HomeMy WebLinkAboutAVSP FINAL 11.26.14 City of
Lake Elsinore dW
Alberhill
Specific Plan
Lead Agency:
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
Mr. Richard MacHott
(951) 674-3124
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November 2014
Prepared by: In Association with:
The Planning Associates KWC Engineers Project Design Consultants
495 E Rincon St. Suite 212 1880 Compton Ave. Suite 100 701 B Street,Suite 800
Corona,CA 92879 Corona,CA 92881 San Diego,CA 92101
ALBERHILL VILLAGES
SPECIFIC PLAN
Prepared for:
PACIFIC CLAY PRODUCTS, INC.
14741 Lake Street
Lake Elsinore, CA 92530
Prepared by:
THE PLANNING ASSOCIATES
495 E Rincon Street Suite 212
Corona, CA 92879
(949) 444-5600
In Association with:
KWC ENGINEERS
1880 Compton Avenue., Suite 100
Corona, CA 92881
(951 ) 734-2130
PROJECT DESIGN CONSULTANTS
701 B Street, Suite 800
San Diego, CA 92101
(619) 235-6471
November 2014
Chapter Page
1. EXECUTIVE SUMMARY........................................................................................
1.1 Project Overview........................................................................................ 6
1.2 Purpose of the Specific Plan.................................................................... 10
1.3 Regulatory Framework............................................................................. 11
1.4 Document Organization ........................................................................... 13
2. INTRODUCTION....................................................................................................
2.1 Project Location ....................................................................................... 14
2.2 Physical Setting ....................................................................................... 14
2.3 Historical Background.............................................................................. 15
2.4 Entitlement Background........................................................................... 15
2.5 Governmental Authority........................................................................... 17
3. DEVELOPMENT PLAN .........................................................................................
3.1 Vision, Goals and Objectives................................................................... 18
3.2 Land Use ................................................................................................. 20
3.3 Overlay Zones ......................................................................................... 22
3.4 Villages and Planning Areas.................................................................... 22
3.5 Circulation Network.................................................................................. 25
3.6 Public Services and Utilities..................................................................... 26
3.7 Grading.................................................................................................... 28
4. DEVELOPMENT REGULATIONS .........................................................................
4.1 Purpose and Intent .................................................................................. 29
4.2 Development Regulations........................................................................ 29
4.3 Land Use Regulations.............................................................................. 31
4.4 Circulation Requirements......................................................................... 36
4.5 Parking Requirements ............................................................................. 40
4.6 Recreation/Open Space Development Regulations................................. 41
4.7 Stormwater Management Techniques ..................................................... 43
5. IMPLEMENTATION ...............................................................................................
5.1 Implementation Process .......................................................................... 44
5.2 Design Review Procedure ....................................................................... 48
5.3 Transfer of Development between Villages and Planning Areas ............. 49
5.4 Development Approvals Required ........................................................... 50
5.5 Development Status Matrix...................................................................... 53
5.6 Specific Plan/PDP Modifications and Amendments................................. 55
5.7 Phasing.................................................................................................... 55
5.8 Financing and Maintenance..................................................................... 56
6. GENERAL PLAN CONSISTENCY ANALYSIS .....................................................
6.1 Introduction.............................................................................................. 57
6.2 Alberhill District Plan Consistency ........................................................... 58
Alberhill Villages Specific Plan
7. CLIMATE ACTION PLAN COMPLIANCE .............................................................
7.1 Introduction.............................................................................................. 86
7.2 General Plan............................................................................................ 86
7.3 Population & Employment........................................................................ 87
7.4 Transportation & Land Use...................................................................... 87
7.5 Energy & Water Use ................................................................................ 92
7.6 Solid Waste.............................................................................................. 95
7.7 Community Education & Outreach........................................................... 96
8. LANDSCAPE DESIGN GUIDELINES .........................................................................
8.1 Purpose ................................................................................................... 97
8.2 Landscape Plan ....................................................................................... 97
8.3 General Landscape Requirements ........................................................ 100
8.4 Entry Monumentation & Signage .......................................................... 102
8.5 Streetscape............................................................................................ 109
8.6 Landscape Interface Between Uses ...................................................... 113
8.7 Community Walls & Fences................................................................... 120
8.8 Slope Management & Fuel Modification ................................................ 124
8.9 Community Plant Palette ....................................................................... 125
8.10 Bikeway System .................................................................................... 125
8.11 Multi-Use Trail System........................................................................... 126
8.12 Parks & Open Space ............................................................................. 127
8.13 Themed Site Materials, Finishes, Street Furniture................................. 130
9. LIGHTING DESIGN GUIDELINES...............................................................................
9.1 Introduction............................................................................................ 131
9.2 Lighting Design Guidelines .................................................................... 131
9.3 Lighting Fixture Examples ..................................................................... 132
10. SIGN REGULATIONS ...............................................................................................
10.1 Purpose ................................................................................................. 134
10.2 General Sign Guidelines........................................................................ 135
10.3 Sign Regulations ................................................................................... 137
10.4 Special Signs......................................................................................... 138
10.5 Temporary Real Estate Signs................................................................ 139
10.6 Directional and Kiosk Signs .................................................................. 140
10.7 Political Campaign Signs ....................................................................... 141
10.8 Construction Signs................................................................................. 141
10.9 Flags, banners, pennants, balloons, window and interior signs ............. 141
10.10 Residential Signs .................................................................................. 142
10.11 Commercial & Professional Office Signs .............................................. 143
11. DEFINITIONS... .................................................................................................... 145
Alberhill Villages Specific Plan
List of Figures
Figure
1-1 Regional Location...................................................................................................
1-2 Pacific Clay and Alberhill Ranch Areas ..................................................................
1-3 Implementation Process.........................................................................................
2-1 Vicinity Map . ..........................................................................................................
2-2 Pacific Clay and Alberhill Ranch Areas ..................................................................
3-1 Conceptual Land Use/Circulation Plan ...................................................................
3-2 Open Space Vicinity Map .......................................................................................
3-3 Open Space Map....................................................................................................
3-4 Sample Open Space Corridor Sections..................................................................
3-5 Overlay Zones ........................................................................................................
3-6 Villages and Planning Areas Map...........................................................................
3-7 Circulation Plan ......................................................................................................
3-8 Slope Analysis........................................................................................................
4-1 Lake Street Road Sections.....................................................................................
4-2 Temescal Canyon Road Sections ..........................................................................
4-3 Nichols Road Sections ...........................................................................................
4-4 Street A Sections....................................................................................................
4-5 Street B Section......................................................................................................
4-6 Street C Sections....................................................................................................
4-7 Street D Section .....................................................................................................
4-8 Streets E and F Sections........................................................................................
4-9 Preliminary Park Plan .............................................................................................
5-1 Example Tier II Land Use Map ...............................................................................
5-2 Example Tier II Structure Diagram .........................................................................
5-3 Conceptual Phasing Plan .......................................................................................
8-1 Circulation & Monumentation Master Plan .............................................................
8-2 Planting Master Plan ..............................................................................................
8-3 Typical Wall and Fence Program............................................................................
Alberhill Villages Specific Plan
List of Tables
Table Page
3-1 Land Use Summary by Planning Areas.............................................................. 24
4-1 Zoning Requirements ......................................................................................... 30
5-1 Transfer of Development Criteria........................................................................ 49
5-2 Required Development Approvals...................................................................... 49
5-3 Implementation Table......................................................................................... 51
5-4 Development Status Matrix ................................................................................ 53
5-5 Financing Mechanisms....................................................................................... 55
6-1 General Plan Content......................................................................................... 57
APPENDICES
Appendix A: Entitlement History
A-1 Alberhill Ranch Specific Plan 89-2
A-2 Alberhill Ranch Specific Plan Amendment #1
A-3 Murdock Alberhill Ranch Specific Plan Amendment
A-4 Alberhill Ranch Specific Plan Amendment #3
A-5 Alberhill/Lake Elsinore Sports and Entertainment Complex
A-6 Pacific Clay Annexation
Appendix B: Sample Traffic Calming Devices
B-1 Roundabout/Divided Road
B-2 Neckdown
B-3 Cul-de-sac (1)
B-4 Cul-de-sac (2)
B-5 Cul-de-sac (3)
B-6 Knuckle
B-7 Pocket Parks (1)
B-8 Pocket Parks (2)
Appendix C: Sample Stormwater Management Techniques
C-1 Stormwater Conveyance Swale
C-2 Techniques for Cleansing Runoff - Large Areas
C-3 Techniques for Handling Detention
C-4 Parking Lot Bio-infiltration
Alberhill Villages Specific Plan
Contents Chapter
1.1 Project Overview
1.2 Purpose of the Specific Plan
1.3 Regulatory Framework
1.4 Document Organization
EXECUTIVE
SUMMARY
1 .1 PROJECT OVERVIEW
The Alberhill Villages Specific Plan (AVSP) is a blueprint for the development of a sustainable
new community, at the northwestern gateway of the City of Lake Elsinore in southwestern
Riverside County. The fully developed site of approximately 1400 acres will provide 8,244
residential units, distributed over a wide variety of unit types and sizes. The plan also includes a
University Town Center with 1,340,000 square feet of retail/community space, and medical/ office
development. Additional mixed use areas will be placed in 2 other strategic phased locations
offering 785,000 square feet of retail and service uses. Regional and community amenities
include a 60 acre university for 6000 students with 1,500,000 square feet of indoor facilities, an
850 student capacity elementary, over 30 acres of natural or enhanced open space with trails, a
65 acre community park with a 40 acre lake, as well as over 150 acres of restored open space.
When fully developed, over a period of approximately twenty (20) to thirty (30) years, Alberhill
Villages will be a thriving sustainable community of nearly 27,000 people enjoying the
advantages of a highly livable, environmental friendly, and socially inclusive community. The
Villages' facilities and services will also attract the greater Lake Elsinore community and
surrounding county residents.
The "sustainable community" of today embodies many of the familiar concepts that are already
finding their way into the "best planning practices" of urban redevelopment and new community
design. Many of the best practices are embodied in the concept of "new urbanism," "traditional
neighborhood design," "smart growth," and Leadership in Energy and Environmental Design
(LEED) Neighborhood Development." AVSP embraces the new urbanism as embodied in its
mixed-use village core, its grid-inspired street design, its compact design, its walkable,
pedestrian-friendly development patterns, and its extensive recreational facilities among many
other attributes. Sustainable community design builds upon these approaches and adds a new
dimension that can be summarized as a deep concern for the environmental and the social
consequences of development, at all levels — the individual, the community, the region, and the
planet as a whole. As described by the Urban Land Institute, the concept of sustainability speaks
to the idea of "balancing economic and social forces against the environmental imperatives of
resource conservation and renewal for the world of tomorrow."
The principal element in this New Urbanism is job growth and job creation sustained in a
localized" village area that provides thousands of new temporary construction and permanent
jobs meeting the resident needs of this city sized community. The public revenue projections
from the 2,507,000 new square feet of commercial retail, service and professional office uses will
be significant for the long term economic viability of the City of Lake Elsinore over the next 30
years and into the future. The Alberhill Villages is the significant economic "blueprint" for
sustainable communities of today and tomorrow.
Alberhill Villages Specific Plan 6
AVSP is distinguishable as a sustainable community for 27,000 new residents and 5,000 new
permanent employees by the following characteristics:
1. Balanced uses of land affording the opportunity to live, work, shop, attend school,
and recreate within the Villages. The distribution of these facilities is dispersed
throughout the Villages while being interconnected by a system of walking and bicycling
paths. This arrangement helps reduce automobile use and encourages social interaction.
2. Provide the region with higher education in the form of a 6,000 student university that
will offer both traditional as well as adult education programs 6 days a week morning till
night. Educated related office uses will support this university complex. The university
will provide for a performing arts center, chapel, entertainment center, and other
attractions for students, Lake Elsinore residents and visitors, thus reducing miles of travel
for students and residents seeking higher education and cultural enrichment.
3. At least one elementary will also be located within the community, paired with
neighborhood and community parks, and places for religious assembly for joint uses and
shared parking reduction. The elementary school site has been designed large enough to
provide for a K-6 to K-8 expansion.
4. Two mixed-use town centers that meet the needs of the Alberhill area in the City of
Lake Elsinore and the region. The regionally focused University Town Center is coupled
with a university and large community park with a significantly sized lake complex. The
Alberhill Town Center is located in the southeast portion of the project at the intersection
of Nichols Road and Lake Street, across from a planned park, school, and Boys and Girls
club. Both Town centers will offer a full range of land uses ranging from residential, retail,
civic, office, medical office, and public gathering places. This commercial and office space
will greatly benefit the City of Lake Elsinore by creating jobs, increasing sales tax
revenue, and contributing to other city revenues such as property taxes as wage earners
gain purchasing power to buy real estate within the City.
5. Restoration of hundreds of acres of mined land into new and restored natural areas,
public facilities, a university, parks, schools, housing, retail, and business park.
