HomeMy WebLinkAbout8. 2024.02.27 PDPPrepared for: City of Lake Elsinore
Prepared by: Kimley-Horn
Screencheck #1
February 2024
PHASED DEVELOPMENT PLAN (PDP)
Alberhill Business Park
1ST SCREENCHECK
ALBERHILL VILLAGES
PHASED DEVELOPMENT PLAN
February 2024
City of Lake Elsinore
130 S Main Street
Lake Elsinore, CA 92530
Applicant:
Alberhill Development, LLC
505 Lomas Santa Fe Drive, Ste. 230
Solana Beach, CA 92075
Prepared by:
Kimley-Horn
1100 Town and Country Rd. Suite 700
Orange, CA 92868
In Association with:
SWA Group
KWC Engineers
This page is intentionally left blank.
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CONTENTS
1.0 - INTRODUCTION
1.1 Purpose ......................................................................................................................... 1
1.2 Project Setting .................................................................................................................1
1.3 Project Description ...........................................................................................................2
1.4 Mining Interface .............................................................................................................3
1.5 Goals and Objectives ......................................................................................................3
2.0 - DEVELOPMENT PLAN
2.1 Visions ......................................................................................................................... 5
2.2 Land Use Plan ............................................................................................................... 5
2.3 Planning Areas ................................................................................................................7
2.4 Circulation Network ........................................................................................................8
2.5 Infrastructure Plan ..........................................................................................................16
2.6 Dry Utilities and Public Services ........................................................................................22
2.8 Grading Concept .........................................................................................................22
3.0 - DEVELOPMENT REGULATIONS
3.1 Introduction .................................................................................................................. 31
3.2 Resolution of Issues .........................................................................................................31
3.3 Permitted Uses ...............................................................................................................31
3.4 Development Standards ................................................................................................. 33
3.5 Parking Requirements .................................................................................................... 34
3.6 Mining Regulations ...................................................................................................... 34
4.0 - DESIGN GUIDELINES
4.1 Purpose and Intent ........................................................................................................ 35
4.2 Site Design ..................................................................................................................35
4.3 Architecture Design Guidelines ..........................................................................................37
4.4 Good Neighbor Policy ..................................................................................................40
4.5 Landscape Plan ............................................................................................................ 41
4.6 Wall and Fencing ........................................................................................................ 42
4.7 Signage ..................................................................................................................... 44
4.8 Lighting ...................................................................................................................... 46
4.9 Open Space Design Criteria .......................................................................................... 48
4.10 Sustainable Design ..................................................................................................... 49
ii
EXHIBITS
Figure 1-1 Project Location ..................................................................................................... 2
Figure 2-1 Land Use Plan ....................................................................................................... 6
Figure 2-2 Circulation Plan .................................................................................................... 11
Figure 2-3 Road Improvements .............................................................................................. 13
Figure 2-4 Non-Vehicular Circulation Plan ................................................................................ 15
Figure 2-5 Phasing Plan ....................................................................................................... 16
Figure 2-6 Water Plan .......................................................................................................... 17
Figure 2-7 Sewer Plan ......................................................................................................... 19
Figure 2-8 Conceptual Drainage Plan ...................................................................................... 21
Figure 2-9 Pad Elevation ...................................................................................................... 23
Figure 2-10 Edge Conditions Sections .................................................................................... 24
Figure 4-1 Overall Landscape Concept .................................................................................... 41
Figure 4-2 Conceptual Wall and Fencing Locations ................................................................... 45
Figure 4-3 Monumentation View ............................................................................................. 47
Figure 4-4 Lighting Plan ....................................................................................................... 49
TABLES
Table 2-1 Land Use Summary ................................................................................................. 5
Table 2-2 Land Use Summary by Planning Areas .......................................................................... 7
Table 3-1 Permitted Uses ...................................................................................................... 32
Table 3-2 Development Standards .......................................................................................... 33
Table 3-3 Parking Standards ................................................................................................. 34
Appendix A Landscape Plan Palette ........................................................................................ 51
INTRODUCTION | 1
ALBERHILL BUSINESS PARK PDP
1.1 PURPOSE
To oversee the Alberhill Villages Specific Plan (AVSP) and manage the progression of the development, AVSP has established
a three-tier land use and development entitlement process for all projects and development areas within the AVSP area.
The three-tier implementation process comprises 1) the adoption of the Specific Plan Zoning Ordinance, 2) the adoption
of Phased Development Plans (PDPs), and 3) a more detailed Design Review/Subdivision approval process for implementing
plans.
Phased Development Plans (PDPs) must be processed in accordance with the AVSP provisions, either concurrently with or
before the processing of subdivision maps and/or Design Review site plans. The purpose of PDPs is to outline the specific
goals, objectives, refined development regulations, and design guidelines for each phase of the Specific Plan, allowing
flexibility as the area incrementally develops over time. These plans offer detailed information about land use arrangements,
circulation patterns, development regulations, design guidelines, and infrastructure phasing milestones for a specific
geographic area within the Specific Plan.
This PDP is prepared for the development of the Phase 2 - Alberhill Business Park of the AVSP.
1.0 INTRODUCTION
1.2 PROJECT SETTING
The Alberhill Business Park area is approximately 339.6 acres, is
located in the central east portion of the AVSP, and has been heavily
impacted by the vested mining operations that have occurred onsite
for over one hundred years. The site consists of gently rolling terrain
and contains stockpiles of pre-processed clay material interspersed
with various sizes of stormwater Storm Water Pollution Prevention
Plan (SWPPP) basins. An old brick schoolhouse known as the
Alberhill School is located on the northern edge of the PDP site.
This schoolhouse is a General Plan-recognized historic resource
and is currently dilapidated and unsafe for any type of usage.
Future development of the schoolhouse should comply with
mitigation measures CR-7 identified in the Mitigation Monitoring
and Reporting Program (MMRP). An existing basin, serving as the
miner’s water supply, is partially situated at the west tip of the PDP
site and will be retained for ongoing mining operations.N.T.S.AVSP Boundary
Alberhill Business Park
2 | INTRODUCTION
N.T.S.Figure 1-1, Project Location
1.3 PROJECT DESCRIPTION
The Alberhill Business Park is situated at the northwest boundary of the City of Lake Elsinore. Specifically, it is positioned
south of Interstate 15 (I-15), along the west side of Lake Street, and east of Temescal Canyon Road, refer to Figure 1-1,
Project Location. The Alberhill Business Park is positioned to attract a variety of business types and sizes, with uses varying
from logistics, e-commerce, manufacturing, assembly, warehousing, research, and development facilities to flex businesses
and commercial and leisure activities. As a business park, the Alberhill is envisioned as an attractive place where businesses
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.
Lake Elsinore
City Limits
AVSP Boundary
PDP Boundary
Lake Street
Temescal Canyon Road
INTRODUCTION | 3
ALBERHILL BUSINESS PARK PDP
1.4 MINING INTERFACE
An important component of this PDP is establishing the development of the AVSP while acknowledging that the existing
Pacific Clay and Pacific Aggregate mining activities will continue to operate daily. Development of Alberhill Business Park
will occur in stages, per Reclamation Plan 112, so mining operations may still be in operation while new development is
being established. The reclamation plan will be certified and amended before the first occupancy. Mining activities will
continue to occur outside the Alberhill Business Park project boundary with appropriate buffers. Mining haul roads will be
outside of the PDP area and will adhere to the establishment controls for temporary noise, dust, and light buffers to protect
new urban development from programs associated with mining activities. All ongoing mining activities will be conducted in
a manner consistent with the AVSP Development Regulations and Surface Mining and Reclamation Act (SMARA) requirements
1.5 GOALS AND OBJECTIVES
The Alberhill Business Park provides a variety of business types and building sizes, with uses varying from research and
development facilities to warehouses, flex businesses, professional, office/medical, commercial, entertainment, and leisure
activities.
Goal 1: To provide a jobs/housing balance and an integrated community offering a diverse range of business types
and a comprehensive open space system.
• Objective 1-1: Provide employment opportunities through the establishment of a Business Park that can accommodate
a variety of business uses that have the capability of providing commercial retail and office uses, civic uses, social
entertainment, active and passive recreational opportunities, and cultural uses.
• Objective 1-2: 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 1-3: Allow for the provision of parks, schools, and other public facilities necessary to serve the specific plan
area.
• Objective 1-4: Provide flexibility for private redevelopment to accommodate the future needs of the community.
Goal 2: To reclaim mined lands while ensuring that the health, safety, and welfare of residents is protected.
• Objective 2-1: 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 2-2: Provide for phased development within the AVSP area to ensure mining activities will continue until
resources are fully extracted.
Goal 3: To incorporate sustainable design concepts into the community which balance environmental, economic,
and social equity concerns.
• Objective 3-1: 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.
4 | INTRODUCTION
Goal 4: To ensure the timely provision of adequate infrastructure and community services that promote a healthy
and safe living environment through a coordinated planning approach.
• 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 sewer, water, and other infrastructure and services in phases in conjunction with development
to properly accommodate growth.
• Objective 4-3: Encourage the use of swales or other permeable surface water conveyance devices to maximize local
infiltration of runoff.
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 5
2.0 DEVELOPMENT PLAN
2.1 VISION
The Alberhill Business Park is designed as a contemporary employment center within a master-planned setting. Located in
the northwest Lake Elsinore, the Alberhill Business Park is positioned to attract a variety of business types and sizes, ranging
from single tenants to multi-tenants, from local enterprises to international corporations. The vision for the Alberhill Business
Park is to create an appealing environment where businesses thrive, stimulate economic investment, and contribute to the
provision of goods, services, and job opportunities for the surrounding community and region.
2.2 LAND USE PLAN
As shown in Figure 2-1, Land Use Plan, the Business Park is generally located east of Lincoln Street and west of Lake Street,
south of Temescal Canyon Road, and North of Nichols Road. The overall land use plan is comprised of six Business Park
planning areas and 11 Open Space Planning Areas, as described in section 2.2 of this document. Table 2-1, Land Use
Summary, lists each land use designation, acreage, and development intensity. The overall maximum building square
footage is 5,650,000 sq. feet, not to exceed the maximum FRA of 0.5 on a 262.2-acre business park development.
TABLE 2-1: LAND USE SUMMARY
Land Use Acreage (AC)Maximum Floor Area
Ratio (FAR)
Maximum Gross
Building Square
Footage (GSF)
Business Park 262.2 0.5 5,650,000
Open Space 54.9 --
Land Use Sub-total 317.1 --
Lincoln Street 8.3 --
Street A 1.2 --
Street B 9.7 --
Street D 3.3 --
Roads Sub-total 22.5 --
Total 339.6 5,650,000
N.T.S.Figure 2-1, Land Use Plan
6 | DEVELOPMENT PLAN
AVSP Boundary
Alberhill Business Park Boundary
Business Park
Open Space -Restored
For illustrative purposes only, final design may vary.
