project site.
Compliance
with project-
specific
conditions of
approval.
Review and
approval of a
Paleontological
Resources Survey
and
Paleontological
Resources
Monitoring and
Treatment Plan
(PRMTP).
Community
Development
Department –
Planning
Division.
Community
Development
Department –
Planning
Division
Prior to approval
of discretionary
land use
applications.
Prior to the
issuance of
grading permits.
177
to develop a Paleontological
Resources
Monitoring and Treatment
Plan
(PRMTP) for approval by the
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Community
Developme
nt Director. Following
Community Development
Director approval of the
PRMTP, grading and
construction activities may
proceed in compliance with the
provisions of the approved
PRMTP.
The PRMTP shall include the
following measures:
a. Identification of those
locations within the Project
site where paleontological
resources are likely to be
uncovered during grading.
b. A monitoring program
specifying the procedures
for the monitoring of
grading activities by a
qualified paleontologist.
c. If fossil remains large
enough to be seen are
uncovered by earth-moving
activities, a qualified
179
paleontologist or
qualified designee shall
temporarily divert earth-
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moving activities around
the fossil site until the
remains have been
evaluated for significance
and, if appropriate, have
been recovered; and, the
paleontologist or qualified
designee allows earth-
moving activities to proceed
through the site. If
potentially significant
resources are encountered,
a letter of notification shall
be provided in a timely
manner to the Community
Development Director, in
addition to the report
(described below) that is
filed at completion of
grading.
d. If a qualified paleontologist
or qualified designee is not
present when fossil
remains are uncovered by
earth- moving activities,
these activities shall be
stopped and a qualified
paleontologist or qualified
designee shall be
181
called to the site
immediately to evaluate the
significance of
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the fossil remains.
e. At a qualified
paleontologist’s or qualified
designee’s discretion and
to reduce any construction
delay, a construction
worker shall assist in
removing fossiliferous rock
samples to an adjacent
location for temporary
stockpiling
pending eventual transport
to a laboratory facility for
processing.
f. A qualified paleontologist or
qualified designee shall
collect all significant
identifiable fossil remains.
All fossil sites shall be
plotted on a topographic
map of the Project site.
g. If the qualified
paleontologist or qualified
designee determines that
insufficient fossil remains
have been found after fifty
percent of
183
earthmoving activities have
been completed,
monitoring
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can be reduced or
discontinued.
h. Any significant fossil
remains recovered in the
field as a result of
monitoring or by processing
rock samples shall be
prepared, identified,
catalogued, curated, and
accessioned into the fossil
collections of the San
Bernardino County
Museum, or another
museum repository
complying with the Society
of Vertebrate
Paleontology
standard
guideline
s. Accompanying specimen
and site data, notes, maps,
and photographs also shall
be archived at the
repository.
i. Within 6 months following
completion of the above
tasks or prior to the
issuance of occupancy
185
permits, whichever comes
first, a qualified
paleontologist or qualified
designee shall
prepare a final report
summarizing the results of
the
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mitigation program and
presenting an inventory and
describing the scientific
significance of any fossil
remains accessioned into
the museum repository.
The report shall be
submitted to the
Community Development
Department – Planning
Division and the museum
repository. The report shall
comply with the Society of
Vertebrate
Paleontolog
y standard guidelines for
assessing and mitigating
impacts on paleontological
resources
4.13 Retail and Fiscal Impact Analysis
No mitigation measures required.
APPENDIX D-5
RESOLUTION CERTIFYING THE EIR ADDENDUM
RESOLUTION NO. 2017-028
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 (Council) of the City of Lake
Elsinore (City) approved the following which are collectively referred to herein as the “Project”:
(i) Resolution No. 2016-076 certifying the Final Environmental Impact Report (EIR)
(SCH No. 2012061046) for the Alberhill Villages Specific Plan No. 2010-02 (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; and,
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; and,
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”; and,
CC Reso No. 2017-028
Page 2 of 4
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;” and,
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;” and,
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”);
and,
Whereas, the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the 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,
CC Reso No. 2017-028
Page 3 of 4
Whereas, on February 7, 2017, the 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 Council approve the Addendum to the Final EIR For The Amended And
Restated Alberhill Villages Specific Plan (SCH No. 2012061046) and related Development
Agreement.
Whereas, on February 14, 2017, the 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, 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 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 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.
Section 3. The 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
CC Reso No. 2017-028
Page 4 of 4
local procedures adopted by the City pursuant thereto. The 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 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 at a Regular meeting of the City Council of the City of Lake Elsinore,
California, on the 14th day of February, 2017.