6. A compact development pattern adjacent to the existing 1-15 freeway and future transit
corridor. The project is located at the northwestern gateway to the City of Lake Elsinore.
The community plan is organized into a series of walkable villages that have their own
identity or focal point thus helping to reduce the dependency on the auto.
7. A wide choice of housing opportunities that promotes affordable, moderate, student,
as well as upper income housing. This residential mix assists in creating a diverse social
make up in the community and assists the city in attaining their fair share of the regional
housing needs assessment (RHNA).
8. An employment/ business park which help provide a jobs/housing balance - generating
significant temporary and permanent jobs. The medical profession is targeted in
conjunction with the university's nursing program and potential new hospital and medical
office center.
Alberhill Villages Specific Plan 7
9. This project may support the establishment of the Alberhill Wastewater Treatment
Plant, which will allow additional needed industrial, commercial, and residential
development to occur in north-western Lake Elsinore, an area which has previously been
hindered by a lack of sewer availability. EVMWD, the water district for the region, is
analyzing an alternative method for wastewater treatment, which includes a series of lift
stations and force mains conveying sewage to the existing regional wastewater treatment
plant.
10. A multi-purpose park and open space system that meets the needs of the MSHCP
and Quimby Act while providing visual relief, passive and active recreational
opportunities, biological habitat, wildlife corridors, and ground water recharge of the area.
11. A modified grid system of road ways that provides for a simple organized element of
urban landscape, and hence, provides an easier to negotiate environment for both the
motorist and the pedestrian. This system also provides the opportunity to create visual
destinations with landmarks, such as public art or open space vistas of mountains and
lakes.
12. Domestic water will be provided by EVMWD, which has concluded that they have
sufficient water supply for the project. In addition to domestic water, the water district
is analyzing the regional opportunity for reclaim water to be used at parks and open
space.
13. Landscape, site design, and design guidelines promote water and energy
conservation, including affordable and economic passive solar and "green building"
design.
14. The project will expand the existing roadway system with the improvements to Lake
Street, Temescal Canyon Road, Lincoln Avenue, and Nichols Road
15. Natural spring water from south of the site will flow into the lakes to provide a
natural water source to the Alberhill Village lakes. Low flow storm water will be
captured within each development to percolate into the groundwater table to replenish
water supplies. High storm water flows will safely be conveyed through the site into
Temescal Wash as existing flows would do today during a storm event.
The AVSP (Villages) project area is located in northwest Lake Elsinore, just south of Interstate 15
(1-15), in the vicinity of Lake Street and Temescal Canyon Road (see Figure 1-1, Regional
Location). It encompasses the site of the old mining community of Alberhill, which emerged in
the early 1900s as a result of incentives offered by mining corporations that encouraged workers
to build their homes in the area. Although the community was full of promise and was later
considered to be one of the area's most important suburban towns, it was abandoned when
construction of the 1-15 Freeway began.
The goal of the Villages is to build on the history of the area by re-establishing a community
based around an on-going mining operation in existence since the 1880s. As mineral resources
become fully extracted from phased mining areas, and mining operations cease, the land will be
reclaimed for community development, and the former Alberhill mining areas will have then
evolved into a dynamic and vibrant community of regional importance serving as one of the major
gateways to the City of Lake Elsinore.
Alberhill Villages Specific Plan 8
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Figure E-1
Alberhill Villages Vicinity Map
Specific Plan
IPROJECT DESIGN CONSULTANTS
0' 3,000' 6,000'
The "project core" of the Villages, as represented in blue and red colors on the Conceptual Land
Use Plan (see Figure 1-2, Pacific Clay & Alberhill Ranch Areas), consists of a regional University
Town Center with retail, office, high density housing, a University campus with performing arts
facilities, libraries, meeting centers, and housing which merge into the adjacent commercial and
office areas, and a community park and lake with a variety of recreational amenities. The Villages
contain a series of focal points or event areas such as a public plaza, town green, or
amphitheater. These distinct and active public use areas construct the "spine" of the community.
Surrounding the "project core" are themed residential Villages, as represented in yellow on Figure
1-2 also contain focal points such as a park or school located within a five minute walk of most
housing units. Interspersed throughout the community are a series of parks, plazas, paseos, and
walking / biking areas. The following—graphic illustrates the structure of the AVSP planned
community in a more abstract form:
Pedestrian Spine Regional
fixexed-Use Focal Point
Community Gathering Place
Town Green Event Area
Alberhill Ridge
�( University University
Cam us
Residential. p ° Plaza District Residential
�� District
T
`���� 000�
Auto/Pedestian/ Park "� Amphitheater/Lake
Bicycle Linages
Focal Point
Neighborhood Gathering Place
Residential
District
An important feature of the AVSP is the creation of naturalized and restored open space on the
edges throughout the planned community and connecting to adjacent areas of the City, which
provides important connections to the off-site and adjacent MSHCP areas. Although the naturally
occurring wildlife corridors have long ceased to exist on the site due to over 100 years of mining
activities, a series of re-created natural wildlife and open space connections are provided
throughout the project area to allow for the safe passage of wildlife through or around the Specific
Plan area and interfacing with the Multiple Species Habitat Conservation Plan (MSHCP) on the
periphery.
Alberhill Villages Specific Plan
1 .2 PURPOSE OF THE SPECIFIC PLAN
The purpose of the AVSP is to:
1) Incorporate the March 2008 city annexed 1,374 acre Pacific Clay site into a specific plan
document to implement the Pre-annexation Development Agreement which allocates 8,244
units to the site. In addition to these residential units, the Pacific Clay site will include
approximately 2,507,000 square feet of commercial and office uses, which are also
contemplated in the development agreement and the 2011 General Plan, adopted 13
December 2011;
2) Incorporate the 9.09 acre and 16.7 acre portions of the original Alberhill Ranch Specific Plan
89-2, which are currently zoned as Commercial-Specific Plan (C-SP), into the land use plan
for the AVSP; and
3) Incorporate the areas noted above into a single Environmental Impact Report (EIR).
Figure 1-2 identifies Alberhill Villages, and the 9.09 and the 16.7 acre areas in relation to the I-15
Freeway/ Lake Street interchange.
The maximum entitlements for development as set forth in this Specific Plan are consistent with
what has been allocated to the project area based on the 2011 General Plan, Zoning, the
respective development agreements with the City of Lake Elsinore, and including the proposed
2011 General Plan update. It is anticipated that these maximum entitlement limits will be reached
approximately 20 to 30 years into the future, or possibly beyond, depending on economic cycles.
Development of this Specific Plan is expected to continually urbanize, change, and evolve as
market demand conditions change. Areas within the Specific Plan may develop initially at a lower
suburban intensity observable in today's market, but as additional development pressures arise
in the future, re-intensification or private redevelopment may occur at a higher intensity, similar to
other urbanizing areas in Southern California (San Diego and Irvine).
Due to the many unknowns involved in developing a project area of this size over the span of
several decades, this zoning document does not contain all of the design and regulatory details
currently specified in the City of Lake Elsinore's Specific Plan Guidelines. Rather, it establishes a
basic framework or foundation for future phased development with a carefully developed,
illustrated, and protected backbone system of circulation rights-of-way, general land use, open
space, public facilities, and interface with on-going mining operations. The content of this Specific
Plan meets state requirements for a specific plan under Government Code §65450-65457:
(a) A specific plan shall include a text and a diagram or diagrams which specify all of the
following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within
the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal, energy,
and other essential facilities proposed to be located within the area covered by the plan
and needed to support the land uses described in the plan.
Alberhill Villages Specific Plan
(3) Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
(4) A program of implementation measures for development including regulations,
programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the relationship of the specific plan to the
general plan.
The AVSP, as adopted, also includes an planning process that provides local decision makers
with discretionary authority to review additional project design and engineering details at
predictable stages in the development process once marketing, economic, and architectural
design trends become certain. The proposed process should minimize the need to amend the
AVSP in the future, thereby reducing costs while maintaining oversight by the Planning
Commission within certain entitlement parameters.
1 .3 REGULATORY FRAMEWORK
A three-tier implementation approach provided in this Specific Plan will ensure that certain project
design details or standards which cannot be anticipated at this time, are identified once
development becomes imminent (refer to Figure 1-3, Implementation Process).
This three tier implementation plan allows for the establishment of:
Tier 1 An overall land use and backbone circulation plan and development regulations for the
entire project area within the Specific Plan.
Tier 2 The preparation of Phased Development Plans (PDPs), providing more detailed land
use, circulation, development regulations, and design guidelines for a defined
geographic area when development in that area becomes imminent.
Tier 3 The processing of detailed site plans through the City's Design Review process when
site specific development plans are prepared in anticipation of processing building
permits.
Tier I Specific Plan
The Specific Plan sets general guidelines for future development, but requires additional details
to be provided in a subsequent Phased Development Plan document.
This Alberhill Villages Specific Plan contains:
• General land uses
• Backbone circulation patterns
• Regional trail connectivity
• Open space connections
• Anticipated public facilities
• Maximum allowable dwelling units and square footage based on development agreements
• Districts and planning areas
Alberhill Villages Specific Plan
• General development regulations
Tier 11 Phased Development Plan (PDP)
A Phased Development Plan (PDP) will be submitted for each phase or stage of the Specific Plan
once the marketing and economic environment dictate that additional details for development
within each phase become more certain. The information to be included in the PDP includes:
• Refined land uses by subarea
• Design Guidelines
• Specified access points
• Traffic calming devices
• Entry statement locations
• Treatments for important edge conditions including school/residential interfaces,
park/residential interfaces, and neighborhood center/residential interfaces
• The relationship and separation of ongoing mining operations to new development
PDPs will be considered for final action at a noticed Planning Commission hearing.
Tier 111 Design Review
Design review will occur at a later point in the process similar to other developments within the
City. At the Design Review stage detailed drawings and information are submitted to City staff
for processing to the Planning Commission for approval, provided the subject site or lots are
within the area of a previously approved subdivision map. Specific information submitted at this
stage includes, at a minimum:
1) Residential Single-Family:
a. A Tentative Tract Map, scaled and fully dimensioned, indicating the type and location
of all buildings and structures, entrances, parking, landscape areas, signs, walls,
preliminary grading information, and the location of existing improvements on
adjacent properties;
b. Architectural Drawings of the Elevations and Floor Plans
c. Technical Studies
2) Commercial, Mixed-Use, Multi-Family, Schools:
a. Conditional Use Permit
b. A Site Plan, scaled and fully dimensioned, indicating the type and location of all
buildings and structures, entrances, parking, landscape areas, signs, walls,
preliminary grading information, and the location of existing improvements on
adjacent properties;
c. Architectural Drawings of the Elevations and Floor Plans
d. Technical Studies
e. Sign and Lighting Design
Design Review to be pursuant to Chapter 17.184, Title 17 of the City of Lake Elsinore Municipal
Code.
Alberhill Villages Specific Plan 12
Other Discretionary Actions
Subdivision maps may be processed at any time in the development process, concurrently with
the Specific Plan, concurrently with a PDP for all or a portion of the area subject to the PDP, or
subsequent to the approval of a PDP. Design Review of site plans, floor plans, and elevation
drawings may also be processed concurrently with subdivision maps and PDPs or subsequent to
these discretionary approvals. A PDP for Phase I of the development has been filed concurrently
with this Specific Plan as part of the initial entitlement action.
1 .4 DOCUMENT ORGANIZATION
This executive summary (Chapter 1) introduces the project, the purpose behind the AVSP, and
the approach to accommodate the ever evolving development that is expected to occur within the
specific plan area.
Chapter 2 provides an introduction to the Specific Plan including the project location and physical
setting, the historical background of the area, and the governmental authority by which specific
plans may be adopted.
Chapter 3 provides the vision, goals, and objectives for the project along with a summary of the
development plan including land use, circulation, infrastructure, and grading.
Chapter 4 contains general development regulations.
Chapter 5 outlines the implementation process.
Chapter 6 includes an analysis of the relationship of the Specific Plan to the General Plan to be
submitted later.
Chapter 7 assesses compliance of the Alberhill Villages Specific Plan with the City's Climate
Action Plan (CAP).
Chapter 8 contains the landscape design guidelines and standards for use in the preparation of
the landscape plans throughout Alberhill Villages.
Chapter 9 includes all lighting design guidelines for Alberhill Villages.
Chapter 10 includes signing regulations to maintain and enhance the physical appearance and
economic value of the Alberhill Villages community.