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 7
2.2.1. BUSINESS PARK
(Planning Areas 1, 3, 4, 6, 10, and 12)
The Alberhill Business Park PDP includes one predominant land use, which is Business Park. The 262.2-acre Business Park
is planned to be an employment center that will provide low-impact lifestyle uses. The 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, it includes
flexible industrial space that can accommodate multi-tenants with a range of businesses, from professional offices to
medical, educational, furniture manufacturing, trade services, a brewery with a tasting room, or indoor training facilities.
2.2.2. OPEN SPACE
(Planning Areas 2, 5, 7, 8, 9, 11, 13, and 14)
The Alberhill Business Park PDP includes approximately 54.9 acres of Open Space (O.S.), which is comprised of detention/
debris basins and slopes that allow for passive outdoor activities such as walking trails, biking, and nature viewing. Natural
open space is the existing or undeveloped area to be left in its natural state with limited public access and enjoyment.
Landscaped open space is the necessary landscape improvement area to enhance the community’s overall character and
meet general landscaping, slope treatment, and common open space requirements.
2.3 PLANNING AREAS
Tables 2-2 lists each planning area and its respective land use designation, acreage, and development intensity (amount of
building square footage targeted for each planning area).
The actual intensity of each planning area will be developed as part of the Design Review process. Not all development
needs to occur at the same time within Alberhill Business Park. The Business Park intensities shown are maximum and
cannot be exceeded unless a subsequent PDP is prepared and approved by the City. The target square feet can be
transferred within each individual business park planning area, provided the maximum intensity does not exceed 5,650,000
square feet.
TABLE 2-2: LAND USE SUMMARY BY PLANNING AREAS
Planning Area Land Use Category Acreage(AC)Target Gross Building
Square Footage (GSF)
1 Business Park 22.1 550,000
2 Open Space 8.1 --
3 Business Park 55.2 1,100,000
4 Business Park 16.2 300,000
5 Open Space 2.2 --
6 Business Park 86.8 1,950,000
7 Open Space 13.1 --
8 Open Space 11.0 --
9 Open Space 1.2 --
10 Business Park 37.3 800,000
8 | DEVELOPMENT PLAN
Planning Area Land Use Category Acreage(AC)Target Gross Building
Square Footage (GSF)
11 Open Space 5.9 --
12 Business Park 44.6 950,000
13 Open Space 8.6 --
14 Open Space 4.8 --
Total 317.1 5,650,000
2.4 CIRCULATION NETWORK
2.4.1 VEHICULAR CIRCULATION
As shown in Figure 2-2, Circulation Plan, regional access to the AVSP area and PDP-Alberhill Business Park project area will
occur from the I-15 Freeway, which connects to the project site via an interchange at Lake Street, a 120-foot right-of-way
arterial. Lake Street and Lincoln Street (96-foot right-of-way) are the main north/south roadways providing access to the
PDP Planning Areas. Temescal Canyon Road, an arterial with a 120-foot right-of way, links Lincoln Street and Lake Street.
Streets A, B, and D provide internal access to the individual Planning Areas of the PDP and consist of 2-lane local roadways
with a 78-foot right of way.
Signals are planned at four locations: the intersection of Lincoln Street and Temescal Canyon Road, the intersection of
Temescal Canyon Road and Lake Street, the intersection of Lake Street and Street A, and the intersection of Lake Street and
Street D. Three right-turn-only lanes are planned on the west side of Lake Street, and one right-turn-only lane is planned
on Street A. One full-turn movement is planned on Lincoln Street, and three full-turn movements are planned on Street B.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 9
Figure 2-2, Circulation Plan
I-15
For illustrative purposes only, final design may vary.
10 | DEVELOPMENT PLAN
Lake Street - Urban Arterial (120 to 140-foot right-of-way)
Lake Street, serving as the northern gateway to the City of Lake Elsinore, runs in a north-south direction and is slated for
realignment and widening. Monumentation will be strategically placed at key locations to mark one of the City’s main
entries (as detailed in Section 4.6.1). The cross-section of Lake Street will vary between 6 to 8 lanes, spanning a right-of-way
(R.O.W.) of 120 feet to 140 feet, with eight lanes concentrated near the I-15 freeway interchange.
The 120-foot right-of-way includes a 14 feet wide raised landscaped median, three travel lanes, a bike lane, and a parkway
in each direction, accompanied by a 5-foot sidewalk on the west side of the street. Beyond the street’s right-of-way, an
open-space corridor is situated on the east side of the street.
Temescal Canyon Road - Urban Arterial (120-foot right-of-way)
Temescal Canyon Road will be realigned to bind the northern boundary of the Alberhill Business Park from Lake Street to
Temescal Canyon Bridge. The 120-foot right-of-way includes a 14 feet wide raised landscaped median, three travel lanes,
a bike lane, a sidewalk and a parkway in each direction. As with all divided roads, Temescal Canyon Road will incorporate
a “depressed” or concave median with “broken” curbs to collect and treat road runoff.
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 11
Lincoln Street - Major (96-foot right-of-way)
Lincoln Street will be constructed to connect Street B to Temescal Canyon Road. Lincoln Street will be dead-end as a bulb
at Street B during Alberhill Business Park of the AVSP. The portion north of Lincoln Street will be constructed as a full-width,
4-lane road. The 96-foot right-of-way includes a 14 feet wide raised landscaped median, two travel lanes, a bike lane, and
a parkway in each direction, accompanied by a 5-foot sidewalk on the south side of the street. Like Temescal Canyon Road,
Lincoln Street will incorporate a “depressed” or concave median with “broken” curbs to collect and cleanse road runoff.
Street A - Enhanced Collector (78-foot right-of-way)
Street A is a two-lane industrial collector street that connects Lake Street to Street B. Street A provides the primary signalized
traffic route for truck traffic from Alberhill Business Park to Lake Street. An eight feet trail will be installed on the south side
of Street A, connecting the project’s west side with the Alberhill Villages Open Space network. A five feet trail will be
installed on the north side of Street A. This road will provide extra wide travel lanes (20 feet) to support larger vehicle and
truck traffic. Full width improvements of Street A will be constructed at one time during during Alberhill Business Park.
12 | DEVELOPMENT PLAN
2.4.2 ROAD IMPROVEMENTS
Development of the PDP area will include the following improvements to the roadway network. Refer to Figure 2-3, Road
Improvements for details.
• Lake Street: These off-site improvements will be implemented in three phases. Phase 2A will occur from Temescal
Canyon Road to Street D, including two southbound lanes, parkway, curb, and gutter improvements. Phase 2A will also
install signals at Street D and Lake Street, and at Temescal Canyon Road and Lake Street. Phase 2B will occur from
Temescal Canyon Road to to the southbound I-15 ramp intersection including a bridge widening over Temescal Wash,
through and turning lanes, parkway, curb and gutter improvements. Phase 2C will occur from from interchange ramp
to interchange ramp including the widening of the underpass. The signal at Street A and Lake Street will be installed
during Phase 2C.
• Lincoln Street: These on-site improvements will occur in Phase 2B from Temescal Canyon Road to Street B, including
two southbound lanes, parkway, curb, and gutter improvements. Additionally, full-width right-of-way will be graded
within Phase 2B. The west side of the north half and the full width of the south half of Lincoln Street will be improved
when the development occurs on the west side of Lincoln Street. The signal at Lincoln Street and Temescal Canyon Road
will be installed during Phase 2B.
Street B - Industrial Collector (78-foot right-of-way)
Street B is the primary entrance to the Alberhill Business Park from Lincoln Street. The modified industrial collector street
provides a continuous connection from Lincoln Street to Lake Street via Street A. It is a two-lane divided road with parking
on both sides. Due to the anticipated traffic, the travel and parking lanes are slightly wider than other two-lane streets in
the community. Curb extensions will be employed where possible on this street to facilitate safe street crossings. Full width
improvements of Street B will be constructed at one time during during Alberhill Business Park.. Detailed street cross-section
is the same as Street D’s cross-section illustrated below.
Street D - Industrial Collector (78-foot right-of-way)
Street D provides a signalized east-to-west connection of Street B to Lake Street. It is a two-lane divided road with parking
on both sides. Due to the anticipated traffic, the travel and parking lanes are slightly wider than other two-lane streets in
the community. Curb extensions will be employed where possible on this street to facilitate safe street crossings. Full width
improvements of Street D will be constructed at one time during during Alberhill Business Park.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 13
Figure 2-3, Road Improvements
For illustrative purposes only, final design may vary.
14 | DEVELOPMENT PLAN
• Temescal Canyon Road: Within Phase 2A, the southerly four lanes (2 westbound lanes and 2 eastbound lanes) will be
constructed and striped from Lake Street past Lincoln Street connecting to the new bridge over Temescal Wash, which
is approximately 500 feet west of the Lincoln Street intersection. Additionally, full-width right-of-way will be graded. The
signal at Temescal Canyon Road and Lake Street will be installed during Phase 2A.
• Streets A, B, and D: These on-site improvements will be phased with Design Review applications to provide adequate
emergency access to the implementing Planning Area.
2.4.3 NON-VEHICULAR CIRCULATION
Figure 2.4, Non-Vehicular Circulation Plan, illustrates the Alberhill Business Park’s trail system planned through Planning
Areas 2, 8, 11, 13, and 14 that will create a connection to the on-site Alberhill Villages open space system and off-site
Multiple Species Habitat Conservation Plan (MSHCP) areas. These trails will be a minimum of 5 feet wide and be constructed
of decomposed granite (DG).
Streets in Alberhill Business Park are designed to encourage walking by incorporating visually appealing, landscaped
parkways with street trees adjacent to adequately sized sidewalks, creating a pedestrian-friendly environment. Lake Street,
Temescal Canyon Road, and Lincoln Street will have parkway-separated sidewalks to provide continuous pedestrian access
to open space and the trail system. Sidewalks will also be provided along internal Streets A, B, and D to link to the trail
system.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 15
Figure 2-4, Non-Vechicular Circulation Plan
Prepared by: SWA Group
For illustrative purposes only, final design may vary.
MSHCP Linka g e #6
Future Open
Space Connection
16 | INTRODUCTION
N.T.S.Exhibit 2-5, Phasing Plan
2.5 INFRASTRUCTURE PHASING PLAN
PDP project area will be implemented into three phases: 2A, 2B, and 2C. Phasing limits may be adjusted as development
progresses and due to the market conditions. Figure 2-5, Phasing Plan, illustrates the three phases of the PDP area.