Robert E. Magee
Robert E. Magee, Mayor
Attest:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2017-028 was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of February 14, 2017, and that the same was adopted by the
following vote:
AYES: Council Member Hickman, Manos and Tisdale; Mayor Pro Tem Johnson and Mayor Magee
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen
Susan M. Domen, MMC
City Clerk
APPENDIX D-6
ORDINANCE NO. 2017-1369, ADOPTED FEBRUARY 28, 2017
AND EFFECTIVE MARCH 30, 2017, APPROVING THE AMENDED
AND RESTATED AVSP
ORDINANCE NO. 2017-1369
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 the Public Hearing and consideration of all written and oral staff
reports, recommendation from the Planning Commission (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 (Council) approved the following which are collectively referred to herein as the “Project”:
(i) Resolution No. 2016-076 certifying the Final Environmental Impact Report (Final EIR)
(SCH No. 2012061046) for the Alberhill Villages Specific Plan (AVSP) No. 2010-02 Final EIR,
General Plan Amendment No. 2012-01 and Zone Change No. 2012-02, Adopting Findings
Pursuant to the California Environmental Quality Act (CEQA), Adopting a Statement of Overriding
Considerations, and Adopting a Mitigation Monitoring and Reporting Program,
(ii) Resolution No. 2016-077 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 AVSP No. 2010-02
(AVSP) and Zone Change 2012-02 which amended the project site’s zoning from a mix of zoning
designations to “Alberhill Villages Specific Plan”; and,
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; and,
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 AVSP 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; and,
Whereas, the Project is subject to the provisions of the CEQA (Public Resources Code §§ 21000,
et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of
Regulations Sections 15,000, et seq.: “CEQA Guidelines”); and,
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; and,
Whereas, the Commission has been delegated with the responsibility of making
recommendations to the City Council pertaining to proposed Specific Plans and Development
Agreements; and,
Ord. No. 2017-1369
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Whereas, on February 7, 2017, the 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 AVSP and by Resolution No. 2017-19
recommended that the Council adopt an Ordinance approving the Amended and Restated AVSP
No. 2010-02; and,
Whereas, on February 14, 2017, the 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, 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. 2017-028 finding and determining that the Addendum to Environmental Impact
Report (State Clearinghouse No. 2012061046: the “EIR”) is adequate and prepared in
accordance with the requirements of the 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 EIR. The Addendum to the Final EIR 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 Lake Elsinore Municipal Code (LEMC) and finds
and determines that the proposed Amended and Restated AVSP 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 AVSP 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 AVSP.
2. The proposed Amended and Restated AVSP will permit reasonable development of the
area consistent with its constraints and will make the area more compatible with adjacent
properties.
The proposed Amended and Restated AVSP will allow for the development of the AVSP,
a master planned development with approximately 8,024 dwelling units;
Ord. No. 2017-1369
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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 AVSP 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 AVSP 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 AVSP 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 AVSP 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 AVSP 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 EIR (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.
Section 4. Based upon the evidence presented, both written and testimonial, and the above
findings, the 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.
Ord. No. 2017-1369
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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 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 at the Regular meeting of the City Council of the City of Lake Elsinore,
California, on the 28th day of February, 2017.
Attest:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
Robert E. Magee
Robert E. Magee, Mayor
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, do hereby certify that the
foregoing Ordinance No. 2017-1369 was introduced at the Regular meeting of February 14, 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: Council Members Manos and Tisdale; Mayor Pro Tem Johnson and Mayor Magee
NOES: None
ABSENT: Council Member Hickman
ABSTAIN: None
Susan M. Domen_
Susan M. Domen, MMC
City Clerk
APPENDIX D-7
ORDINANCE NO. 2017-1370, ADOPTED FEBRUARY 28, 2017
AND EFFECTIVE MARCH 30, 2017, APPROVING THE
DEVELOPMENT AGREEMENT
ORDINANCE NO. 2017-1370
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 Lake Elsinore Municipal Code (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 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 AVSP
and by Resolution No. 2017- 20 recommended that the Council adopt an Ordinance approving
the Development Agreement; and,
Whereas, on February 14, 2017, the Council conducted a duly noticed Public Hearing and
considered oral and written testimony.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, 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
approved the Addendum to the Final EIR (SCH 2012061046) and approval of the Amended and
Restated AVSP.
Section 2. That in ac cordance 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 program
Ord. No. 2017-1370
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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 of 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 of a large mixed use
Project. The Amended and Restated AVSP was found not to 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, 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.
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
Ord. No. 2017-1370
Page 3 of 3
of this Ordinance and cause this Ordinance to be published and posted in the manner required
by law.
PASSED and ADOPTED at the Regular meeting of the City Council of the City of Lake Elsinore,
California, on the 28th day of February, 2017.
Robert E. Magee
Robert E. Magee, Mayor
ATTEST:
Susan M. Domen
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, do hereby certify that the
foregoing Ordinance No. 2017-1370 was introduced at the Regular meeting of February 14,
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: Council Members Manos and Tisdale; Mayor Pro Tem Johnson and Mayor Magee
NOES: None
ABSENT: Council Member Hickman
ABSTAIN: None
Susan M. Domen_
Susan M. Domen, MMC
City Clerk