Alberhill Villages Specific Plan
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Alberhill Villages Regional Map
Specific Plan
rPROJECT DESIGN CONSULTANTS
0' 15,000' 30,000'
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Alberhill Villages Regional Map
Specific Plan
rPROJECT DESIGN CONSULTANTS
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�■ ■J� City of Lake Elsinore(2008)
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10 Alberhill Villages
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Tier One:
Specific Plan
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Tier Three: I
Design Review
-Site Plans
•Elevations
-Floor Plans
-Tract Maps
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Figure 1-3
Alberhill Villages Implementation Process
Specific Plan
rPROJECT DESIGN CONSULTANTS
Contents Chapter
2.1 Project Location
2.2 Physical Setting
2.3 Historical Background 2
2.4 Entitlement Background INTRODUCTION
2.5 Governmental Authority
2.1 PROJECT LOCATION
The Alberhill Villages Specific Plan (AVSP) is located in northwest Lake Elsinore and includes
approximately 25 acres of the original Alberhill Ranch Specific Plan 89-2, approved on August 8,
1989, in addition to approximately 1,374 acres which was recently annexed into the City of Lake
Elsinore (known as Pacific Clay) (refer to Figure 1-2, Pacific Clay & Alberhill Ranch Areas). The
AVSP area is located just south of Interstate 15 and is west of Lake Street (refer to Figure 2-1,
Regional Map). The eastern project boundary borders Lake Street, the southeastern project
boundary borders the Murdock Alberhill Ranch Specific Plan residential development, and the
1,000 acre Horsethief single-family planned development is located along the western boundary.
(Refer to Figure 2-1, Vicinity Map).
2.2 PHYSICAL SETTING
The project area is significantly isolated from existing development with the exception of the
1,000 acre Horsethief Planned Development along the western boundary and a portion of the
Murdock Alberhill Ranch development along Lake Street south of Nichols Road. Lake Street is an
existing two lane road which connects the mainly residential northwest portion of the city with the
1-15 freeway. The project area has been heavily impacted by the vested mining operations that
have occurred onsite for over a hundred years. The site consists of rolling terrain and contains a
series of stock piles of mined raw and finished material interspersed with various sizes of
depressions, including mining washout areas and various locations of mining manufacturing
operations. The project area is divided historically by five ephemeral drainages. Only two of these
drainages remain intact today. The western portion of the site has two existing unnamed
drainage that trends southwest to northeast and drains to the north generally along or near the
boundary with the Horsethief Canyon Planned Development to the west emptying into an area
that crosses Hostettler Road, exiting Horsethief Canyon. The central portion of the site picks up
storm water from two drainages from Rice Canyon to the south, holds it in a series of washout
ponds and detention basins, and then releases the storm water to the north along Lake Street
toward Temescal Creek along the south side of the 1-15 freeway. The fifth drainage is Temescal
Creek that flows through portions of the project area along the 1-15 freeway. Formerly a natural
ephemeral water course, Temescal Creek has been turned, at least temporarily, into a modified
ephemeral water course due to intermittent upstream reclaimed water discharges by two
upstream water districts. All of these drainages have been mined and disturbed by human
activities for over 100 years, and two former stream courses connected with Rice Canyon are
partially disconnected from the upstream and downstream areas due to the historical mining
operations. These streams now flow into large water detention basins and discharge to
Temescal Creek only during storm events after storm water cleaning.
Alberhill Villages Specific Plan
2.3 HISTORICAL BACKGROUND
The most unique attribute of the AVSP area is its mining history as part of the Alberhill area.
Mining in the Alberhill area, including today's Pacific Clay mine, began roughly around the same
time that the region's first railroad, the Atchison, Topeka, and Santa Fe Railroad, was completed
in the 1880s. The railroad, along with various mining opportunities, greatly increased 4nmigration
to the Lake Elsinore area. Portions of Lake Street and Coal Road (now named Nichols Road) are
generally aligned with a section of the railroad that has since been removed in that area.
The mining industry began with John D. Huff's founding of the Southern California Coal and Clay
Company in the 1880's. Huff's company became part of a newly established community, Terra
Cotta, which was later considered to be one of the area's most important suburban towns. The
name of the community was later changed to Alberhill after CH Albers and JH Hill, the two men
who originally discovered the coal and clay resources in the area in 1886. The community of
Alberhill contained two markets, Gahagan's General Store, a post office, a smoked turkey
restaurant, Winks Cafe, a gas station, and a school which accommodated 100 students from first
through eighth grade. The Alberhill School, the only remaining building and a locally recognized
historic resource, is located along Lake Street and served the area from its inception in 1912 until
it was abandoned in 1964. The Alberhill School building is dilapidated and currently unsafe for
human use. The mines at Terra Cotta operated until the 1940s when Pacific Clay Products
Company acquired them. Pacific Clay subsequently purchased the Alberhill Coal and Clay Mine
and became the sole operating clay mine in the region.
Because of the richness and abundance of resources within the Alberhill Ranch area, mining
operations have continued to exist since the late 19th century and occupy a significant portion of
the Alberhill Villages Specific Plan area. Development will be phased to allow mining activities to
remain in operation until resources are fully extracted.
2.4 ENTITLEMENT BACKGROUND
The surrounding Alberhill Ranch area has been included in several entitlement applications:
• In 1989, it was the subject of an annexation to the City of Lake Elsinore of 2,667 acres
including an annexation-wide area Specific Plan 89-2. This annexation, together with the
Alberhill Ranch Specific Plan, includes the 9.09 and 16.7 acre commercial designated parcels
located near Lake Street and the 1-15 freeway near Pacific Clay properties (previously
mentioned in Section 1), and will be included within the AVSP commercial areas. This
Alberhill Ranch annexation and Specific Plan zoning did not include the Pacific Clay
ownership at that time (see Figure A-1, Appendix A).
• In 1991, the Alberhill Ranch Specific Plan Amendment #1 (ARSPA#1) separated the Brighton
ownership area of approximately 1,000 acres from the rest of the Alberhill Ranch planning
area and added a public golf course along Temescal Creek and the 1-15 freeway (see Figure
A-2, Appendix A).
• In 1992, the Alberhill Ranch Specific Plan 89-2 was amended and entitled the Murdock
Alberhill Ranch Specific Plan for a 511.4 acre portion of the 2,667 acre specific plan area
(see Figure A-3, Appendix A).
• In 1997, the Horizon Group, Inc. processed an Alberhill Ranch Specific Plan Amendment #3
(ARSPA#3) for the 202 acre area at Nichols Road and the 1-15 freeway for a commercial
development as an expansion for the Outlet Center to the south of the 1-15 freeway along
Collier Avenue (see Figure A-4, Appendix A).
Alberhill Villages Specific Plan 15
• In 2000, following a bankruptcy proceeding, the ARSPA#1 (Brighton) 1,000 acre area was
subject to a draft Specific Plan amendment that was never finalized for the now defunct
Alberhill/Lake Elsinore Sports and Entertainment Center Specific Plan Race Track project.
This Specific Plan Amendment and its full Environmental Impact Report (EIR) were circulated
for public comment, but never approved by the City (see Figure A-5, Appendix A). In
February 1, 2012 the second operating memorandum of understanding became affective.
• On February 24, 2004, Castle & Cooke properties throughout Riverside County were
removed from the MSHCP pursuant to a lawsuit settlement agreement with Riverside County.
The Pacific Clay properties were part of this settlement agreement and this 1,374 acre portion
of the project area is not subject to the provisions of the MSHCP, but will include de facto
MSHCP corridors and connections throughout the Alberhill Villages area.
• In 2006, the Pacific Clay 1,374 acre (now Alberhill Villages) mining site was the subject of an
annexation and a pre-annexation Development Agreement with the city. The annexation and
pre-annexation Development Agreement became effective in 2008 upon certification of the
annexation by LAFCO (see Figure A-6, Appendix A).
• In 2007, the 9.09 acre portion of the Alberhill Ranch Specific Plan near the intersection of
Lake Street and Temescal Canyon Road was the subject of a MSHCP Habitat Acquisition
and Negotiation process (HANS) also called Lake Elsinore Acquisition and Negotiation
Process (LEAP). This LEAP process resulted in a decision of the Lake Elsinore City Council
to identify a 2.09 acre MSHCP conservation "linkage" area out of the 9.09 acre commercial
specific plan area. Therefore, 7 acres were designated for commercial development. This
9.09 acre property was acquired by Castle & Cooke after the MSHCP settlement agreement
and as such was subject to the MSHCP program. Since this project area has a final LEAP
determination pursuant to MSHCP 6.1.1.C., no further LEAP and CEQA/NEPA processing for
biology matters is required pursuant to the MSHCP Section 6.1.1.A., p. 6-3.
Eight separate California Environmental Quality Act (CEQA) documents have covered the
Alberhill Ranch Specific Plan areas including four Specific Plan EIRs, two mitigated negative
declarations, one EIR addendum, and an EIR/EIS for the Countywide Multiple Species Habitat
Conservation Plan.
The AVSP incorporates the recently annexed 1,374 acre Pacific Clay site, and approximately 26
acres of commercially zoned land within the original Alberhill Ranch Specific Plan into one
specific plan document covered by one project EIR. This new Alberhill Villages Specific Plan
implements the Pacific Clay pre-annexation development agreement which allocates 8,244
dwelling units to the site'. It also includes a total of 2,507,000 square feet of commercial and
office uses for the Pacific Clay, 9.09 and 16.7 acre portions of the site. (refer to Figure 1-2,
Alberhill Villages Specific Plan located in the Executive Summary.
The governing General Plan Land Use Designation pursuant to the City Ordinance adopted
development agreement for the Pacific Clay portion of the Specific Plan is contained in the 1990
— 1992 General Plan and designates the area for"6 dwelling units per acre with commercial uses
and other support facilities". The current 2011 General Plan designates the Alberhill Villages
Specific Plan project area as Future Specific Plan and an extractive overlay. The Circulation and
Land Use Element of this 2011 General Plan has used the AVSP land uses and circulation
' Note: There is a scrivener's error in the pre-annexation development agreement for Pacific Clay. The
agreement designates the area for 6 dwelling units per acre over 1,450 acres, which would yield a total
dwelling unit count of 8,760. The actual acreage for Pacific Clay is 1,374 acres; therefore, the maximum
number of dwelling units allocated to this portion of the project site pursuant to the AVSP is 8,244 units.
Alberhill Villages Specific Plan 16
intensities now reflected in the various Elements of the 2011 General Plan. The General Plan
text under the Alberhill land use District plans notes that this future Specific Plan, area is subject
to the 2006 Development Agreement described above.
2.5 GOVERNMENTAL AUTHORITY
The adoption of the AVSP zoning ordinance by the City of Lake Elsinore is authorized by
California Government Code, Title 7, Division 1, Chapter 3, Article 8, §65450 through §65457. As
set forth by the Government Code, Specific Plans must contain the information outlined below in
either text and/or exhibits. References to the location of this information within the AVSP are
shown in bold.
• The distribution, location, and extent of the uses of land, including open space, within the
area covered by the Plan. (Chapter 3 Development Plan, Land Use section)
• The proposed distribution, location, extent, and intensity of major components of public and
private transportation, sewage, water drainage, solid waste disposal, energy, and other
essential facilities proposed to be located within the area covered by the Plan and needed to
support the land uses described in the Plan. (Chapter 3 Development Plan, Circulation
and Infrastructure sections)
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable. (Chapter 4
Development Regulations)
• A program of implementation measures including land development regulations, capital
improvement programs, public works projects, and financing measures necessary to carry out
the above items. (Chapter 5, Implementation)
• A statement of the relationship of the Specific Plan to the General Plan. (Chapter 6, General
Plan Consistency Analysis)
Chapter 17.204 of the City of Lake Elsinore Zoning Ordinance repeats the same state mandated
requirements, but sets forth some additional requirements for specific plans including:
• General plan, regional and sub-regional or community plan land use designations (Chapter 2
Introduction, Historical Background section)
• Slope analysis (Chapter 3 Development Plan, Grading section)
• General objectives/concepts (Chapter 3 Development Plan)
• Tabulation of land area to be devoted to various uses (including open space) (to be provided
in a subsequent Phased Development Plan)
• A calculation of the overall density and the average densities per net residential acre of the
various residential areas (to be provided in a subsequent Phased Development Plan)
• The AVSP will be adopted as a zoning ordinance and, as such, modifications may be made
to the additional non-state mandated Specific Plan requirements contained in the City
Municipal Code.
Alberhill Villages Specific Plan
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Specific Plan 100rN r
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Contents Chapter
3.1 Vision, Goals, and Objectives
3.2 Land Use
3.3 Overlay Zones 3
3.4 Villages and Planning Areas DEVELOPMENT
3.5 Circulation Network
3.7 Public Services and Utilities PLAN
3.8 Grading
3.1 VISION, GOALS, AND OBJECTIVES
Vision
The vision for the AVSP is to reclaim a 100 year old mining site and develop a land mark
university-oriented mixed-use planned community over the span of several decades, which will
define the northwestern entrance into the City of Lake Elsinore. The AVSP combines the existing
development agreements, and existing and approved development into a comprehensive and
functional community that blends with the City of Lake Elsinore and provides a major entry
statement for the north end of town.