2.5.1 WATER
Water service will be provided by the Elsinore Valley Municipal Water District (EVMWD). Figure 2-6, Water Plan, illustrates
the phasing plan, existing and proposed water lines. Backbone water lines will be implemented in two phases and
constructed to serve the PDP project area.
Currently, an existing 30-inch Zone 1434 water line is located on the east side of Lake Street.
Phase 2A:
• installing a 16-inch water line in Streets A, B, D, the south side of PA11, and the west side of Lake Street between Streets
A and D.
Phase 2B:
• installing a 16-inch water line in Lincoln Street between Temescal Canyon Road and Street B;
• installing a 16-inch sewer line in Temescal Canyon Road between Lincoln Street and Lake Street;
• installing an 16-inch sewer line in Street B to the north of Street A.
For illustrative purposes only, final design may vary.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 17
Figure 2-6, Water Plan
PA 11
For illustrative purposes only, final design may vary.
18 | DEVELOPMENT PLAN
2.5.2 SEWER
The PDP project area will receive sewer service from EVMWD. All sewage in this area of the district is conveyed to the
Regional Wastewater Treatment Plant located adjacent to the District 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 PDP project will construct regional gravity sewer lines along Lake Street and
Temescal Canyon Road and will construct lift station and force 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. Backbone sewer lines will be implemented in two phases and constructed to serve the
PDP project area. See Figure 2-7, Sewer Plan, for the sewer layout to service the PDP area.
Phase 2A:
• installing a 15-inch sewer line in Street A and a segment of Street B to the south of Street A;
• installing an 8-inch sewer line in Street D and a segment of Lake Street to the south of Street D.
Phase 2B:
• installing a 15-inch sewer line in Lincoln Street between Temescal Canyon Road and Street B;
• installing an 18-inch sewer line in the west side of Lake Street B between Temescal Canyon Road and Street D;
• installing an 18-inch sewer line in the south side of Temescal Canyon Road between Lincoln Road and Lake Street;
• installing a 16-inch sewer line in the east side of Lake Street between Temescal Canyon Road and Nichols Road; and
• installing a 16-inch sewer line in the north side of Temescal Canyon Road between Lincoln Road and Lake Street.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 19
Figure 2-7, Sewer Plan
PA 11
For illustrative purposes only, final design may vary.
20 | DEVELOPMENT PLAN
2.5.3 DRAINAGE
A conceptual storm drain system using both above- and below-ground facilities will be used to convey storm flows through
the PDP area to Temescal Wash. The system is generally consistent with the system identified in the 2015 Preliminary
Hydrologic Analysis and will be designed in conjunction with Regional Water Quality Control Board requirements. An 11-
acre detention basin in Planning Area 8 will slow and retain the flows. Strom drains will be implemented in three phases
and constructed to serve the PDP project area. Figure 2-8, Conceptual Drainage Plan, illustrates the backbone drainage
system.
Phase 2A:
• installing a 10 feet by 10 feet box culvert in Lake Street from Street A to Street D, connecting to a 96-inch sewer line
and a 72-inch sewer line to the south of Street D;
• installing a detention basin in Planning Area 8;
• installing two five feet by 10 feet box culverts in Lake Street to the south of I-15 off ramp.
Phase 2B:
• installing two 10 feet by 10 feet box culverts in Lincoln Street between Temescal Canyon Road and Steet B, a 30 feet
wide interim open channel in Lincoln Street to the south of Street B, and two 10 feet by 10 feet box culverts to the
northeast of Temescal Canyon Road;
• installing two five feet by 10 feet box culverts between the I-15 ramp and the Temescal Wash Bridge.
Phase 2C:
• installing a 10 feet by 10 feet box culvert in Lake Street to the north of Street A and connecting to the south end of Phase
2B.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 21
Figure 2-8, Conceptual Drainage Plan
Basin
For illustrative purposes only, final design may vary.
22 | DEVELOPMENT PLAN
2.6 DRY UTILITIES AND PUBLIC SERVICES
Electrical and Natural Gas. The City of Lake Elsinore receives electrical service from Southern California Edison (S.C.E.).
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 S.C.E. 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.
Solid Waste. The City of Lake Elsinore has a franchise agreement with CR&R Disposal, Inc. to provide solid waste services
within the City.
Police Protection. The City of Lake Elsinore, through a contract with the Riverside County Sheriff’s Department, will provide
police protection for the AVSP area. The nearest Lake Elsinore Police Department/Sheriff’s Station is located at 333 Limited
Avenue in Lake Elsinore, approximately 5 miles southeast of the AVSP site.
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.
2.7 GRADING CONCEPT
The Business Park development area will be graded to provide flat pads for business park development separated by
landscaped slopes, as shown in Figure 2-9, Pad Elevation. The exhibit shows the natural grade (NG) and finished surface
(FS).
Grading is intended to respond to the Alberhill Business Park’s landforms and topography. Contour grading will be used,
where permitted by slope conditions, at the visible transitional areas between development and open space. The intent is
to vary constructed slopes’ horizontal lengths and vertical heights to blend manufactured slopes into naturally upgraded
areas. Appropriate plants will restore the appearance of new slopes. Contour grading will not be used in areas where it
would increase manufactured slope height.
Final grading plans for individual areas will be approved as part of the subsequent site plan and/or tentative tract map
processes. Final engineering may result in modifications to the overall grading concept, but they should conform to the
general intent of the Conceptual Grading plan herein.
ALBERHILL BUSINESS PARK PDP
N.T.S.
DEVELOPMENT PLAN | 23
Figure 2-9, Pad Elevation
Prepared by: KWC Engineers
Grading Limits
For illustrative purposes only, final design may vary.
N.T.S.
24 | DEVELOPMENT PLAN
Figure 2-10, Edge Conditions Sections
2.7.1 PROJECT PERIMETER EDGE CONDITIONS
Figure 2-10, Edge Conditions Sections, illustrates the key section locations for the selected planning edges. The details for
each section are described below.
Edge Condition Section AA
Section AA shows the edge conditions between planning areas 6 (BP) and 7 (OS). There is an existing pond next to the
southwest of PA 7, serving as the miner’s water supply.
PA 18
Prepared by: SWA Group
Prepared by: SWA Group
(Min. 106’ - Max. 693’)
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 25
Edge Condition Section A
Section A shows the edge conditions between planning areas 6 (BP), 7 (OS) and 18 (Park). A landscape buffer will be
provided between planning areas 6 and 7. Landscape slope will be provided on planning area 7. Planting details can be
found in Section 4.5.1, Plant Palette, of this document.
Edge Condition Section B
Section B shows the edge conditions between planning areas 6 (BP), 11 (OS) and 12 (BP). A landscape buffer will be
provided between planning areas 11 and 12. A 5-foot DG trail will be provided in Planning Area 11. Planting details can
be found in Section 4.5.1, Plant Palette, of this document.
Prepared by: SWA Group
Prepared by: SWA Group
(Min. 106’ - Max. 693’)
(Min. 70’ - Max. 181’)
26 | DEVELOPMENT PLAN
Edge Condition Section C
Section C shows the edge conditions between planning areas 12 (BP), 11 (OS) and 18 (BP). A landscape buffer will be
provided between planning areas 11 and 12. A 5-foot DG trail will be provided in Planning Area 11. Planting details can
be found in Section 4.5.1, Plant Palette, of this document.
Edge Condition Section D
Section D shows the edge conditions between planning areas 12 (BP), 13 (OS) and 18 (BP). A landscape buffer will be
provided between planning areas 12 and 13. A 5-foot DG trail will be provided in Planning Area 13. Planting details can
be found in Section 4.5.1, Plant Palette, of this document.
(Min. 70’ - Max. 181’)
(Min. 80’ - Max. 165’)
Prepared by: SWA Group
Prepared by: SWA Group
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 27
Edge Condition Section E
Section E shows the edge conditions between planning areas 11 (OS), 12 (BP) and Nichols Road. A landscape buffer will
be provided between planning areas 11 and 12. A 5-foot DG trail will be provided in Planning Area 11. Planting details can
be found in Section 4.5.1, Plant Palette, of this document.
Edge Condition Section F
Section F shows the edge conditions between planning areas 10 (BP), 14 (OS), 19 (MU) and Street D. A landscape buffer
will be provided between planning area 10 and street D. Planting details can be found in Section 4.5.1, Plant Palette, of this
document.
(Min. 73’ - Max. 313’)
(Min. 70’ - Max. 181’)
Prepared by: SWA Group
Prepared by: SWA Group
28 | DEVELOPMENT PLAN
Edge Condition Section G
Section G shows the edge conditions between Planning Areas 10 (BP), 9 (OS), and Lake Street. A landscape buffer and wall
will be provided between Planning Areas 9 and 10. Planning Area 9 will be landscaped. Wall details are outlined in Section
4-6, Wall and Fencing, of this document. Planting details can be found in Section 4.5.1, Plant Palette, of this document.
Edge Condition Section H
Section H shows the edge conditions between Planning Areas 4 (BP), 8 (OS), 10 (BP), and Street A. In Planning Area 8
(basin), fencing will be installed around the perimeter, a 5-foot decomposed granite (DG) trail will be provided, and the
slopes will be landscaped. Fencing details are outlined in Section 4-6, Wall and Fencing, of this document. Planting details
can be found in Section 4.5.1, Plant Palette, of this document.
(Min. 9’ - Max. 32’)
(Min. 659’ - Max. 808’)
Prepared by: SWA Group
Prepared by: SWA Group
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT PLAN | 29
Edge Condition Section I
Section I shows the edge conditions between Planning Areas 1 (BP), 2 (OS), and 3 (BP). A landscape buffer will be provided
in south edge of the Planning Area 1. A 5-foot DG trail will be provided in Planning Area 2. Planting details can be found
in Section 4.5.1, Plant Palette, of this document.
Edge Condition Section J
Section J shows the edge conditions between Planning Area 1 (BP) and Temescal Canyon Road. A landscape buffer will be
provided in north edge of the Planning Area 1. Planting details can be found in Section 4.5.1, Plant Palette, of this document.
(Min. 45’ - Max. 140’)
Prepared by: SWA Group
Prepared by: SWA Group
30 | DEVELOPMENT PLAN
Typical Open Space Section
The typical open space section includes a maximum slope of 2:1 and a 5-foot decomposed granite (DG) trail flanked by
1-foot bench on both sides (one may be used for v-ditch). Planting details can be found in Section 4.5.1, Plant Palette, of
this document.