Land Use
Goal1: To provide a jobs/housing balanced and integrated community offering a
diverse range of residential densities and housing types, community mixed-use
centers, and a comprehensive open space system focused around a university
campus and regionally-oriented mixed-use core.
Objective 1-1: Establish a major regionally-oriented mixed-use village core, which can be
conveniently accessed from the 1-15 freeway.
Objective 1-2: Provide employment opportunities through the establishment of a university
campus, a medical complex, and mixed-use centers which have the capability
of providing commercial retail and office uses, civic uses, social entertainment,
active and passive recreational opportunities, and cultural uses.
Objective 1-3: Provide residential housing opportunities for a variety of family types and
individuals of varying economic means.
Objective 1-4: Strive to locate all neighborhoods conveniently close to an overall open space
network and trail system that will provide access to the mixed-use centers,
parks, schools, and employment areas within the planned community.
Objective 1-5: Allow for the provision of parks, schools, and other public facilities necessary
to serve the specific plan area.
Objective 1-6: Provide for flexibility, especially in the "intensification zones", for private
redevelopment to accommodate the future needs of the community.
Circulation
Goal 2: To create a multi-modal circulation system that involves close coordination of
land use and transportation planning to provide adequate roadway capacity for
Alberhill Villages Specific Plan 18
the automobile, reduce the length and number of vehicle trips, provide alternate
routes to several destinations, and accommodate the needs of community
residents and visitors traveling by foot, bicycle, and transit, as well as the
automobile.
Objective 2-1: Widen and realign Lake Street to provide a major arterial roadway to serve the
project area and northwestern portion of the city.
Objective 2-2: Re-route Temescal Canyon Road as well as relocating the bridge over
Temescal Creek to tie into Lincoln Avenue as a major alternate arterial
highway through the northern portion of the city towards the 1-15 freeway.
Objective 2-3: Create street networks directly connecting local destinations that are safe and
inviting to use by pedestrians, bicyclists, and other various modes of
transportation such as bus and automobile.
Objective 2-4: Utilize a modified grid system that aids in dispersing vehicular traffic
throughout the project site to minimize congestion on backbone roads.
Objective 2-5: Minimize signalized intersections along Lake Street and Temescal Canyon
Road, the main north/south routes within the project area, in order to allow for
the smooth flow of traffic to the freeway and mixed-use centers.
Objective 2-6: Provide pedestrian linkages and hiking trails to open space and recreational
areas.
Objective 2-7: Adopt a transportation management plan in conjunction with each independent
Phased Development Plan to reduce trips and add capacity to the internal and
external roadway systems.
Infrastructure and Public Facilities
Goal3: To ensure the timely provision of adequate infrastructure and community
services that promotes a healthy and safe living environment through a
coordinated planning approach.
Objective 3-1: Work with EVMWD to initiate the establishment of: (1) Phase I of the Alberhill
Wastewater Treatment Plant Facility, or (2) a lift station and a sewer force
main, to provide sewer treatment service and sewer trunk lines to the area.
Objective 3-2: Provide sewer, water, and other infrastructure and services in phases in
conjunction with development in order to properly accommodate growth.
Objective 3-3: Work with the Elsinore Valley Municipal Water District (EVMWD) and/or other
agencies to set funding and development priorities for the use of water and
other resources, provide monitoring of infrastructure systems, and evaluate
new products and processes for inclusion into community systems.
Objective 3-4: Optimize the use of both public and private resources through efficient siting of
public facilities near to and easily accessed by the end user.
Objective 3-5: Assist in planning for community services that are efficiently staffed, managed,
and conveniently located to meet the needs of residents and the greater
community.
Objective 3-6: Utilize reclaimed water if determined by EVMWD to be feasible for the region.
Objective 3-7 Encourage the use of swales or other permeable surface water conveyance
devices to maximize local infiltration of runoff.
Alberhill Villages Specific Plan 19
Extractive Activities/Reclamation
Goal 4: To reclaim mined lands while ensuring that the health, safety, and welfare of
residents is protected.
Objective 4-1: Ensure proper reclamation and land use compatibility between mining
activities and surrounding uses pursuant to the adopted reclamation plan, the
City of Lake Elsinore's M3 mining ordinance, and Surface Mining and
Reclamation Act (SMARA) requirements.
Objective 4-2: Provide for phased development within the AVSP area to ensure mining
activities will continue until resources are fully extracted.
Sustainability
Goal 5: To incorporate sustainable design concepts into the community which balance
environmental, economic, and social equity concerns.
Objective 5-1: Promote the efficient use of natural resources and environmentally sustainable
behaviors through the thoughtful siting and design of buildings and associated
infrastructure and the use of feasible technological advances that reduce the
environmental impact of development.
Objective 5-2: Create quality employment opportunities that will provide living wages,
encourage commercial uses that will generate sales tax revenue, and reduce
resource and infrastructure costs through compact development and
sustainable design.
Objective 5-3: Promote community interaction by establishing a variety of both private and
public gathering places for residents and the community at large and
promoting a variety of cultural and recreational sports activities and events.
3.2 LAND USE
The land use plan contains a total of six (6) land use categories: Regional Mixed-Use,
Institutional/Educational, Residential, Hillside Residential, Community Mixed-Use, and Open
Space (refer to Figure 3-1, Conceptual Land Use Plan), described as follows:
Regional Mixed Use (University Town Center)
The University Town Center, a regional mixed use area, is the largest of the mixed-use
and has a regional focus due to its proximity to the 1-15 Freeway and two major roads:
Lake Street and Temescal Canyon Road. It is intended that this area will accommodate a
wide variety of uses including civic/institutional, commercial/retail, professional
office/medical, and entertainment. A maximum of 1,346 dwelling units and 1,340,000
square feet of non-residential uses have been allocated to this land use category (refer to
Table 3-1, Land Use Summary by Planning Area).
Institutional / Educational (University Village)
The institutional/educational land use category has been set aside for the development of
a university campus or similar educational institutions which are intended to
accommodate up to 6,000 students. This university is intended to serve the existing and
Alberhill Villages Specific Plan
proposed communities as well as the larger region, which has a shortage of higher
educational facilities. Approximately 1,500,000 square feet of institutional/office uses have
been allocated to the university area. Some retail use may also occur along the campus's
northern edge in an effort to seamlessly integrate the campus into the community. A
maximum of 452 dwelling units have been allocated to this area to help meet the housing
needs of the university as well as the surrounding community.
Residential (Parkview Village, Lakeside Village, and Ridgeview Village)
This residential land use category covers the greatest area within the Specific Plan as
well as the flexibility to provide a variety of residential uses with specific densities to be
determined in subsequent Phased Development Plans (PDPs). The higher density
residential neighborhoods should surround the mixed-use areas to enhance the success
and viability of these areas while the lower density residential uses should be located
towards the edges of the Specific Plan community with the least intense uses in the
southwest hillside area. A variety of housing types for seniors, including congregate care,
will also be available for future residents. A maximum of 6,238 dwelling units has been
allocated to the residential land use category. There are two worship centers located
within these three Villages that are anticipated to offer day care as well as some schooling
facilities. Supporting land uses such as schools, parks, neighborhood commercial, and
pedestrian paseos can also be accommodated within this land use category and will
serve as focal points for the Villages and neighborhoods.
Hillside Residential (Highlands Village)
This hillside residential land use category is located within the southwestern portion of the
site where there is some steeper terrain and will contain a maximum of 8 custom
residences at a very low density. The individual home sites will be located in a manner as
to minimize pad grading while providing privacy and views. This area will also include a
linear greenbelt, detention basin facilities, a water tank facility, and a paseo that links to
the community Lakeside Park as well as an "adventure park" located on a hillside. A
wildlife connection is also included in this Village adjacent to Temescal Canyon Road and
leading to the east-west Lakeside Park connection and beyond to the MSHCP.
Community Mixed Use (Alberhill Town Center Village, Lakeside Mixed Use)
Town Center, a community mixed use area, is intended to serve the needs of the
surrounding proposed and existing communities without intruding on smaller residential
neighborhoods. A maximum of 200 dwelling units and 785,000 square feet of non-
residential uses have been allocated to this land use category. Lakeside Mixed Use is
also intended to serve the community. This center will have a maximum of 75 units and
382,000 square feet of non-residential uses.
Open Space
The AVSP includes re-created and restored natural wildlife and open space connections
in key locations in the Specific Plan area to provide continuity to the National Forest off-
site to the south and the MSHCP core areas off-site to the north (refer to Figure 3-2, Open
Space Vicinity Map). The intent of these wildlife connections is not to encourage, but also
not to discourage, large wildlife into the community, but to facilitate connections to allow
for safe passage of wildlife around the community and towards the existing under passes
Alberhill Villages Specific Plan 21
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Figure 3-1
Alberhill Villages Conceptual Land Use Plan
Specific Plan
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Alberhill Villages Open Space Map
Specific Plan
PROJECT DESIGN CONSULTANTS
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Figure 3-4
Alberhill Villages Sample Open Space Corridor Sections
Specific Plan
rPROJECT DESIGN CONSULTANTS
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Figure 3-2
Alberhill Villages Open Space Vicinity Map
Specific Plan
rPROJECT DESIGN CONSULTANTS
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that permit wildlife to safely cross the 1-15 freeway into core MSHCP areas (refer to Figure
3-3, Open Space Map). These open space connections can be designed to separate
wildlife from humans through the use of lighting, educational signage, and fencing. Multi-
purpose trails are also a component of these connections, generally located along the
outer edge in order to maximize the effectiveness in moving wildlife along and through
these open space areas (refer to Figure 3-4, Sample Open Space Connection Sections).
3.3 OVERLAY ZONES
A mining overlay zone will be maintained over the entire AVSP area in order to accommodate
ongoing mining operations. The City of Lake Elsinore's M-3 Mining District Ordinance provides
standards for these mining operations to avoid conflicts with adjacent urban development (refer
to Figure 3-5, Overlay Zones).
This document provides the ability for the AVSP area to evolve by establishing intensification
overlay zones for targeted planning areas where higher intensity developments will be permitted
to occur in the future as a result of changing market conditions (refer to Figure 3-5, Overlay
Zones). The initial stages of development within the intensification overlay areas are expected to
proceed at a rate that the current market can support with an ability to privately redevelop or
intensify in the future, once market conditions warrant the intensification. For example, an initial
PDP for the University Town Center (UTC) may specify a plan for low rise commercial
development, but as the community becomes more highly populated, the 1-15 Freeway corridor
intensifies, alternate modes of transportation become available, and housing demand increases,
a subsequent PDP may be prepared which intensifies the area with the addition of housing units.
There is no limit to the number of PDPs that can be processed for the areas within the
intensification overlay zones provided that the maximum entitlements allotted under the AVSP
are not exceeded. Subsequent PDPs do not necessarily have to follow the same geographic
boundaries as the previous PDP(s); they may cover all or a portion of the intensification overlay
zone area identified in the previous PDP and they may or may not include areas outside of the
intensification overlay zone. Areas outside of the intensification overlay zone are not suitable for
re-intensification and shall be governed by only one PDP.
3.4 VILLAGES AND PLANNING AREAS
The Specific Plan area has been organized into Villages and Planning Areas (refer to Figure 3-6,
Village & Planning Areas Map). Each Village is intended to create and maintain a unique
character. There are a total of six Villages and each is bounded by major roadways, topography,
and intended service area (i.e. regional or community focused). In addition, each Village will be
anchored by a central focal point such as a school, park, commercial core, and plaza so that
these uses are within a ten minute walk or five minute bike ride from residential uses.
Village 1: University Town Center and University Village
This Village includes regional mixed use and the site for the university campus. At ultimate build
out it is intended to be the most intense, active, and vibrant area with regionally-focused
commercial uses adjacent to 1-15, housing for various types of occupants including students,
teachers, alumni, senior citizens, working professionals, and families, a potential office/medical
center, and entertainment uses.
Alberhill Villages Specific Plan 22
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Figure 3-6
Alberhill Villages Villages & Planning Areas Map
Specific Plan
PROJECT DESIGN CONSULTANTS
0' 1,000" 2,00V
Village 2: Parkview
This District is bounded by the wildlife connection adjacent to Temescal Canyon Road/Lincoln
Street, steep slopes to the south, and the project boundary to the north and west. The Greenbelt
District is named after the Greenbelt open space connection formed by a tributary of a canyon
drainage, which will carry a portion of the storm water runoff and serve as wildlife and pedestrian
connection. Wildlife move mostly at night and early evening when these pedestrian/movement
corridor areas are not used by humans. A park and elementary school will provide a focal point
and social gathering place for the neighborhoods within this District and should be centrally
located to facilitate safe and easy walking. A place of worship site will round out the variety of
land uses in this Village.
Village 3: Highlands
This hillside area consists of two major components: custom hillside estate homes that will be
located in and along the highest portions of the site and the open space connection that runs
along Temescal Canyon Road/Lincoln Street. The open space connection will serve a multitude
of functions including drainage, sediment collection, wildlife conveyance, and recreational
pursuits. In addition, the open space connection will buffer the low density residential
development from the more intense development to the east.