Prepared by: SWA Group
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT REGULATIONS | 31
3.0 DEVELOPMENT REGULATIONS
3.1 INTRODUCTION
This Chapter sets forth the permitted uses and development regulations and standards for the AVSP Alberhill Business Park
development. Chapter 3 is intended to promote public health, safety, and welfare and safeguard the appearance, quality
of development, and land uses within the PDP boundary. The provisions set forth in this Chapter apply to all development
plans or agreements, parcel maps, tract maps, site plans, or any other action requiring administrative or discretionary
approval. These provisions replace the standards in Title 17 of the Lake Elsinore Municipal Code (hereafter “LEMC”).
3.2 RESOLUTION OF ISSUES
Whenever a PDP development standard differs from or conflicts with the regulations and standards in the LEMC or any
other applicable City regulation, rule, or policy, this PDP shall prevail unless otherwise indicated. If this PDP is silent on an
issue, then the standards in the LEMC or other applicable City, State, or Federal codes shall apply as appropriate. The
provisions in this Chapter are not intended to interfere with, abrogate, or annul any easement, covenant, or other agreement
between parties.
Where the language in this PDP is undefined, unclear, or vague, the Director of Community Development shall make the
final interpretation and determination. The Director of Community Development may refer the matter to the Planning
Commission for a decision if necessary.
3.3 PERMITTED USES
Permitted uses are identified in Table 3-1, Permitted Uses. Any other uses or activity not listed in Table 3-1 shall be prohibited
unless otherwise allowed pursuant to the applicable interpretations and determinations established by the LMEC. The
following shall apply as shown in Table 3-1.
• P: the use is permitted and does not require discretionary review and approval.
• CUP: the use is subject to a conditional use permit.
• NP: the use is not permitted.
32 | DEVELOPMENT REGULATIONS
TABLE 3-1: PERMITTED USES
P=Permitted C=Conditional Use NP=Not Permitted
USE BUSINESS
PARK (BP)
OPEN
SPACE (OS)
Athletic clubs, gymnasiums, health clubs, and physical conditioning business P NP
Auto repair P NP
Bikeways P P
Biological habitats preserve C NP
Book printing and publishing P
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)
P NP
Child day care center C NP
Dye and pattern making C NP
Educational institutions or schools, public/ private P NP
Electroplating P NP
Equipment rental agencies P NP
Gas dispensing establishments subject to the provisions of Chapter 17.112 LEMC P NP
Greenhouses (>2,000 square feet)P NP
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
C NP
Health clubs, racquetball, and indoor tennis courts similar related facilities C NP
Heavy equipment sales and rental C NP
Hospitals P NP
Hotels and motels P NP
Repair shops P NP
Machine shops P NP
Manufacture, assembly, and repair P NP
Manufacture and maintenance of signs and advertising structures P NP
Mini-storage or mini-warehouses P NP
Natural drainages and drainages restored to natural conditions NP P
Natural open space NP P
Offices for on-site management and leasing, provided they shall be directly related
to an involved with the property on which they are located
P NP
Pedestrian paths and trails P P
Pond used for water supply for mining operations NP P
Professional offices (consulting, engineering, planning, architecture, business
consultants, bookkeeping)
P NP
Public/ quasi-public buildings and facilities and accessory utility buildings/ facilities P NP
Racetracks C NP
ALBERHILL BUSINESS PARK PDP
DEVELOPMENT REGULATIONS | 33
USE BUSINESS
PARK (BP)
OPEN
SPACE (OS)
Recreation facilities C NP
Radio Communications P NP
Research offices and laboratories for the conduct of scientific research involving
design, fabrication, and testing of prototypes and the performance of environmental
tests
C NP
Restaurants and eating places, including drive-through services C NP
Sheet metal shops P NP
Soil engineering and testing firms P NP
Storage, wholesale, and distribution facilities P NP
Trade schools and industrial training centers C NP
Upholstering shops P NP
Veterinary clinics/ animal hospital P NP
Wholesale distribution P NP
Wildlife corridors NP P
3.4 DEVELOPMENT STANDARDS
The following standards in Table 3-2 establish the development criteria that shall apply within the Business Park land use
category of this PDP. Minimum setbacks are measured from the public right-of-way or property line.
TABLE 3-2: DEVELOPMENT STANDARDS
DEVELOPMENT FEATURES STANDARDS
Maximum Floor Area Ratio (FAR)0.5
Maximum Height Limit 60 feet ( 80 feet as permitted through approval of a CUP. )
Minimum Building Setbacks
• Setback from Lake Street 30 feet
• Landscaped Setback from Streets A, B, D 20 feet
• Existing Residential*50 feet
• Open Space Connections 20 feet
• Internal Property Line 15 feet
Outdoor Common Shared Open Space Used for
Employee Amenities, including shade, tables and chairs.
Minimum of 250 sq.ft. with a minimum dimension of 15 feet
per planning area.
Landscape Coverage All building sites shall have a minimum landscaped coverage
equivalent to 12 percent of the total lot area. Such landscaping
shall be evenly distributed over the site and consist of an
effective combination of trees, ground cover and shrubbery,
which may include landscaping required for setbacks or
buffers. A reduction in coverage may be sought and approved
during the design review process in recognition of quality
design. For the purpose of this provision, quality considerations
include the use of courtyards, atriums, creative use of ground
floor public space, creative use of water elements, and the
incorporation of sculpture or artwork in the landscape
proposal.
34 | DEVELOPMENT REGULATIONS
* 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.
3.5 PARKING REQUIREMENTS
3.5.1 PARKING STANDARDS
Parking ratio for each type of uses are listed on Table 3-3, Parking Standards.
TABLE 3-3: PARKING STANDARDS
DEVELOPMENT FEATURES STANDARDS
Manufacturing Uses To be Provided.
Warehouse/Distribution To be Provided.
Office/Ancillary Retail 1 space/250 sf
Ancillary office 1 space/250 sf
Carpool Stalls Per CalGreen
Bicycle Parking Per CalGreen
EV Charging Stations Per CalGreen
3.5.2 PARKING STALL SIZES AND AISLE WIDTHS
A combination of standard and compact parking spaces is permitted for employee and visitor parking. Aisle widths and
stall sizes may vary based on a project-specific parking study, which may rely on the recommendations of a current ULI
parking study or a licensed professional traffic consultant’s study.
3.6 MINING REGULATIONS
Mining regulations for preexisting mining operations and related land uses on the Pacific Clay property shall be regulated
pursuant to Section 4.3.12, Interim Surface Mining Land Uses in the AVSP.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 35
4.0 DESIGN GUIDELINES
4.1 PURPOSE AND INTENT
This Chapter contains the site, architecture, and landscape design guidelines for future development within Alberhill Business
Park, Phase 2 of the Alberhill Villages Specific Plan. These guidelines, when implemented, will ensure that Alberhill Business
Park develops as a high-quality Village with design elements reflecting the vision for the project. These guidelines are
intended to provide general direction to planners, builders, architects, landscape architects, engineers, and city staff on
implementing the vision and community design framework for the Alberhill Business Park.
The essence of good design is creativity and adaptability. To encourage variety and innovation, the design guidelines
express “intent” rather than “absolutes,” thus allowing a certain degree of flexibility in fulfilling the intended design goals
and objectives.
4.2 SITE DESIGN
4.2.1 OVERALL SITE DESIGN GUIDELINES
1. The site should be organized in a way that reduces conflicts between pedestrian and vehicular paths of travel.
2. The site should include wayfinding measures to promote efficient paths of travel for pedestrians and all vehicles,
including large truck traffic.
3. Indoor or outdoor break areas should be provided. Landscaping should be used to define activity/use areas.
4. Spaces for outside equipment, trash receptacles, storage, and loading areas should be designed as an integral part of
the structure or properly screened in the least conspicuous part of the site.
Examples of indoor or outdoor break areas.
36 | DESIGN GUIDELINES
4.2.2 PARKING
The parking design should emphasize clear hierarchy, clear navigation, and safety. The development of Alberhill Business
Park should consider the following guidelines relating to the design of parking lots and internal pedestrian and vehicular
circulation.
1. The circulation system should be clear, direct, and simple, primarily focusing on the building and loading zone access.
2. Entries, exits, parking lots, and pedestrian pathways should allow customers, employees, emergency vehicles, and
delivery vehicles to navigate the site easily and safely.
3. Visitor parking should be located with convenient access to public building entries.
4. Trees should be planted regularly within parking lots and medians to provide shade for vehicles and pedestrians, used
by customers and employees, excluding the truck courts.
4.2.3 TRUCK COURTS AND LOADING DOCKS
1. Loading doors, service docks, and equipment areas should be oriented or screened to reduce visibility from public
roads, publicly accessible locations within the PDP boundary, and surrounding residential properties. Screening should
be accomplished with solid walls that are compatible with the architectural expression of the building.
2. No loading or unloading activity is permitted to take place from Urban Arterial and Major streets/view.
3. Adequate queuing distance should be provided on-site in front of security gates to avoid the circumstance of trucks
stacking on public streets waiting to enter at gates.
4. Truck and service vehicle entries should be designed to provide clear and convenient access to truck courts and loading
areas such that passenger vehicle, pedestrian, and bicycle circulation is not adversely affected by truck movements.
5. Loading bays that are utilized by refrigerated trailers should have dock seals and be equipped with plug-in electrical
outlets.
6. Conduit should be installed in truck courts in logical locations that would allow for the future installation of charging
stations for electric trucks in anticipation of this technology becoming available.
Examples of loading docks.
Example of parking lot.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 37
4.3 ARCHITECTURE DESIGN GUIDELINES
The following are essential architectural design elements to be considered within Alberhill Business Park. These guidelines
aim to achieve a diverse yet unified standard of village design that reflects the surrounding areas’ ambiance while providing
design flexibility. The Alberhill Business Park is envisioned to have a contemporary design aesthetic focusing on timeless
architectural features and attractive detailing. Buildings may be characterized by simple and distinct cubic masses with
interlocking volumes of wall planes, colors, and materials to create visual appeal. High-quality, innovative architecture is
encouraged and will be articulated during the design review process. The selected style should be compatible with
surrounding characters, including harmonious building style, Form, size, color, and materials.
4.3.1 OVERALL ARCHITECTURAL DESIGN GUIDELINES
1. The architectural design is intended to provide a basis for decisions regarding the built environment and to include
direct guidance on design details, building mass and scale, materials and exterior colors, and articulation.
2. The architectural design should express the character of a Business Park environment in a progressive and enduring
manner.
3. The architectural character is intended to be a blend of historic features and contemporary designs that reflect efficiency,
innovation, and uniqueness.
4. The architectural style of key features of the entry monumentation should be completed with clay and brick accents to
incorporate the historic brick clay mining uses.