Village 4: Lakeside
The central portion of the Specific Plan area contains the Lakeside Village. A lake and community
park is designed for this area to serve as a transition between the intense University Mixed-Use
District and the adjacent residential districts to the south, east, and west. A series of
interconnected open space areas for pedestrians, bicyclists, and wildlife will be provided. This
Village is within easy walking distance of the community Alberhill Town Center along Lake Street
and Nichols Road. A lake front mixed use area is also located in this Village.
Village 5: Ridgeview
The Village will be anchored by residential and is also within easy walking distance of the existing
Alberhill Ranch Regional Park and the community Alberhill Town Center along Lake Street and
Nichols Road. In addition, the Village is surrounded on the south and west by open space.
Village 6:Alberhill Town Center
The site is intended to accommodate a mix of uses such as a major market, office, smaller retail
businesses, and residences, located in a manner which creates a pleasant pedestrian
environment complete with public spaces.
Planning Areas
Each Village is divided into smaller Planning Areas or Neighborhoods that can number as little as
two or as many as six. Individual Planning Areas or Neighborhoods have boundaries that are
defined by major and minor roadways or distinct topographic features. In addition, they are sized
so that uses are within a five minute walk or quarter mile radius.
Table 3-1, on the following page, identifies the maximum allowable dwelling units, non-residential
square footage, and students permitted by Planning Area or Neighborhood.
Alberhill Villages Specific Plan
TABLE 3-1
Land Use Summary by Planning Areas
DWELLING NON- SCHOOL
PLANNING LAND USE UNITS RESIDENTIAL CAPACITY
AREA (MAX) (SQ.FT.) (STUDENTS)
University
PA la Institutional / Office 452 1,500,000 6,000
/ Residential
University
Town Center
PA lb Re .Mixed-Use 346 960,000 -0-
PA 1 c Reg. Mixed-Use 1,000 380,000 -0-
PA lb Pocket Park -0- -0-
Parkview
PA 2a Residential/Park 1,389 -0- 600
(Worship/
School
PA 2b Residential 1,040 -0- -0-
PA 2c Residential/Park 288 -0- 850
Elementary
School
Highlands Very Low
PA 3a Hillside Residential 8 -0- -0-
PA 3b Open Space / Park -0- -0- -0-
Lakeside
PA 4a Residential/Park 1,676 -0- -0-
PA 4b Residential/Park 895 -0- -0-
PA 4c Mixed-Use 60 382,000 -0-
Ridgeview
PA5a Residential 287 -0- -0-
PA5b Residential 603 -0- -0-
Alberhil I
Town Center
PA 6a Comm. Mixed-Use 100 392,500 -0-
PA 6b Comm. Mixed-Use 100 392,500 600
(Worship/
School)
TOTALS 8,244 4,007,000 8,050
Alberhill Villages Specific Plan 24
3.5 CIRCULATION NETWORK
Regional access to the specific plan area will occur from 1-15 Freeway which connects to the
project site via an interchange at Lake Street. Two parallel routes, Lake Street and Temescal
Canyon Road, will function as the main north/south roadways through the project site. Temescal
Canyon Road will be reconfigured with a relocation of the bridge over Temescal Creek in order to
link to Lincoln Avenue rather than Lake Street. In order to minimize congestion near the freeway,
the first signalized intersection within the project site has been located on Lake Street
approximately 1,000 feet from the 1-15 on and off ramps utilizing trap lanes. This same minimum
spacing has been used for four-way intersections along both roads (refer to Figure 3-7,
Circulation Plan).
The project has been designed to accommodate several multi-modal forms of transportation
including transit, walking, and bicycling, that will evolve over a 25 to 30 year period. The
framework and right of ways have been planned to accommodate these potential future features.
The 1-15 freeway is envisioned to become a future transit corridor. A future transit station or stop
may be located in the University Town Center area and a future bus route may serve Nichols
Road and Lake Street connecting residential areas with the University and Alberhill Town Center.
Walking and bicycling is encouraged through the establishment of multi-use trails that permit both
forms of transportation and have a rest stop located approximately every quarter mile. A project
core area with a variety of intense uses ranging from regional commercial and office/medical
uses, a university of 6,000 students, housing at 35 dwelling units per acre, and a large lakeside
park also contribute to pedestrian activity through the incorporation of a pedestrian spine which
contains a series of special event gathering places or focal points such as plazas, mini-parks, or
a town green.
A transportation management plan will be adopted to spread out peak travel times through
ridesharing, van-sharing, employee flex-time, and bike-to-work programs.
A modified grid system has been utilized within the project area in order to disperse traffic and to
maintain road sections as narrow as possible for a safe pedestrian-oriented community. Lake
Street and Temescal Canyon Road are joined by east/west two-lane collectors at various key
locations where community and regional mixed uses will generate the most traffic. The system is
augmented by other two-lane streets that further disperse traffic throughout the project site. This
arrangement allows local trips to occur by foot, bicycle, or automobile and reduces pedestrian
and bicycle interaction with vehicular traffic on wide four- or six-lane streets.
To further contribute to the pedestrian oriented environment, a number of different traffic calming
or speed reducing devices or designs may be implemented in PDPs including roundabouts, neck-
downs, cul-de-sacs, divided roadbeds, knuckles, pocket parks, and neighborhood focal points
(refer to Appendix B, Sample Traffic Calming Devices). Similar devices may be utilized as long as
they meet the goals and intent of the circulation system for this Specific Plan.
Alberhill Villages Specific Plan 25
Inter tate 15
A:Ate
Sti ecf F. _
StrR,l O
B Q� O
�Irccl li ��
1 '�Psfr OHO
I Pr'f O O
1 O O
LEGEND1 goad = U
Highway Interchange
1
Full Turn Movements
Right Turn Only
• g Y
a SR�d
Future Transit Corridor(1-15) 0
m 16-8 Lane Major Urban Arterial Road
4 Lane Major Road
2 Lane Collector Road
T Potential Transit Station
B Potential Bus Stop
Figure 3-7
Alberhill Villages Circulation Plan
Specific Plan
PROJECT DESIGN CONSULTANTS
0' 1,000' 2,000'
3.6 PUBLIC SERVICES AND UTILITIES
Water
Existing and proposed tanks and other water facilities will serve the project's three different
pressure zones. The portion of the project within the 1434 pressure zone will be served by the
existing 8.0 MG tank located north of the site along Lake Street. The proposed 1601 zone tanks
will be located on the eastern ridge to the east of Lake Street as well as along the western border
of the Hillside Residential District. Homes in the Hillside Residential will be served by the existing
1801 zone tanks. A Water Supply Assessment (WSA) report was prepared in March 2012 by
MWH which determined that the district has sufficient water supply for the Alberhill Village
project. Water will be supplied by EVMWD which supplies water from a combination of water
wells and imported water.
Sewer
Wastewater treatment may occur at the proposed Alberhill Wastewater Treatment Plant, which
may be located west of the project and north of the 1-15 Freeway along Temescal Canyon Road.
The collection system of appropriately sized pipes will accommodate sewer service for the area
with the backbone sewer lines located in Temescal Canyon Road and Lake Street. Pipes will be
sized to convey ultimate sewer flows at build-out. EVMWD is analyzing an alternative to the
Alberhill Wastewater Treatment Plant which includes a series of lift stations and sewer force
mains in order to convey wastewater flows to EVMWD's Regional Waste Water Treatment Plant.
Drainage
A multi-faceted storm drain system utilizing above and below ground facilities will be used to
treat, detain, and convey storm flows where necessary. Low flows are intended to be managed in
surface systems such as naturally vegetated bio-swales while major flows are intended to be
conveyed in underground facilities. The major offsite flows from Rice Canyon District and
Horsethief Canyon District drainage areas will first pass through sediment basins in order to
remove debris from the storm water runoff. On a periodic basis the remaining debris will be
removed from the sediment basins. The proposed lake system will also be used to retain
portions of clarified storm flows. A stream or series of streams will utilize on-site spring water to
replenish and cleanse the project's lake(s). A series of channels, large pipes, and box culverts
will be used to convey flows ultimately to the Temescal Wash Channel.
Solid Waste
The City of Lake Elsinore has a franchise agreement with CR&R Disposal, Inc. to provide solid
waste services within the City. The solid waste that is collected within the project area can be
hauled to the El Sobrante Sanitary Landfill, Badlands Landfill, and Lamb Canyon Landfill located
within Western Riverside County. These facilities are Class III landfills that accept
construction/demolition waste and mixed municipal refuse.
Electrical and Natural Gas
The City of Lake Elsinore receives electrical service from Southern California Edison (SCE). Gas
service is provided by the Southern California Gas Company (The Gas Company). There are
existing 115KV power lines in Lake Street and Temescal Canyon Road as well as an existing 6"
Alberhill Villages Specific Plan 26
high pressure gas line. Both SCE and the Gas Company should work with developers and the
City as development proposals come forward in order to determine the appropriate location for
additional facilities needed to meet future demand.
Police Protection
The City of Lake Elsinore, through a contract with the Riverside County Sheriff's Department, will
provide police protection for the AVSP area. The nearest Lake Elsinore Police
Department/Sheriff's Station is located at 333 Limited Avenue in Lake Elsinore, approximately 5
miles southeast from the AVSP site. Currently, the City of Lake Elsinore's contract provides
for 146.3 hours of daily patrol time. For Fiscal Year 2011/2012, the total number of sworn
officers serving the City is 43.6, which equates to a ratio of 0.85 sworn officers per 1,000
population. This ratio only includes patrol time and is consistent with countywide police staffing
levels. If an additional police substation is required to service the AVSP area, it shall be located
within the College Core Mixed-Use District.
Fire Protection
The City of Lake Elsinore, through a contract with the Riverside County Fire Department, will
provide fire protection. The nearest Fire Station is Fire Station No. 85 located at McVicker Park
at 29405 Grand Avenue, approximately 10 miles southeast of the AVSP site. All of the Riverside
County fire stations are part of the Integrated Fire Protection System, under contract with the
State, and may have a mix of State, County, contract City, or volunteer staffed equipment. All
calls for service are dispatched by the same County Fire 9-1-1 Center. In addition to emergency
and fire services, the City receives services such as administration, personnel, finance, dispatch,
fire prevention, hazardous materials, training, emergency services and arson investigation from
the Department. A fire substation may be required within the AVSP area to provide the necessary
coverage. If required, the fire substation may be located within the University Town Center or
east of Lake Street in the Alberhill Ridge Specific Plan area.
Schools
School sites have been provided in accordance with the Lake Elsinore Unified School District's
criteria for sizing facilities. One elementary school student capacity of 850 has been identified
within the AVSP area.
Parks
The City's standard requirement for the provision of public parks in new developments is a ratio
of 5 acres per 1000 population. If a new development does not meet the minimum requirement,
the City may collect a fee in lieu pursuant to the Quimby Act. The AVSP meets it's Quimby Act
requirement by providing 5 acres per 1,000 project generated persons, with 3.8 acres per
thousand persons devoted to traditional public and private parks, and 1.2 acres per 1000 project
generated persons in active open space areas such as: multi-use trails, pocket parks, paseos,
educational walks, plazas and a town green. The total combined minimum park acreage is 135
acres, and is calculated as follows:
( Persons per Household x Total Dwelling Units ) x 5 = Required Acres
1000
( 3.27 x 8244 ) x 5 = 134.79 = 135 Acres
1000
Alberhill Villages Specific Plan 27
Park and recreation facilities needed to serve the AVSP area will be provided by developers
within the AVSP. Upon completion of the park facilities, the developer will offer the park land to
the City of Lake Elsinore Parks & Recreation District or a private Homeowner's Association, via
an offer of dedication, at the direction of the City. Funding of the park facilities may be through
the park capital improvement fund fees collected by the City, prior to the issuance of building
permits on all new development. The location and definition of these recreation areas shall be
reviewed and approved as part of a subsequent Phased Development Plan and Design Review
process. The design concept of joint use of facilities through the location of public parks adjacent
to school playgrounds is encouraged.
Library
City residents have access to all libraries and bookmobiles within the Riverside County library
system. In addition, all new subdivisions, apartments, condominiums, four-plexes, triplexes,
duplexes, mobile homes, and single-family residences are required to pay a library fee, which is
used to fund a city operated library facility pursuant to a Resolution passed by the City of Lake
Elsinore in 1989.
3.7 GRADING
A mining reclamation plan is required by RP-112, governed by the City Reclamation and M-3
Ordinance, and will address re-grading of the mined Iandform upon completion of the mining
reclamation. Refer to Figure 3-8 for a general slope analysis of the existing conditions of the site.
During development, highly visible slopes along major roadways that are over approximately 30
feet in height, such as those along Lake Street and Lincoln, will be set back from the roadbed
and contour graded. The bottom of these slopes will be 3 to 1 or slightly less and will transition
into a 2 to 1 slope. This technique will "soften" the most visual portion of the slope while
landscaping is being established.