5. Buildings are to be located on each site in an efficient manner, appropriate to site conditions, supportive of the overall
architectural composition and compatible with nearby Villages throughout the AVSP.
6. Buildings along Lake Street and Temescal Canyon Road should be located to enhance project visibility and identity,
while maintaining compatible relationships with adjacent projects and street views.
4.3.2 MULTI-TENANT BUILDINGS
1. Windows, material changes, colors, and façade decorations should be used to create visual interest and break up flat
surfaces at the pedestrian level.
2. Rectangular-shaped buildings are encouraged, with the shorter building side oriented parallel to the street to reduce
the view of a long, narrow building.
3. Create pedestrian walkways that provide access to and through the development site from the public realm.
4. Ensure that buildings are street-facing or open space-facing property lines to visually frame the street or open space.
5. Ensure that there are distinct entrances for visitors and employees through pedestrian pathways.
6. Provide a variety of spaces and amenities for different activities and occupant groups.
7. Development with active uses should be located towards the street to engage the public realm, and services, utilities,
and other operations will be located towards the rear of the site and screened by landscaping and fencing.
Examples of architectural styles.
38 | DESIGN GUIDELINES
4.3.3 SINGLE-TENANT BUILDINGS
1. Building façades should be articulated using architectural elements such as windows, columns, or sunshades.
2. Central offices should be in the front of buildings, oriented towards the main entry. Loading docks and/or loading areas
should be located on the sides or rear of buildings to limit visibility from public streets.
3. Loading bay for trucks should be screened from street and adjacent sites.
4. Incorporate special corner treatments, such as changes in façade treatments, materials, or articulation, for buildings at
street intersections or adjacent to public open spaces.
5. Exterior materials and architectural details of individual buildings should be consistent with the developments’
architectural idea and should be scaled based on viewing distance- finer details for pedestrian viewpoints and larger
scale details for distant viewpoints.
6. Long horizontal stretches of building façade should be broken up through a push or pull of the façade, vertical banding,
a change in materials, or use of other design elements that break up the façade.
7. Pedestrian access locations should be placed along streets to primary building entrances or employee entrances.
4.3.4 ORIENTATION, MASS, AND FORM
Building form is one of the primary elements of architecture. Numerous design aspects, including shape, mass (size), scale,
proportion, and articulation, are elements of a building’s “form.” Building forms are especially important for building
façades that are visible from Temescal Canyon Road and Lake Street.
The following guidelines apply to buildings within the Alberhill Business Park to ensure that development is visually consistent,
appealing, and inviting. Note that building faces not visible from public roads, or publicly accessible viewing areas, are not
required to adhere to the below building form guidelines.
1. The overall building form should consist of simple, geometric forms.
2. Building design should exhibit balance, rhythm, and symmetry.
3. Rectangular forms with repeating elements at entryways and marking building corners are encouraged to promote
balance and visual interest. Arbitrary, complicated building forms and rooflines should be avoided.
4. Buildings should be organized to provide convenient access to entrances and efficient internal circulation for vehicles
and pedestrians.
5. Building modulation and variation in surface planes for buildings visible from Lake Avenue should be implemented in
building design. A parapet or some other method of screening should be utilized to keep rooftop mechanical equipment
screened from public view.
6. Courtyards, arcades, and seating areas should be illuminated to promote pedestrian use and safety. A variety of
lighting may be used to create interest and special effects in coordination with the character and function of the area.
Examples of building forms.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 39
4.3.5 FAÇADE ARTICULATION AND ENTRIES
Building entries are important components of a building façade and should be visually defined with enhanced architectural
design features. Development within the Alberhill Business Park should consider the following guidelines for building
entrances and general façade articulation.
1. Long horizontal stretches of building façade should be broken up through an articulation of the façade, vertical
banding of color or texture, a change in materials, or use of other design elements that break up the façade into smaller
components. Articulation of the façade must be consistent with the setbacks described in the Development Regulations
section. Long (over 100 feet) unarticulated facades are discouraged. Varied building planes are encouraged.
2. All facade surfaces visible from a public right-of-way should be architecturally enhanced such that visible facades
provide building offsets and architectural details.
3. Building forms and elevations should be articulated in a manner that will enhance the primary building entry points and
create interesting building shapes, patterns of shade and shadow, and rooflines.
4. Vertical and horizontal variation should be appropriately implemented to add richness and variety to the overall
building massing.
5. To ensure easy identification, primary building entries are encouraged to utilize signage, landscaping, lighting, canopies,
roof forms, hardscape, architectural projections, columns, vertical elements, or other design features that emphasize
the building’s entry.
6. Building entries should be clearly accessible from the adjacent vehicular parking areas.
4.3.6 MATERIALS AND COLORS
Building materials, colors, and finishes should complement the architectural theme and styles within the Alberhill Business
Park area. Development within the Alberhill Business Park area should consider the following guidelines for building
materials and colors.
1. Appropriate primary exterior building materials include concrete and similar materials, as well as tilt-up panels. Primary
materials should be accented by secondary materials including but not limited to natural or fabricated stone, Fire
resistant wood siding (horizontal or vertical), and metal.
2. Trim details should include metal finished in a consistent color, plaster, or concrete elements finished consistently with
the building treatment. Use of overly extraneous “themed” detailing, like oversized or excessive foam cornice caps,
foam molding and window detailing is prohibited.
3. Material changes should occur at intersecting planes, preferably at the inside corners of change of wall planes, or
where architectural elements intersect.
4. Exposed downspouts, service doors and mechanical screen colors should be the same color as the adjacent wall.
Examples of materials: glass, brick, and metal.
40 | DESIGN GUIDELINES
5. Any color banding should be vertical and not horizontal across the length of a building to deemphasize the building
length and width. Short horizontal color bands are acceptable but long bands across the entire length or width of a
building are prohibited.
Examples of employee amenities.
Examples of colors and materials selections.
4.3.7 EMPLOYEE AMENITIES
1. Provide bicycle racks and electrical outlets for electric vehicle charging at each building or in a common area that
serves multiple buildings to encourage bicycle commuting.
2. Provide bicycle lockers, safe storage areas, and/or showers within buildings to further encourage bicycle commuting.
3. Provide outdoor employee amenity areas at each building or a common area serving multiple buildings, including
shade, tables, and chairs for worker comfort and outdoor enjoyment.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 41DESIGN GUIDELINES | 41
4.4 GOOD NEIGHBOR POLICY
For those planning areas with warehousing, logistics, and distribution uses of over 250,000 square feet located within
1,000 feet from the sensitive receptors, generally including existing residences and approved implementation projects for
residences, schools, active parks (excluding passive parks and trails), the following should apply, per the City’s adopted
good neighbor policies.
1. Warehousing, logistics and distribution land uses should be designed to provide adequate on site parking for commercial
trucks and passenger vehicles and should provide for adequate on site queuing for trucks that is located away from
sensitive receptors. The general queuing and spill-over of trucks onto surrounding public streets should be prevented.
Commercial trucks should not be parked in the public right-of-way or nearby residential areas.
2. In no case should the minimum setback from an existing sensitive receptor to truck bays, loading docks, active truck
operations areas, outdoor storage areas, or any buildings be less than 300 feet to any property line of a sensitive
receptor.
3. Entry gates into loading dock(s)/truck court area(s) should be positioned at a minimum of 140 feet inside the property
line. The stacking distance should be increased by 70 feet for every 20 loading docks beyond 40 docks. The distance
requirement may be reduced if the project design includes double truck stacking lanes. Queuing, or circling of vehicles,
on public streets immediately pre- or post-entry to a warehousing, logistics and distribution facility is strictly prohibited.
Applicants should submit to the Engineering Department, and obtain approval of, all turning templates to verify truck
turning movements at entrance and exit driveways and street intersections adjacent to said warehousing, logistics and
distribution buildings prior to entitlement approval.
4. Sites should be fully screened with perimeter landscaping and masonry screening walls along all bordering streets and
adjacent to the property lines of sensitive receptors. Perimeter screening should measure a minimum of 15 feet in width
and should include, but not be limited to, a continuous vegetative screen of overstory trees that measure a minimum of
25 feet in height within ten (10) years of planting and a solid masonry wall of at least six (6) feet in height. Trees should
be provided at a ratio of one (1) 24” box tree per 20 linear feet. Plans for the perimeter landscape buffer should be
prepared by a landscape architect licensed to do business in the State of California and should incorporate adequate
access points for routine maintenance and meet the City’s water-efficient landscape requirements (LEMC Chapter
19.08). The property owner will be responsible for establishing a long-term maintenance mechanism to assure that the
landscaping remains in place and functional in accordance with the approved landscaping plan and should be
responsible for ensuring that the landscaping is maintained in a healthy, living condition, including the replacement of
dead, diseased, or dying plant materials as soon as practicable.
5. Building planes visible from public view should be articulated by changes in exterior building materials, color, decorative
accents, and/or articulated features. Modulation and variation of building masses between adjacent buildings visible
from public streets should be provided. Pedestrian and ground-level building entries accessible to visitors should be
designed using recessed entries, covered entries, projections, or roofs to provide shade and visual relief at a pedestrian
scale.
42 | DESIGN GUIDELINES
4.5 LANDSCAPE PLAN
The site’s physical setting provides the landscape framework for Alberhill Villages; the natural beauty of the Cleveland
National Forest and Temescal Creek is extended throughout the site. Informal clusters of Cottonwood, Sycamore, and Oak
trees with meadow grasses and native Opuntia, Toyon, and Lemonade berry shrubs occur in large drifts intermixed with
wildflowers and California Poppies on the hillsides. Flowering ornamentals accent developed areas and entries; in these
more intensive areas, drought-tolerant shrubs such as Indian Hawthorne, Red Yucca, or Sage are used. The open space is
reflective of its natural environment and will be used for passive activities, which may include trails, basins, ponds, slopes,
and planting. Exhibit 4-1, Overall Landscape Concept, provides a detailed view of the Alberhill Business Park area and all
proposed landscaping and vegetation.
Alberhill Business Park’s landscape general standards and guidelines should comply with Chapter 8, Landscape Design
Regulations of the Alberhill Villages Specific Plan.
4.5.1 PLANT PALETTE
The plant palette includes colorful shrubs and groundcovers, ornamental grasses and succulents, and evergreen and
deciduous trees that are commonly used throughout Southern California and complement the Alberhill Villages’ design
theme and setting. Many of the plant materials are water-efficient species native to Southern California or naturalized to
the arid Southern California climate.
Recommended plant materials are listed in Appendix A, Landscape Plant Palette. The palettes provide plant recommendations
for the landscape areas. However, substitutions may be required due to plant material availability, soil test results, or other
considerations. The plant palette list provided is subject to review and approval by the Fire Department. The plant palette
may be modified per approval by the Fire Department and the Community Development Director.