The perimeter slopes along the western side of the project will only be visible from afar. These
slopes will be located below the adjoining residential neighborhoods and will be somewhat
screened by homes and landscaping.
The central slope on the southern boundary will be substantial due to the mining operation. It will
be visible to those traveling north on Lincoln Road and Lake Street and will serve as a reminder
of the mining history of the site. The slope will be 3 to 1 transitioning to a 2 to 1 slope and placed
adjacent to the wildlife connection and drainage swale area.
The slope on the south side of the lake and park near the middle of the project will also be
contour graded when over 15 feet high in order to visually soften the slope for the users of the
park. All other slope gradients can be 2 to 1, or steeper, if their stability is certified by a registered
geologist.
The separate ongoing mining activity within portions of the project area may leave the Iandform in
a condition that may require additional grading of up to 150 feet of cut or fill in order to establish
the desired pad elevations. As a result, the project will incorporate appropriate measures to
reduce potential impacts from the grading and haul operation.
Alberhill Villages Specific Plan 28
Inlrrct.ur I�
i street
is
TG
trot.
l CPES
�Q
` Strect 0 oD D
CP,L�
ft (.. 1'Llll
T
N"hUls
RAv
Legend
0-10%Slopes with Occansional,
Isolated Areas Over 50%
a
Varying Terrain 0-20%+-Slopes
■ Varying Terrain 0-50%+-Slopes
■ 2:1 Slopes or Steeper
Figure 3-8
Alberhill Villages Slope Analysis
Specific Plan
4 �1 PROJECT DESIGN CONSULTANTS
0' 1,000' 2,000'
Contents
4.1 Purpose and Intent
4.2 Development Regulations Chapter
4.3 Land Use Regulations
4.4 Circulation Requirements
4.5 Parking Requirements 4
4.6 Recreation / Open Space DEVELOPMENTRequirements
4.7 Stormwater Management REGULATIONS
Techniques
4.1 PURPOSE AND INTENT
The Specific Plan zones contained herein provide a menu of regulatory options for
implementation of the land uses identified in Chapter 3 Development Plan. The precise location
of these zones within the Districts and Planning Areas of the Specific Plan will be determined at
the time a Phased Development Plan (PDP) is approved by the City. The development
regulations contained in this chapter are intended to accommodate the future dense development
which will occur within the intensification overlay zones and accommodate flexible urban design
based on future development and market trends. PDPs may include, but are not required, to
contain more refined development regulations which better reflect the intensity of the
development proposed in a specific zone. The development regulations within PDPs must also
remain consistent with the development standards set forth in this specific plan. For example, a
PDP can refine the development regulations to reduce the density within a zone, but cannot
change the zoning to exceed the density imposed by this specific plan. Such a proposal would
require a specific plan amendment.
These zoning regulations supersede otherwise applicable City zoning ordinances. Where the
Specific Plan or a subsequent PDP is silent on other regulatory areas, the existing City
ordinances will apply. Application of these regulations is intended to encourage and create a
harmonious relationship among land uses and protect the health, safety, and general welfare of
the community.
4.2 DEVELOPMENT REGULATIONS
Table 4-1, Development Regulations identifies the zones that implement each land use category
and the development regulations or standards to which development within each zone must
adhere to. The Hillside Residential land use category shall rely on the Hillside Residential (HR)
development regulations. The Residential land use category may be subdivided in a PDP into
Residential Single-Family (IRS), Medium Density Residential (RM), Medium High Density
Residential (RMH), or High Density Residential (RH). The Regional (Reg.), Community (Com.),
and Institutional (Inst.) land use designations fall under the mixed-use (MXU) development
regulations.
Alberhill Villages Specific Plan 29
TABLE 4-1: Zoning Requirements
Zone HR MXU 6 RSF 6 RM 6 RMH 6 RH
Regional
University Community Institutional
Town Alberhill m m m
University
s s t
Center, Town 0 U U U U U
c� sa co
Lakeside Center Village w
Village Q o Q Q
Development Regulations
Density 0-0.5 2-6 6-12 6-12 12-18 12-18 18-24
(35) 1
Multi Family Lot Size (min SF) NA 50,000 50,000 50,000 NA NA 2,250 NA 1,350 1,000
Single Family Lot Size (min SF ) 25,000 NA NA NA 5,500 5,000 NA 2,400 NA NA
Multi Family Lot Coverage (max) NA 100% 100% 100% NA NA 60% 70% 70% 80%
Single Family Lot Coverage 30% NA NA NA 50% 55% NA 70% NA NA
(max)
Building Setbacks: (min) 50 35 30 30 25 25 25 25 25 25
Thoroughfares (Temescal Canyon
Road and Lake Street) measured
from ROW
Existing residential 50 50 NA NA 35 35 50 50 50 50
Open Space Connections 50 30 NA NA 20 20 20 20 25 25
All other setbacks To be addressed in a subsequent PDP
Height 30 100 46 50 30 1 1 36 40 40 40 50
Minimum Dwelling Unit Size No minimum
FAR To be addressed in a subsequent PDP
Use Regulations Refer to Section 4.3
Parking Refer to Section 4.4
1 Bonus density tied to performance criteria.
2 Single Family Lot sizes allow for a variety of single-family product types including,but not limited to, patio homes,wide and shallow lots,single family cluster,and zero lot lines.
3 Allows for potential 3 story product.
4 Allows for potential 4 story product to achieve proposed 35 DU/Ac.
5 These setbacks address the adjacency of existing residences in the Horsethief development and the buildings and structures along the project's northwest boundary.
6 Minimum project area for each zone is 5 acres.
Alberhill Villages Specific Plan 4-30
4.3 LAND USE REGULATIONS
Mixed Use (MXU)
• Distributed throughout the Villages to provide easy and convenient access
• Three primary markets — regional, community, and institutional
• Typical mix of land uses could include: retail, office, medical, student housing, age-restricted
housing, live/work lofts, high density condominiums, apartments, public plazas, public
services, and commercial recreation.
Permitted Uses:
• Retail uses, excluding adult businesses
• Office uses
• Personal service uses including, but not limited to, hair and nail salons, spas, and massage
parlors, dry cleaning, and tailors
• Medical and dental offices and clinics
• Animal veterinary clinics
• Entertainment uses including, but not limited to, bowling alleys, movie theaters, playhouses,
and game arcades (excludes adult entertainment businesses)
• Restaurants and eating places, including places with outside eating areas
• Grocery and specialty food stores
• Banks, financial institutions
• Lodging facilities including hotels, motels, bed and breakfasts
• Civic uses including, but not limited to, government buildings and service facilities, libraries,
and cultural exhibits
• Health and exercise clubs
• Places of Religious Assembly
• Live/work units and work/live units
• Single-family detached and attached dwelling units
• Multi-family residential dwelling units including, but not limited to, condominiums, duplexes,
triplexes, four-plexes, row houses, and apartment housing
• Dwelling units located above ground floor commercial or office uses.
• Home occupations; subject to the completion and approval of an application for a home
occupation permit issued by the Planning Department and compliance with the provisions of
Chapter 17.48
• Small family day care homes and residential day care facilities pursuant to Chapter 17.52 of
the City of Lake Elsinore Zoning Ordinance. Operation of a large family day care home shall
be subject to the review and approval of a residential care permit by the Director of
Community Development.
• Public utility distribution and transmission facilities including private radio, television,
antenna and —cell towers, subject to approval by the Planning Commission of a Conditional
Use Permit per Chapter 17.168.
• Parks, playgrounds, community centers, plazas, and recreational buildings
• Open space/wildlife connections
• Trails
• Drainage and flood control facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Bars or cocktail lounges not in conjunction with a restaurant
• Public and private elementary, and high schools and colleges and universities
Alberhill Villages Specific Plan
• Animal Boarding facilities
• Drive-through or drive-in establishments
• Gasoline dispensing establishments subject to the provisions of Chapter 17.112 of the City
of Lake Elsinore Zoning Ordinance
• Motor vehicle, motorcycle, and recreational vehicle sales and services
• Uses which exceed the height limit established in Table 4-1
• Other uses that the Community Development Director determines to be in accord with the
purpose of this Chapter and having characteristics similar to those uses listed in this section.
Hillside Residential (HR)
• 0-0.5 dwelling units per acre
• Assigned to hillside areas where large lot, single family detached residences will be located
• See Table 4-1
Permitted Uses:
• Single-family residential detached dwelling units
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance
• Parks, playgrounds, community centers, and recreational buildings
• Open space/wildlife connections
• Drainage and flood control facilities, water tanking facility
• Trails
• Accessory uses and structures pursuant to Section 17.72 of the City of Lake Elsinore Zoning
Ordinance
• HOA managed storage facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants for
commercial purposes
• Places of Religious Assembly
• Uses which exceed the height limit established in Table 4-1
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Single-Family Residential (RSF)
• 2-6 dwelling units per acre
• Assigned to areas where single family detached residences will be located
• See Table 4-1
Permitted Uses:
• Single-family residential detached dwelling units
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance
• Neighborhood retail, provided that the site is limited to three acres in size, includes all uses
permitted in Chapter 17.120 of the City of Lake Elsinore Zoning Ordinance
• Parks, playgrounds, community centers, and recreational buildings
• Open space/wildlife connections
• Drainage and flood control facilities
• Trails
Alberhill Villages Specific Plan
• Accessory uses and structures pursuant to Section 17.76 of the City of Lake Elsinore Zoning
Ordinance
• Small family day care and residential care facilities pursuant to Chapter 17.16 of the City of
Lake Elsinore Zoning Ordinance
• Public utility distribution and transmission facilities including private radio, television, and
paging antenna and towers
• Government buildings and service facilities
• Public and private elementary and high schools and colleges and universities
• Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance
• Places of Religious Assembly
• HOA managed storage facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Large family day care homes in compliance with the provisions of Chapter 17.52 of the City
of Lake Elsinore Zoning Ordinance
• Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants for
commercial purposes
• Uses which exceed the height limit established in Table 4-1
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Medium Density Residential (RM)
• 6-12 dwelling units per acre
• Assigned to areas where both detached and attached residences will be located
• Typical products could include: patio homes, single family cluster, duplexes, townhomes,
zero lot lines, and wide & shallow.
• See Table 4-1
Permitted Uses:
• Single-family residential attached and detached dwelling units.
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance.
Neighborhood retail centers, provided that the site is limited to three acres in size. Typical
retail stores could include: —apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair, bookstores,
newsstands, music, barber and beauty shops, dry cleaners , pet shops (no boarding),
restaurants (subject to compliance with Chapter 17.148, dance and music schools, sporting
goods, toys, auto parts (new or rebuilt only), Other uses that the Community Development
Director determines to be in accord with the purpose of this Chapter.
• Parks, playgrounds, community centers, and recreational buildings.
• Open space/wildlife connections.
• Drainage and flood control facilities, water storage, pumping facilities.
• Trails.
• Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore Zoning
Ordinance.
• Small family day care and residential care facilities pursuant to Chapter 17.52 of the City of
Lake Elsinore Zoning Ordinance
Alberhill Villages Specific Plan 33
• Public utility distribution and transmission facilities including private radio, television, and
paging antenna and cell towers, subject to approval by the Planning Commission of a
Conditional Use Permit per Chapter 17.168.
• Government buildings and service facilities
• Public and private elementary, and high schools and colleges and universities
• Manufactured houses in compliance with the provisions of Chapter 17.14 of the Zoning
Ordinance
• Places of Religious Assembly
• HOA managed storage facilities.
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Large family day care homes in compliance with the provisions of Chapter 17.52 of the City
of Lake Elsinore Zoning Ordinance
• Uses which exceed the height limit established in Table 4-1
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Medium-High Density Residential (RMH)
• 12-18 dwelling units per acre
• Assigned to areas where both detached and attached residences will be located
• Typical products could include: single family cluster, triplexes, townhomes, condominiums,
and apartments.
• See Table 4-1
Permitted Uses:
• Single-family residential attached and detached dwelling units. Density ranges to be
established in the Phase Development Plans (PDP) for each Phase.
• Second units pursuant to Chapter 17.56 of the City of Lake Elsinore Zoning Ordinance
• Multi-family residential dwelling units including, but not limited to, condominiums, duplexes,
triplexes, four-plexes, row houses, and apartment housing
Neighborhood retail centers, provided that the site is limited to three acres in size—Typical
retail stores could include: —apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair, bookstores,
newsstands, music, barber and beauty shops, dry cleaners , pet shops (no boarding),
restaurants (subject to compliance with Chapter 17.148, dance and music schools, sporting
goods, toys, auto parts (new or rebuilt only), Other uses that the Community Development
Director determines to be in accord with the purpose of this Chapter.