4.5.2 IRRIGATION
The following general irrigation concepts should be considered in the design and installation of irrigation systems within the
Alberhill Business Park:
1. All landscaped areas should be equipped with a permanent, automatic, underground irrigation system. Drip systems
are encouraged in all areas needing irrigation. Irrigation systems must conform to all City requirements.
2. Irrigation systems should be designed to apply water slowly, allowing plants to be deep-soaked and to reduce runoff.
3. “Pop-up” type sprinkler heads may be used adjacent to all walks, drives, curbs (car overhangs), parking areas, and
public right-of-way but must be designed to prevent all runoff and overspray
4. The design of irrigation systems, particularly the location of controller boxes, valves, and other above-ground
equipment (e.g., backflow prevention devices), should be incorporated into the overall landscaping design. Where
aboveground equipment is provided, it should be screened or otherwise removed from public view to the extent
possible.
5. The irrigation system should be programmed to operate between 6:00 pm and 6:00 am or as required by EVMWD.
INTRODUCTION | 43
ALBERHILL BUSINESS PARK PDP
N.T.S.Figure 4-1, Overall Landscape Concept
Prepared by: SWA Group
For illustrative purposes only, final design may vary.
44 | DESIGN GUIDELINES
4.6 WALL AND FENCING
Walls and fences are important design features of the Alberhill Business Park, as they help establish and reinforce the
landscape theme. They provide views in and out of the project area, attenuate sound, provide security, delineate boundaries,
and offer visual and physical privacy. Where walls and fences face public streets, they will appear consistent in style,
material, and height, unifying throughout the PDP area and maintaining a common theme. Conceptual community wall
and fence locations are shown in Figure 4-2, Conceptual Wall and Fencing Locations. The design of fencing and walls shall
be in compliance with the City’s Good Neighbor Policy as described in section 4.4 of this document and applicable
standards identified in the city code.
Block Wall: The typical perimeter wall is a six-foot tall slump block wall with a split face or slurry finish. The walls will be
located along the western edge of the Planning Area 3, and maybe along the northeastern and southern edges of the
Planning Area 4, and the eastern edge of Planning Area 10. An 8- to 14-foot high screen wall may be provided around
the perimeters of individual building sites and around loading and dock areas, trailer parking areas, and parking lots to
screen onsite industrial uses from public views and public roads. In addition, landscaping within rights-of-way and outside
of rights-of-way serves as additional screening between onsite industrial uses and public roads.
Tubular Steel Fence: The fence is a six-foot tall tubular steel or wrought iron fence, black or dark brown in color. It will be
located along the perimeter of Planning Areas 7, 8 and 13 as shown in Figure 4-2.
Prepared by: SWA Group
For illustrative purposes only, final design may vary.
INTRODUCTION | 45
ALBERHILL BUSINESS PARK PDP
N.T.S.Figure 4-2, Conceptual Wall and Fencing Locations
Prepared by: SWA Group
For illustrative purposes only, final design may vary.
46 | DESIGN GUIDELINES
4.6 SIGNAGE
All signage lighting shall comply with dark sky criteria. Signs for any uses within the Alberhill Business Park shall comply with
two governing documents. Where conflicts exist, the adopted Specific Plan shall govern.
1. The Signage Guidelines outlined in Chapter 10, Signage Regulations, of the Alberhill Villages Specific Plan as amended;
2. The applicable section of Chapter 17.196, Signs-Advertising Structures, of the Lake Elsinore Zoning Code.
ENTRY MONUMENTATION
The entry monuments play a significant role as they serve as the initial impression of Alberhill Villages. They establish a
standard of excellence, evoke a sense of arrival to the area, and contribute to the incorporation of public art within the City
of Lake Elsinore. The monumentation reflects the site’s legacy of mining various materials by incorporating multiple materials
into each monument. The primary material, brick, is created from clay mined on site. This is complemented by charcoal-
colored accents in the form of brick banding, representing the seams of clay, or metal panels that speak to the site’s
industrial heritage. The clean, contemporary monumentation design accentuates the qualities intrinsic to each material.
Detailed rendered views of the monumentation are illustrated in Figure 4-3, Monumentation Views.
Electronic Billboard: It may be provided at the Lake Street ramp off I-15 Freeway, serving as a point of arrival into Alberhill,
the northern gateway into the City of Lake Elsinore, and offer advertising opportunities for community or city events.
Detailed rendered views and design may be provided during Sign Program application by others.
District Pylon: This monument may be provided at the southwest intersections of Lake Street and Temescal Canyon Road
to establish an identity for Alberhill District, as outlined in Figure 2.1B of the City’s General Plan. The designs may feature
a metal panel standing up to 30 feet tall, incorporating a brick pylon measuring 16 feet 5 inches in height, set on a C.I.P
concrete base. Raised metal lettering with backlit lighting may also be included in the design. Final design may be provided
during Sign Program application by this PDP, as further identified with an implementing project (Tier 3) on PA 1.
Community Monument: Five Community Monuments may be provided at the main entrance of the Alberhill Villages.
Option 1 may feature a brick wall measuring 10 feet in height and 22 feet in width, set on a C.I.P concrete base. Brick
lattice and raised metal lettering with backlit lighting may also be included in the design. Option 2 may feature a brick wall
measuring 10 feet in height and 4 feet in width, set on a C.I.P concrete base. Raised metal lettering with backlit lighting
may also be included in the design. Final design may be provided during Sign Program application by others.
Business Park Pylon: Three Business Park Pylons may be
provided at the corners of Street A, B and D, connecting to
Lincoln Street and Lake Street. The design may feature a brick
wall measuring 12 feet in height and 4 feet in width, set on a
C.I.P concrete base. Raised metal lettering with backlit lighting
and raised metal corporate logos with backlit lighting may also
be included in the design. Final design may be provided during
Sign Program application by this PDP, as further identified with
implementing projects (Tier 3) on phase 2A and phase 2B.
Street
A
Street
D
La
k
e
S
t
r
e
e
tLincoln StreetNichols Road
I-15
Street
B
Temescal Canyon Rd
Street
C
N.T.S.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 47
N.T.S.Figure 4-3, Monumentation Views
Prepared by: SWA Group
District Pylon Business Park Pylon
Community Monument Option 1
Community Monument Option 2
For illustrative purposes only, final design may vary.
48 | DESIGN GUIDELINES
4.7 LIGHTING
Dark sky lighting is crucial not only for safeguarding the Palomar Observatory but also because nearby residential areas
will be positioned above the business park. Therefore, nighttime lighting must be directed downward rather than outward
or upward, allowing residents to enjoy views of the business park with minimal light pollution. All lighting should be
designed with a “Dark Sky” approach. Lighting should utilize high-efficiency technologies, dark-sky cutoffs, strategic
orientation to avoid spillover into adjacent properties and open space/corridor areas, and appropriate shielding or recesses
to minimize glare and reflections. Street and parking lot lighting should meet City standards. Figure 4-4, Lighting Plan,
illustrates the locations of the lighting fixtures.
1. All lighting should comply with Title 24 energy efficiency standards in effect at the time of building construction.
2. The scale, materials, colors, and design details of onsite light posts and fixtures should reflect the PDP area’s desired
character and the architectural style of the surrounding buildings. As outlined in the Specific Plan, industrial-type lights
are not permitted.
3. Exterior lighting should be unobtrusive and not cause glare or spillover into neighboring properties. Lighting fixtures
should be fully shielded to direct illumination downward to minimize light pollution impacts. All lighting should meet
dark sky criteria.
4. Adequate lighting should be provided throughout the site to create an inviting and non-threatening environment. Night
lighting of public spaces should be kept to the minimum necessary for safety and security purposes while minimizing
glare.
5. Project site light posts should be appropriately scaled to pedestrians near sidewalks and other areas of pedestrian
circulation.
6. Extremely tall light posts and fixtures should be avoided. Pole height should not exceed the maximum height established
by the City of Lake Elsinore.
7. Lights on Lincoln Street and Streets A, B, and D should be of a consistent style. Depending upon site conditions, All
fixture heads can be pole mounted, wall mounted, or twin head fixtures of pendant mount.
8. Bollard lighting is encouraged to illuminate walkways without providing spillover.
9. Energy-efficient, low-voltage lighting is strongly encouraged. Decorative lighting should be low intensity. LED lighting is
allowed and encouraged.
10. If security lighting is required, fixtures should be hooded, recessed, and/or located in such a manner to only illuminate
the intended area.
11. Addresses should be visible from the streets and illuminated at night.
Examples of lighting fixtures.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 49
Figure 4-4, Lighting Plan
Prepared by: SWA Group
For illustrative purposes only, final design may vary.
50 | DESIGN GUIDELINES
4.8 OPEN SPACE DESIGN CRITERIA
Open Space within Alberhill Business Park consists of manufactured slopes and trails providing access to the Alberhill
Villages Specific Plan and MSHCP areas. Slope design and maintenance should comply with the standards and guidelines
in Section 8.8 of the Alberhill Villages Specific Plan.
4.9 SUSTAINABLE DESIGN
All new development in Alberhill Business Park must comply with California’s
Building Energy Efficiency Standards and CALGreen Building Standards
(California Code of Regulations Title 24, Parts 6 and 11) as applicable to
promote environmental sustainability, reduce energy costs, and enhance the
quality of life. The CALGreen Code outlines mandatory and optional
measures for site design, energy and water efficiency, material conservation,
and environmental quality. Title 24 sets out requirements for energy, water
efficiency, and air quality, but developers/builders have the flexibility to
choose which measures to implement, either through the prescriptive or
performance methods, provided that they meet the specified threshold. Key
sustainable building features include:
1. Passive Solar Design: Properly designed window location, glazing type
and shading, thermal mass location and type to optimize energy
efficiency.
2. Optimized Building Energy Performance Features: Thermal envelope,
low U-value windows, high Solar Reflectance
3. Index (SRI) roofs, efficient heating, cooling, and lighting devices and
systems.
4. Renewable Energy Sources: Photovoltaics and solar water heating
systems.
5. Water-efficient Fixtures and Appliances.
6. Sustainable Materials: Recycled, rapidly renewable, regionally or locally
manufactured materials.
7. Construction Waste Management.
Effective in 2023.
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 51
APPENDIX A: LANDSCAPE PLANT PALETTE
TREE
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Acer macrophyllum Big Leaf Maple X X X
Aesculus californica California Buckeye X X X
Agonis flexuosa Peppermint Tree X X
Alnus rhombifolia Alder, White Alder X X X
Albizia julibrissin Silk Tree X
Arbutus unedo 'Marina'Marina Strawberry Tree X X X X
Arbutus menziesii Pacific Madrone X X X X
Arctostaphylos spp.Manzanita X X X
Bauhinia variegata
(purpurea)
Purple Orchid Tree X X
Bauhinia x blakeana Hong Kong Orchid Tree X X
Callistemon citrinus Lemon Bottlebrush, Bottle Brush X X
Callistemon salignus Pink Tips/White Bottlebrush X X
Callistemon viminalis Weeping Bottle Brush X X
Cassia leptophylla Gold Medallion Tree X X
Cassia surattensis Yellow Cassia X X X
Ceratonia siliqua Carob X
Cercis canadensis Eastern Redbud X X
Cercis mexicana Mexican Redbud X X
Cercis occidentalis Western Redbud X X
Cercocarpus betuloides Mountain Ironwood X X
Chamaerops humilis Mediterranean Fan Palm X
Chilopsis linearis Desert Willow X X X X
Chionanthus retusus Chinese Fringe Tree X X
Chionanthus virginicus White Fringe Tree X X
Chitalpa tashkentensis Chitalpa X X X X
Cupressus guadalupensis
forbesii
Tecate Cypress X X
Erythrina caffra Kaffir Bloom Coral Tree X X
Ficus nitida Indian Laurel X X
Fraxinus greggii Little Leaf Ash X X
52 | DESIGN GUIDELINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Fraxinus oxycarpa
'Raywood'
Raywood Ash X
Fraxinus velutina Arizona Ash X
Geijera parviflora Australian Willow X X
Ginkgo biloba Maiden Hair Tree X X X
Gleditsia triacanthos Honey Locust X X
Hymenosporum flavum Sweet Shade X X
Jacaranda mimosifolia Jacaranda X X
Juglans californica S. Califonia Black Walnut X
Juglans hindsii N. California Black Walnut X
Koelreuteria bipinatta Chinese Flame Tree X
Koelreuteria paniculata Golden Rain Tree X
Lagerstroemia indica Crape Myrtle X X X X
Liquidambar styraciflua
(seedless var.)
Sweet Gum X X X
Liriodendron tulipifera Tulip Tree X X
Lophostemon confertus Brisbane Box X X
Lyonothamnis floribundus Catalina Ironwood X X
Magnolia grandiflora Southern Magnolia X X
Magnolia grandiflora 'Little
Gem'
Little Gem Magnolia X X
Metrosideros excelsa New Zealand Christmas Tree X X X
Olea europaea 'Swan Hill'Fruitless Olive X X X
Olea europaea 'Wilsonii'Wilsonii Fruitless Olive X X X
Parkinsonia 'Desert
Museum' (C. 'Desert
Museum')
Desert Museum Palo Verde X X X
Parkinsonia microphyllum
(C. microphyllum)
Little Leaf Palo Verde X X X
Parkinsonia praecox
(Cercidum praecox)
Sonoran Palo Verde X X X
Phoenix dactylifera Date Palm X X
Phoenix roebelenii Pigmy Date Palm X X
Pinus coulteri Coulter Pine X
Pinus eldarica Mondell Pine X
Pinus halepensis Aleppo Pine X
Pistacia chinensis Chinese Pistache X X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 53
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Pittosporum phyloraeoides Willow Pittosporum X X X
Pittosporum tenuifolium Kohuhu X X
Platanus x acerifolia
'Columbia'
London Plane Tree X X
Platanus racemosa California Sycamore X X
Platanus wrightii Arizona Sycamore X X
Podocarpus gracilior
(Afrocarpus gracilior)
Fern Pine X
Podocarpus macrophyllus Yew Pine X
Populus alba White Poplar X X X
Populus trichocarpa Black Cottonwood X X X
Populus fremontii Fremont Cottonwood X
Prosopis alba Argentine Mesquite X
Prosopis chilensis Chilean Mesquite X
Prosopis glandulosa
'Maverick'
Thornless Mesquite X X
Prosopis x Phoenix Phoenix Mesquite X X
Prunus caroliniana Carolina Laurel Cherry X X X
Prunus ilicifolia Hollyleaf Cherry X X X
Prunus ilicifolia lyonii Catalina Cherry X X X
Punica granatum Pomegranate X X
Pyrus calleryana cultivars Callery Pear X X
Pyrus kawakamii Evergreen Pear X X
Quercus agrifolia Coast Live Oak X X X
Quercus berberidifolia Scrub Oak X
Quercus chrysolepis Canyon Live Oak X X
Quercus dumosa Coastal Sage Scrub Oak X X
Quercus engelmannii Mesa Oak X X
Quercus ilex Holly Oak X X X
Quercus kelloggii California Black Oak X X X
Quercus suber Cork Oak X X
Quercus virginiana Southern Live Oak X X X
Quercus wislizeni Interior Live Oak X X
Rhaphiolepis indica
'Majestic Beauty'
Majestic Beauty Hawthorn X X
Rhus lancea African Sumac X X
Salix exigua Narrowleaf Willow X
54 | DESIGN GUIDELINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Salix gooddingii Black Willow, Goodding's
Willow
X X
Salix laevigata Red Willow X X
Salix lasiolepis Arroyo Willow X X
Sambucus mexicana Mexican Elderberry X X X
Tabebuia impetiginosa Pink/Lavender Trumpet Tree X X X
Tipuana tipu Tipu Tree X X X
Tristaniopsis laurina Little Leaf Myrtle X X X
Ulmus parvifolia Chinese Elm X
Ulmus pumila Siberian Elm X
Umbellularia california California Bay Laurel X
Vitex agnus-castus Chaste Tree X X
SHRUB
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Hakea laurina Sea Urchin Tree X X X
Hakea suaveolens Sweet Scented Hakea X X X
Hebe 'Veronica Lake'Veronica Lake Hebe X
Hesperoyucca whipplei Chaparral Yucca X X X
Hesperaloe funifera Coahuilan Hesperaloe X X X X
Hesperaloe parviflora Red / Yellow Yucca X X X X
Heteromeles arbutifolia Toyon X X X
Heuchera sanguinea Coral Bells X X
Ilex cornuta 'Burfordii'Burford Holly X
Ilex vomitoria Yaupon X
Isocoma menziesii Coastal Goldenbush X X
Justicia californica Chuparosa X X X
Justicia spicigera Mexican Honeysuckle X X
Kniphofia uvaria Red Hot Poker X X X X
Lantana 'New Gold'New Gold lantana X X X
Lavandula species Lavender X X
Lavatera assurgentiflora Tree Mallow X X
Lavatera bicolor (L.
maritima)
Calironia Tree Mallow X
Leonotis leonurus Lion's tail X X X
Leptospermum laevigatum Australian Tea Tree X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 55
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Leptospermum scoparium
spp.
New Zealand Tea Tree X X
Leucophyllum species
candidum
Texas Sage, Silverleaf X X
Ligustrum japonicum
'Texanum'
Texas Privet X X
Lobelia laxiflora Mexican Bush Lobelia X
Lonicera nitida Box Honeysuckle X
Mahonia species Oregon Grape X X
Malosma laurina Laurel Sumac X X
Melaleuca nesophila Pink Melaleuca X X X
Mimulus spp.Monkey Flower X X X X
Myrica californica Pacific Wax Myrtle X X
Myrsine africana African Boxwood X
Myrtus communis Common Myrtle X
Nandina domestica
species
Heavenly Bamboo X
Olea europea 'Little Ollie'Little Ollie Olive X X
Opuntia ellisiana Spineless Prickly Pear X X X X
Opuntia littoralis Coastal Prickly Pear X X X
Opuntia spp.Prickly Pear/Cholla X X X
Opuntia violacea var.
'Santa Rita'
Purple Beavertail X X X X
Pachycereus marginatus Organ Pipe Cactus X X X X
Penstemon spp.Penstemon X X X
Penstemon parryi Parry's Beardtongue X X
Penstemon superbus Superb Beardtongue X
Perovskia atriplicifolia Russian Sage X X X
Phlomis fruticosa Jerusalem Sage X
Photinia spp.Photinia X X X
Pittosporum tobira and
hybrids
Tobira / Japanese Mock
Orange
X X X
Pittosporum viridiflorum Evergreen Pittosporum X X X
Plumbago auriculata
(campense)
Cape Plumbago X X X
Potentilla gracilis (P.
fruticosa)
Cinquefoil X X
Prunus caroliniana Laurel Cherry X X X
Prunus ilicifolia Hollyleaf Cherry X X X
56 | DESIGN GUIDELINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Prunus lyonii Catalina Cherry X X X
Psorothamnus spinosus
(Dalea spinosa)
Smoke Tree X X
Punica granatum 'Nana'Dwarf Pomegranate X X X
Pyracantha species Firethorn X X X
Rhamnus alaternus Indian Buckthorn X X X
Rhamnus californica Coffeeberry X X X
Rhamnus crocea Redberry Buckthorn X
Rhaphiolepis indica Indian Hawthorn X X X
Rhus integrifolia Lemonade Berry X X X
Rhus lentii Pink-Flowering Sumac X X X
Rhus ovata Sugar Bush X X X
Rhus trilobata Squawbush X X X
Ribes spp.X X X
Romneya coulteri Matilija Poppy X X X
Rosa banksiae Lady Bank's Rose X X
Rosa californica California Wild Rose X X X
Rosa floribunda 'Iceberg'Iceberg Shrub Rose X X
Rosmarinus officinalis
'Huntington Carpet'
Huntington Carpet Rosemary X X X
Rosmarinus 'Tuscan Blue'Tuscan Blue Rosemary X X X
Ruellia californica Sonoran Desert Ruellia X X
Rumex salicifolius Willow Dock X X
Russelia equisetiformis Coral Fountain X X
Sambucus mexicana Mexican Elderberry X X
Sambucus nigra ssp
Caerulea
Western Elederberry X X
Sambucus spp.Elderberry X X
Salvia apiana White Sage X X X X
Salvia 'Bee's Bliss'Bee's Bliss Sage X X X X
Salvia clevelandii Cleveland Sage X X X X
Salvia clevelandii 'Winifred
Gilman'
Winifred Gilman Sage X X X X
Salvia greggii & hybrids Autumn Sage X X X X
Salvia leucantha Mexican Sage Bush X X X X
Salvia mellifera Black Sage X X X X
Santolina
chamaecyparissus (S.
incana)
Lavender Cotton X X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 57
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Santolina rosmarinifolia Green Santolina X X X
Sedum spp.Various Sedum X X
Senecio cineraria Dusty Miller X
Senna spp.Cassia/Senna X X
Simmondsia chinensis Jojoba X X X
Solanum rantonnetii
(Lycianthus rant.)