• Places of Religious Assembly
• Parks, playgrounds, community centers, and recreational buildings
• Open space/wildlife connections
• Drainage and flood control facilities, water storage, pumping facilities
• Trails
• Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore Zoning
Ordinance
• Small and large family day care and residential care facilities pursuant to Chapter 17.52 of
the City of Lake Elsinore Zoning Ordinance
• Public utility distribution and transmission facilities including private radio, television,
antenna and cell towers, subject to approval by the Planning Commission of a Conditional
Use Permit per Chapter 17.168
Alberhill Villages Specific Plan
• Government buildings and service facilities
• Public and private elementary, and high schools and colleges and universities
• Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance
• HOA managed storage facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Uses which exceed the height limit established in Table 4-1
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
High Density Residential (RH)
• 18-24 dwelling units per acre (up to 35 DU/Ac with performance criteria being met)
• Assigned to areas where both detached and attached residences will be located
• Typical products could include: townhomes, multi family, condominiums, and apartments.
• See Table 4-1
Permitted Uses:
• Multi-family residential dwelling units including, but not limited to, condominiums, triplexes,
four-plexes, row houses, and apartment housing
• Neighborhood retail centers, provided that the site is limited to three acres in size—Typical
retail stores could include: —apparel, appliances, bicycles, food, florists, general
merchandise, hardware, health clubs, hobby shops, jewelry sales and repair, bookstores,
newsstands, music, barber and beauty shops, dry cleaners , pet shops (no boarding),
restaurants (subject to compliance with Chapter 17.148, dance and music schools, sporting
goods, toys, auto parts (new or rebuilt only), Other uses that the Community Development
Director determines to be in accord with the purpose of this Chapter.
• Parks, playgrounds, community centers, and recreational buildings
• Open space/wildlife connections
• Drainage and flood control facilities, water storage, pumping facilities
• Trails
• Accessory uses and structures pursuant to Section 17.80 of the City of Lake Elsinore Zoning
Ordinance
• Small and large family day care and residential care facilities pursuant to Chapter 17.52 of
the City of Lake Elsinore Zoning Ordinance
• Public utility distribution and transmission facilities including private radio, television,
antenna and cell towers, subject to approval by the Planning Commission of a Conditional
Use Permit per Chapter 17.168
• Government buildings and service facilities
• Public and private elementary, and high schools and colleges and universities
• Manufactured houses in compliance with the provisions of Chapter 17.44 of the Zoning
Ordinance
• HOA managed storage facilities
Uses Subject to a Conditional Use Permit: The following uses shall require a use permit
pursuant to Chapter 17.168 of the City of Lake Elsinore Zoning Ordinance.
• Uses which exceed the height limit established in Table 4-1
Alberhill Villages Specific Plan 35
• Other uses that the Planning Commission determines to be in accord with the purpose of
this Chapter and having characteristics similar to those uses listed in this section.
Non-Permitted Uses
• The keeping of farm animals and/or livestock is not permitted in any zone within the AVSP
project area.
Any areas not covered in this Specific Plan, a PDP, or Design Review submittal will rely on the
zoning requirements of the City of Lake Elsinore in effect at the time a development proposal
comes forward.
4.4 CIRCULATION REQUIREMENTS
One of the most important unifying elements in a new community is the circulation system. The
circulation system consists of streets, walkways, paseos and trails, providing not just the means
for transportation and personal mobility, but also as the backbone for landscape elements.
Street design is important in providing for safe and convenient circulation for autos, pedestrians
and bicyclists, and when designed with a curvilinear element, it can be efficient and aesthetically
pleasing. To achieve this goal, there must be a set of design standards
The overall project circulation design standards are established at this Tier One Level (Specific
Plan), and are further defined more specifically at the Tier Two Level (Phased Development
Plan). The Tier One Level address the backbone circulation system which includes Lake St.,
Temescal Canyon Rd. (extension), Lincoln Avenue (extension), Nichols Rd. (extension), and
Streets "A" through "F", as well as open space connections, major multi-use trails, transit routes,
paseos and bicycle routes (see Figure 3-7, Circulation Plan). The Tier Two Level address the
circulation system on a project or Tract level, and includes local streets, walkways, bicycle
routes, pathways and minor multi-use trails.
The circulation system of the AVSP shall comply, at a minimum, with the standards and
specifications of the City of Lake Elsinore Public Works Department. The following are the
general circulation system design standards for the AVSP:
Design Standards
Parkway Medians:
• Width: Overall width, including curb, to be no less than the min. width specified in the City
of Lake Elsinore Standard Specifications.
• Curbs: Standard City design for arterials (8 in. high), collectors (6 in. high), and locals (6"
high). Local streets may also incorporate wedge (beveled) and rolled designs.
• Planting Area: 4ft. minimum width. Concave surface levels are preferred; however, raised
levels are acceptable provided water from irrigation and precipitation are controlled within
the median.
Landscape Treatments: Native, drought tolerant, and non-invasive plant species is strongly
encouraged. Bio-retention design is strongly encouraged. Dry streambeds, weirs, and
ponds are encouraged.
Alberhill Villages Specific Plan 36
Walking Paths / Mixed Use Trails:
• Width: Extends from street curb through parkway area to building fagade with planting
areas (tree wells) dispersed throughout.
• Material: Durable paving which emphasizes pedestrian scaled patterns. Focal points, such
as mid-block crossings, plazas, street art locations, and intersections are strongly
encouraged to use enriched paving, utilizing pedestrian-scaled patterns.
• Features: Dry streambeds, weirs, and ponds are encouraged.
• Open-Space Corridor Widths: Non-contiguous Regional Trails: 8 ft. minimum width.
Includes Lake St. and Temescal Canyon Rd.; Hiking Paths: 3 ft. minimum width within
open space corridors; Surfaces: Permeable encouraged, such as decomposed granite,
depending upon road gradient. 6% or less permeable material strongly encouraged.
Travel Lanes:
• Width: 11 ft. minimum, 16 ft. maximum.
• Material: Recycled content is strongly encouraged.
Parking Lanes:
• Width: 7 ft. minimum, 8 ft. maximum.
• Materials: Recycled content is strongly encouraged.
Emergency/ Bike Lanes (Lake St., Nichols Rd., Temescal Canyon Rd.)
• Width: 5 ft. minimum, 6 ft. maximum.
• Striping: Required per City standards.
Street Planting Areas:
• Mixed Use Zones: Planter pockets predominate in urban conditions; Tree well-grates
encouraged in high traffic areas; Close tree spacing encouraged; Materials: Plantings,
mulching, limited non-pervious materials, recycled content encouraged; Close tree
spacing encouraged.
• Local Residential Streets: Planting width: 3 ft. minimum when walks are contiguous
to streets, 5 ft. minim when parkway is adjacent to curb; Materials: Plantings, mulching,
limited non-pervious materials, recycled content encouraged; Close tree spacing
encouraged.
• Collector Streets: Planting width: 4 ft. minimum when walks are non-contiguous,
encourage meandering walks that join curb at bus stops, loading zones, and other key
features; Materials: Plantings, mulching, limited non-pervious areas, recycled content
encouraged; Close tree spacing encouraged.
• Arterial Streets: Planting width: 5 ft. minimum, non-adjacent to curb; Not required
when regional trail (8 ft. minimum) occurs on same side of street; Materials: Recycled
content encouraged.
Alberhill Villages Specific Plan 37
Intersection Treatments:
• Round-a-bouts: Planting area: Concave surface levels are preferred, however, raised
levels are acceptable provided water from irrigation and precipitation are controlled
within the median; Landscape materials: Drought-tolerant, native, non-invasive plants
encouraged; Signage is to be appropriately placed.
• Traffic Circles: Planting area: Concave surface levels are preferred, however, raised
levels are acceptable provided water from irrigation and precipitation are controlled
within the median; Landscape materials: Drought-tolerant, native, non-invasive plants
encouraged; Signage is to be appropriately placed.
• Corner or Curb: Variable radii depending on particular street type.
• Crosswalk: Special striping and color contrasts on high traffic volume streets strongly
encouraged; Neck-downs at mid-block crossings encouraged in residential districts
(required in Mixed Use Districts).
• Mini-Parks / Pocket Parks: Encouraged for traffic calming and "wayfinding".
• Commercial Districts: Material change and color contrasts strongly encouraged; Curb
extensions strongly encouraged.
• Bus Stops: Design to meet standards of the Riverside Transit Agency; ADA compliant;
Sheltered from sun and rain; Comfortable seating; Bike parking may be available;
Lighting for safety; All bus stops should be clearly set behind walk in order to allow for
free flow of pedestrian traffic; Signage and schedules clearly posted.
• Speed Bumps: Not allowed in public streets.
• Pedestrian / Bicycle Priority: Create plazas for autos, bicycles and pedestrians, all 3
sharing space equally, in typically narrow and circuitous routes.
• Lighting: Pedestrian scale reinforces overall community identity; Dark Sky policy.
Any areas not covered in this Specific Plan or PDP, or subsequent PDP's will rely on the street
requirements of the City of Lake Elsinore in effect at the time a development proposal comes
forward.
The following is a list of backbone roads that form the framework for the entire project. They
include a new realigned Lake Street, a new realigned portion of Temescal Canyon Road,
Nichols Road, Street A which bisects the campus and the UTC area, Street B which runs south
of the campus, Street C which runs north-south in the Lakeside Village, Street D near the
Alberhill Town Center, and Street E and F in The Parkview Village area. (Refer to Figure 2-12
Circulation Plan).
Lake Street
Lake Street, which will serve as the northern gateway to the City of Lake Elsinore, will be
realigned and widened prior to any construction. Monumentation will be placed at key
location(s) to identify one of the City's key entries at Lake Street. A major feature of this
"gateway experience" will be a variable width median ranging up to 26 feet wide, as well as a
100 feet to 250 feet open space corridor on the east side of Lake Street that stretches from the
freeway to the intersection at Nichols Road. This is a multi-functional corridor which provides
wildlife linkage, meandering pedestrian and bicycle paths, utility easements, a perennial flowing
creek, ponds, and a native re-vegetated landscape. A landscape setback has been set in place
on the western edge of the street to ensure a visually appealing environment and complement
the wildlife movement corridor on the east side of Lake Street. With the landscapes corridors
and edges on both sides of Lake Street, combined with the landscaped roadway median, this
Lake Street entry will form a broad canopy of native landscape that will be one of the central
Alberhill Villages Specific Plan 38
features of the AVSP. Lake Street's cross section will vary from 6 to 8 lanes, the 8 lanes
occurring near the 1-15 freeway interchange and transitioning to 6 lanes as it approaches
Nichols Road. Bike lanes will be provided on both sides of the street. Refer to Figure 4-1.
Temescal Canyon Road/Lincoln Road
The northern portion of Temescal Canyon Road will be realigned along with the bridge in order
to intersect with Street A. This northern section will ultimately consist of 6 lanes, transitioning to
4 lanes as it moves to the south where it will connect offsite with Lincoln Avenue. Bike lanes will
be provided on both sides of the road, as well as an 8 foot minimum multi-purpose path along its
western edge. As with all divided roads, Temescal Canyon Road will incorporate a "depressed"
or concave median with "broken" curbs in order to collect and cleanse road runoff. Where
appropriate, this technique will also be used in certain parkways so that road runoff can be
better isolated from the open space connections. This road will also have a major open space
feature along its western edge that measures from 40 to more than 200 feet wide. A system of
5 minute, or quarter mile, spaced rest stops for pedestrians and bicyclists will play an important
role in the success of this corridor. These stops will vary in what amenities are provided, but the
minimum will be sun protection and seating. Some stops may also provide water, educational
signage, and lighting. The corridor will also provide: off-site siltation collection, drainage, utility
easement, enhanced wildlife connection, and a naturalized landscape. Refer to Figure 4-2.
Nichols Road
Nichols Road will be a 4 lane divided road with wide medians that links Lake Street and
Temescal Canyon Road. There are two distinct cross sections for Nichols Road. The section
that bisects Alberhill Town Center which employs unique left turn pockets and a wide median;
and the section that extends westerly between Lakeside and Ridgeview Villages. Both sections
will have bike lanes and non-adjacent sidewalks along each of their sides in order to provide a
safe and enjoyable experience for the residents. This road will serve as one of the three main
east-west links between Lake Street and Temescal Canyon Road. Street A and B provide the
other two links near the University and UTC Villages. These three roads, when combined with
other streets and the pedestrian, bicycle paths, provide the inter-locking modified grid that
allows residents and visitors a variety of choices when moving around, through, and among the
Alberhill Villages. Refer to Figure 4-3.
Street A
Street A is one of the main east-west connections located in the northern portion of the project.