Blue Potato Bush X
Sollya heterophylla Austrailian Bluebell Creeper X
Sophora arizonica Arizona Sophora X
Sophora secundiflora Texas Mountain Laurel X
Sphaeralacea ambigua Desert Mallow X X
Symphoricarpos mollis Creeping Snowberry X X
Syringa vulgaris Lilac X X X
Tagetes lemmonii Mountain Marigold X X X X
Tecoma stans cultivars Yellow Bells (Shrub Forms)X
Tecomaria capensis Cape Honeysuckle X X
Teucrium fruticans Bush Germander X X X
Trichostema lanatum Woolly Blue Curls X X X
Tulbaghia violacea 'White'White Society Garlic X X
Typha spp.Cattail X X
Verbena lilacina Lilac Verbena X X X X
Verbena lilacina 'De la
Minia'
De La Mina Verbena X X X X
Viburnum spp.Viburnum X X
Westringia fruticosa
(rosmariniformis)
Coast Rosemary X X X
Westringia longifolia Coast Rosemary X X X
Xylococcus bicolor Mission Manzanita X X
Xylosma congestum Shiny Xylosma X X
Yucca pallida Pale Leaf Yucca X X
Yucca schidigera Yucca X X
58 | DESIGN GUIDELINES
GRASSES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Acorus aurea Sweet Flag X X X
Agrostis pallens Bent Grass X X
Bouteloua gracilis 'Blonde
Ambition'
Blonde Ambition Grass X X X
Buchloe dactyloides UC Verde' Buffalo grass X X X
Carex divulsa Berkley Sage X X
Carex pansa Sand Dune Sedge X X
Carex praegracilis Meadow sedge X X
Carex tumulicola Berkeley Sedge X X
Carex velebit humilis Velebit Sedge Grass X X
Chondropetalum tectorum Cape Rush X X
Deschampsia caespitosa Tufted Hair Grass X
Dianella revoluta 'Little Rev'Flax Lily X X X
Dianella tasmanica
variegata
Variegated Flax Lily X X X
Dietes bicolor Fortnight Lily X X X X
Dietes vegeta African Iris X X X X
Elymus glaucus Blue Wild Rye X X X
Festuca (ovina) glauca Blue Fescue X
Festuca californica California Fescue X X X
Festuca idahoensis Fescue X X X
Festuca mairei Atlas Fescue X X X
Festuca microstachys Small Fescue X X X
Helictotrichon
sempervirens
Blue Oat Grass X
Hemerocallis hybrids Day Lily X X X
Iris douglasiana Douglas Iris X
Juncus acutus Spiny Rush X X X
Juncus mexicanus Mexican Rush X X
Juncus patens and cvs.California Grey Rush X X X
Juncus textilis Basket Rush X X X
Leymus arenarius glauca Blue Wildrye X X X
Leymus condensatus Giant Wild Rye X X
Leymus triticoides Creeping Wild Rye X X X
Leymus triticoides 'Lagunita'Lagunita Wild Rye X X X
Liriope spp.Lilyturf X
Miscanthus sinensis Japanese Silver Grass X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 59
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Miscanthus
transmorrisonensis
Evergreen Miscanthus X
Muhlenbergia spp.Pink Muhly (Hairy awn muhly)X X X X
Nolina spp.Bear Grass X X
Pennisetum spathiolatum Slender Veldt Grass X X X
Scirpus cernuus Fiber Optics Plant X X
Scirpus maritimus Bulrush X X
Sisyrinchium bellum Blue-Eyed Grass X
Sisyrinchium californicum Yellow-eyed Grass X
Spartina pectinata Praire Cord Grass X
Stipa pulchra Purple Needle Grass X X
Tulbaghia violacea 'White'White Society Garlic X X
Typha spp.Cattail X X
GROUNDCOVER
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Acacia redolens 'Desert
Carpet'
Desert Carpet Prostrate Acacia X X X
Acacia redolens 'Low Boy'Low Boy Prostrate Acacia X X X
Anisodontea capensis African Mallow X X
Arctostaphylos 'Emerald
Carpet'
Emerald Carpet Manzanita X X X
Arctostaphylos hookeri Monterey Manzanita X X X
Arctostaphylos 'Pacific Mist'Pacific Mist Manzanita X X X
Artemisia pycnocephala Sandhill Sage X X X
Baccharis 'Centennial'Centennial Baccharis X X X
Baccharis pilularis Dwarf Coyote Bush X X X
Baccharis salicifolia Mule Fat X X X
Baccharis sarothroides Desert Broom X X X
Baileya multiradiata Desert Marigold X X
Bulbine frutescens Stalked Bulbine X X X
Calandrinia ciliata Redmaids X
Calandrinia grandiflora Rock Purslane/ Calandrinia X
Calystegia macrocarpa Morning Glory X
Ceanothus 'Concha'Concha Ceanothus X X X X
60 | DESIGN GUIDELINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Ceanothus griseus var.
horizontalis
Carmel Ceanothus X X X X
Ceanothus spp.California Lilac X X X X
Cistanthe grandiflora 'Jazz
Time'
Rock Purslane/ Calandrinia X X
Cephalophyllum 'Red
Spike'
Red Spike Ice Plant X
Cerastium tomentosum Snow In Summer X X X
Cissus spp.Grape Ivy X
Convolvulus sabatius Ground Morning Glory X X
Coprosma spp.Coprosma X X
Coreopsis gigantea Giant Coreopsis X
Coreopsis verticillata cvs.Threadleaf Coreopsis X X
Dalea capitata 'Sierra
Gold'
Sierra Gold Dalea X
Dalea greggii Trailing Indigo Bush X X X
Deinandra fasciculata Fascicled Tarplant X X X
Drosanthemum spp.Ice Plant (Drosanthemum)X X
Dudleya lanceolata Lanceleaf Liveforever X X X
Dudleya Pulverulenta Chalk Dudleya X X
Dudleya spp.Dudleya X X
Epilobium canum 'Route
66'
Route 66 Fuchsia X X
Eremophila glabra
'Mingenew Gold'
Gold Emu Bush X X
Eremophila Hygrophyana
'Blue Bells'
Blue Emu Bush X X
Erigeron karvinskianus Santa Barbara daisy X X X
Eriodictyon trichocalyx Hairly Yerba Santa X X
Eriogonum fasciculatum California Buckwheat X X
Eriophyllum confertiflorum Gold Yarrow X X X X
Fragaria chiloensis Ornamental Strawberry X X
Ferocactus spp.Barrel Cactus X X
Gaillardia grandiflora Blanket Flower X
Hazardia squarrosa Sawtoothed Goldenbrush X
Helianthemum spp.Helianthemum X X
Heuchera maxima Island Alum Root X X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 61
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Isotoma fluviatilis Blue Star Creeper X
Iva hayesiana San Diego Marsh Elder X X
Keckiella cordifolia Heart-Leaved Penstemmon X X X
Lantana motevidensis 'Sun
Gold'
Yellow Lantana X X X X
Lantana motevidensis
'White Lightining
White Hybrid Lantana X X X X
Lantana motevidensis
'Purple'
Purple Trailing Lantana X X X X
Lavandula spp.Lavender X X X X
Layia platyglossa Tidy Tips X X
Limonium commune var.
californicum
Coastal Statice X X
Liriope spicata Creeping Lily Turf X X
Lonicera subspicata Chaparral Honeysuckle X X
Mahonia repens Creeping Mahonia X X X
Melampodium leucanthum Blackfoot Daisy X X X
Mimulus guttatus Seep Monkey Flower X X
Muehlenbeckia axillaris Creeping Wire Vine X X
Myoporum spp.Saltbush X X X
Oenothera caespitosa White Evening Primrose X X
Oenothera stubbei Baja Evening Primrose X X
Phacelia ciliata Great Valley Phacelia X
Plantago erecta California Plantain X
Pelargonium species Ivy Geranium X
Potentilla spp.Cinquefoils X X
Pyracantha spp. & cvs.Firethorn X X X
RuellIa brittoniana Mexican Petunia X
Santolina spp.Lavender Cotton X X
Satureja douglasii Yerba Buena X
Sedum spp.Stone Crop X
Senecio serpens Blue Chalksticks X X
Sisyrinchium californicum Golden-Eyed Grass X X
Thymus praecox Creeping Tyme X
Thymus spp.Thyme X
Trachelospermum spp.Jasmine X X X
62 | DESIGN GUIDELINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Trifolium fragiferum
O'Connor
O'connors Legume X
Trifolium willdenovii Tomcat Clover X
Verbena spp.Verbena X X X
Veronica pectinata rubra Wooly Speedwell X
Viguiera laciniata San Diego County Viguiera X X
Vinca minor Dwarf Periwinkle X
Zauschneria californica
(Epilobium calif.)
California Fuchsia X X X X
TURF
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Agrostis pallens Bent Grass X
Festuca arundinacea
'Marathon'
Tall Fescue X
Paspalum vaginatum Seashore Paspalum X
VINES
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Antigonon leptopus Coral Vine X X
Bougainvillea spp.Bougainvillea X X X
Campsis radicans Common Trumpet Creeper X
Cissus spp.Grape Ivy X
Clematis armandii Evergreen Clematis X
Clematis texensis Scarlet Clematis X
Distictis buccinatoria Blood Red Trumpet Vine X X
Ficus pumila Creeping Fig X
Gelsemium sempervirens Cariolina Jasmine X
Lonicera hildebrandiana Giant Burmese Honeysuckle X X X
Lonicera sempervirens Trumpet Honeysuckle X X X
Macfadyena unguis-cati Cat's Claw Vine X
Pandorea jasminoides Bower Vine X
Parthenocissus tricuspidata Boston Ivy X
ALBERHILL BUSINESS PARK PDP
DESIGN GUIDELINES | 63
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Rosa banksiae Lady Bank's Rose X
Vitis californica California Wild Grape X
Wisteria spp.Wisteria X X
WILDFLOWERS
Botanical Name Common Name Streets Accents
Slopes &
Open
Space
Business
Park
Chaenactis glabriuscula Yellow Pincushion X X
Cryptantha ssp Cryptantha X X X
Eschscholzia californica California Poppy X
Lasthenia californica Common Goldfields X
Lasthenia glabrata Coastal Goldfields X
Lupinus spp.Lupine X
Lupinus succulentus Arroyo Lupine X X
Oenothera spp.Primrose X
Phacelia campanularia Desertbells
Romneya coulteri Matilija Poppy X
Sisyrinchium bellum Blue-Eyed Grass X X X
Stephanomeria virgata Rod Wirelettuce X X X
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