It plays a major role in providing a seamless connection between the UTC and University
Villages. This road will have bike lanes and an "urban edge" consisting of a wide walk with tree
wells along the street's sides. This "urban edge" or main street design configuration is important
in balancing automobile and pedestrian safety. Its unique configuration is based on small town
central squares where residents and visitors socialized on a daily basis. There are three distinct
cross sections that when combined form an environment both conducive to moving automobile
traffic as well as providing safe pedestrian and bicycle crossings. The three sections consist of a
traditional divided 4 lane road, a "main street" section with buildings and parking on both sides,
and the "town square" section that provides the social gathering space so important in
establishing community pride. Refer to Figure 4-4.
Street B
Street B, a two lane divided road employing extra wide travel lanes, is another important east-
west link in the northern portion of the project. When combined with the other east-west links, it
provides alternative traffic routes through the project as well as serving as the main entry to the
University. This road will have bike lanes and non-adjacent sidewalk along its northern side and
an "urban edge" consisting of a wide walk with tree wells along its southern side The street's
Alberhill Villages Specific Plan 39
t�.
Varies 14'Minimum-
6' 11 11, 01-6'-1
Variable R
Landscape �'—i Travel Travel Navel Travel ian Travel Travel Travel Travel s �'� P.A \Variable Width(Ar Max)
Setback 6'07 P.A. Lane Lane Lane Lane Depressed Lane Lane Lane Lane i Pedestria tili Corridor
Sidewalk De ressed Varying Width ROW Depressed Varies rW h'
Bike/ 140' Minimum Bike/ "Old"Lake Street
Emergency Emergency
Figure 41.1
Lake Street S Lane
14'
6' 12' 11' —121—{ 2 1
Variable
Landscape 7' i Travel Travel Travel Median Travel Travel Travel 12_----r Variable Width(30'Max)
Setback 6' P.A. Lane Lane Lane Depressed Lane Lane Lane P.A. Pedestrian/Utility Corridor
Sidewalk pruseci 20' ROWno PrP""`� Varies
Bike/ Bike/ "Old"Lake Street
Emergency Emergency F><•
gure 41.2
Lake Street 6 Lane - North of Nichols Road
41
Alberhill Villages Lake Street Road Sections
Specific Plan
r' PROJECT DESIGN CONSULTANTS
d ;d ,�,"` • b
T
14'
6' 12' - 11' 12' 12' 11' 1
Variable
Landscape _r Travel Travel Travel Median Travel Travel Travel7 T Variable
Setback 6' P.A. Lane Lane Lane Depressed Lane Lane Lane P.A• 6' Landscape
Sidewalk 1 Deed Bike/ 120' ROW Bike/De Sidewalk Setback
Emergency Emergency
Figure 4-1.3
Lake Street 6 Lane South of Nichols Road
4-1
Alberhill Villages Lake Street Road Sections
Specific Plan
roo PROJ[CT DE814IN CONSULTANTS
wide median and extended curbs design also facilitates the pedestrian and bicycle movement
across its section. This feature is important because the street separates the University Village
from the Lakeside Park and the southern Villages. Refer to Figure 4-5.
Street C
Street C, a two lane road with curb extensions, is the north-south connector for the Lakeside
and Ridgeview Villages that will extend from Nichols Road to Street B. It will be composed of
two different cross sections that are designed to both calm traffic and alert the driver to his or
her surroundings. Street C1 is the northern portion of this road and will incorporate a median to
bring attention to the Lakeside Park area. Street C2, the southern portion, will travel through a
residential neighborhood that will utilize alley-loaded homes whose entries will face the street.
These features will assist in bringing "eyes on the street" and encourage social interaction to
this main north-south auto, pedestrian, and bicycle route. Refer to Figure 4-6
Street D
Street D forms the north and south western boundaries of the Alberhill Town Center. It is a two
lane divided road with parking on both sides. Due to the anticipated traffic the travel and
parking lanes are slightly wider than other two lane streets in the community. Where possible
on this street, curb extensions will be employed to facilitate the safe street crossings due to the
strong draw of the mixed use Town Center. Refer to Figure 4-7.
Street E and Street F
Streets E and F are very similar to Street D, but service primarily residential traffic. They are
each two lane divided roads with parking on both sides. Where possible on this street, curb
extensions will be employed to facilitate safe street crossings. Refer to Figure 4-8.
4.5 PARKING REQUIREMENTS
The amount, location, and utility of vehicle (motorized and non-motorized) parking areas plays
an important role in the success of any mixed use project. The goal is to provide for safe and
convenient parking while reducing conflicts with pedestrians and bicyclists. Higher fuel costs
and increased environmental awareness are expected to lead to the wider acceptance and use
of alternative modes of transportation such as electric/hybrid and natural gas fueled vehicles,
van pools, and public transit (i.e. bus and train). The increased use of alternative modes of
transportation along with design concepts that include dedicated lanes for multi-passenger
vehicles, and land use juxtapositions which locate higher density housing near public places
and business, which will decrease the need to drive leading to lower parking ratios, shared
parking facilities, and transportation management programs. These on-going and new
transportation trends and techniques will be permitted and encouraged within the Specific Plan.
Due to the uncertainty of the future timing of newer parking trends, specific parking and loading
requirements will be addressed at either the PDP or Design Review stages for the AVSP to take
advantage of future transportation technologies and planning expertise that will become
available. Parking and loading requirements will include typical passenger and delivery
vehicles, as well as off-street bicycle parking. It is within these subsequent documents and
plans that the following subjects will be addressed:
• Shared parking ratios between complementary land uses
• Parking requirements by land use or district
• The use of alternative parking surfaces (i.e. pervious paving materials, bio-retention
techniques within parking areas.)
• Parking stall sizes and configurations
Alberhill Villages Specific Plan 40
,
Variable Condition
Wall/Fence/Slope
/-2:1 Max.Slope
Meandering Low Flow + + +
Creek Bottom
14'
6' 11' 12' 12' 11 6'
3:1 Slope-1
ariable
5, 19' Bike/ Travel Travel Median Travel Travel Bike/ 19' S' Landscape
Sidewalk P.A. Emergency Lane Lane Depressed Lane Lane Emergency P.A. Sidewalk Setback
Depressed Depressed
80 Wildlife Corridor 120 ROW
Variable Min.40'to 200'
8'Min.Meandering Path
Figure 4-2.1
Temescal Canyon Road 4 Lane
North of "A" Street - Town Center Couplet
I �
Variable Condition r
Wall/Fence/Slope
2:1 Max.Slope NO
.`.
Meandering Low Flow + +
Creek Bottom
14'
6' 11' 12' 12' 11' 6'
�M
3:1 Slope -
12' Travel Travel Median Travel Travel 7' Variable
P.A. Lane Lane Depressed Lane Lane P.A. 5' Landscape
Setback
80'Wildlife Corridor Depressed I 96'ROW Depressed Sidewalk
Variable Min.40'to 200' Bike/ Bike/ Figure 4-2.2
Emergency Emergency
8'Min.Meandering Path Temescal Canyon Road 4 Lane
South of "A" Street - Town Center Couplet
Figure 4-2
Alberhill Villages Temescal Canyon Road Sections
Specific Plan
rPROJECT DES16M CONSULTANTS
K I _
r
Variable Max.2" Variable
Landscape Landscape
Setback tieN+ri,k
ta•
Side call, 1_'.0' Bike/ TravelU Ti,n llam Medianw/IsolateclTurnPocket Ti%.,II iiw Ti,n •Il,in` Bike/ 1_'.0' 3'�IIr ali,
P.A.Depressed Emergency Emergency P.A.Depressed
120'ROW Figure 4-3.1
Nichols Road East End Condition
r
r
C �t
1
t4k'
1L11'�12.0'
Vauiable - Variable
Landscape Landscape
Setback Setback
5' idec.alk 7.0' B'ke/ Ti.i� I I Ti I I Median %v/Turn Ti.r,•I l.ins Tray rl 1,11w Ril e; 7.0' 'Sidewalk
P.A. Emergent Pocket Depressed Emergence P.A.
Depressed Depressed Figure 4-3.2
96'P.OW
Nichols Road West End Condition
Figure 4-3
Alberhill Villages Nichols Road Sections
Specific Plan
rPROJECT DESIGN CONSULTANTS
w
14'
6' , 11' , 12' 12' 11' 6' .
Variable Landscape Setback Travel Lane Travel Lane Median w/ Travel Lane Travel Lane ,* . _ Variable Landscape Setback
5 7 Bike/ Bike/ 7 5
Sidewalk PA envy Depressed EmergenDCY PA. �Sidewalk Figure 441
DeOiWised
96.0' ROW Street A Condition 1
Askr
fie*• �T - � ,. �
B�riable Cuci T Cut 7 Cucb T Cut - Variable
Exton n Extension , '
Extension Extension I Bldg.
S do 8' '�2--—�2�8'1� A '—�--'12`--r-1 8 Setback
12' Parking rave Lanes Parkin4-7'- Approx.210' 7 Parkin Travel Lanes Parkin 12'
Urban PA. Sidewalk University Square Sidmmlk� PA• 9 Bike Lane 9 Urban Figure Q A2
Edge Bike Lane Depressed
I Depressed Edge
68' Row 68' Row Street A Condition 2
Mixed-Use Live/Work Retail Ground Floor Mixed-Use Live/Work Retail Ground Floor
Condo/Office/Apartments Above Condo/Office/Apartments Above -
B�dgabl I ucb 7' !rt
ble
ucb 7 Cu
nsion Exten$1Q_ , nsoon Extedg.
Setba r 8' t �2' •�2' --8'-i. 8' 12' T--12 ack
5 . >d
Thm
Urban rkin a apes Parkin~7 5 Approx.40' Angled Aisle Angled Angled Aisle Angled Approx.40'�� 6 T� Travel Lanes 12�
g Bike Lane gpA, Variable P.A. Parking Parking Parking Parking P.A. Sidewalk Depressed Edge
Edge Variable Parking Bike Lane pariking Urban
68' ROW Depressed Sidewalk Approx. 210' - 68' ROW Figure 4 43
Parking Court
Street A Condition 3
Figure 44
Alberhill Villages Street A Sections
Specific Plan
re MHO WT DNION OANKILTAN N
I
�M
7'Curb Ea tension 14.0' 7'Curb Extension
'0' 16.0'� Ib.p' 8.0' Yis
Variable LandscapeSetback
s
Variable Building Setback 12'Urban Edge Parking Tray eI I.ane Median Travel Lam• Parking 7.0' 5'Sidewalk
Depressed P.A.
'ROW De pressed
Figure 4-5
Alberhill Villages Street B Section
Specific Plan
I` PROJECT DESIGN CONSULTANTS
w
14'
6' , 11' , 12' 12' 11' 6' .
Variable Landscape Setback Travel Lane Travel Lane Median w/ Travel Lane Travel Lane ,* . _ Variable Landscape Setback
5 7 Bike/ Bike/ 7 5
Sidewalk PA envy Depressed EmergenDCY PA. �Sidewalk Figure 441
DeOiWised
96.0' ROW Street A Condition 1
Askr
fie*• �T - � ,. �
B�riable Cuci T Cut 7 Cucb T Cut - Variable
Exton n Extension , '
Extension Extension I Bldg.
S do 8' '�2--—�2�8'1� A '—�--'12`--r-1 8 Setback
12' Parking rave Lanes Parkin4-7'- Approx.210' 7 Parkin Travel Lanes Parkin 12'
Urban PA. Sidewalk University Square Sidmmlk� PA• 9 Bike Lane 9 Urban Figure Q A2
Edge Bike Lane Depressed
I Depressed Edge
68' Row 68' Row Street A Condition 2
Mixed-Use Live/Work Retail Ground Floor Mixed-Use Live/Work Retail Ground Floor
Condo/Office/Apartments Above Condo/Office/Apartments Above -
B�dgabl I ucb 7' !rt
ble
ucb 7 Cu
nsion Exten$1Q_ , nsoon Extedg.
Setba r 8' t �2' •�2' --8'-i. 8' 12' T--12 ack
5 . >d
Thm
Urban rkin a apes Parkin~7 5 Approx.40' Angled Aisle Angled Angled Aisle Angled Approx.40'�� 6 T� Travel Lanes 12�
g Bike Lane gpA, Variable P.A. Parking Parking Parking Parking P.A. Sidewalk Depressed Edge
Edge Variable Parking Bike Lane pariking Urban
68' ROW Depressed Sidewalk Approx. 210' - 68' ROW Figure 4 43
Parking Court
Street A Condition 3
Figure 44
Alberhill Villages Street A Sections
Specific Plan
re MHO WT DNION OANKILTAN N
I
�M
7'Curb Ea tension 14.0' 7'Curb Extension
'0' 16.0'� Ib.p' 8.0' Yis
Variable LandscapeSetback
s
Variable Building Setback 12'Urban Edge Parking Tray eI I.ane Median Travel Lam• Parking 7.0' 5'Sidewalk
Depressed P.A.
'ROW De pressed
Figure 4-5
Alberhill Villages Street B Section
Specific Plan
I` PROJECT DESIGN CONSULTANTS
• Landscaping requirements
• Aisle widths
• Lighting
• Loading areas for passengers and freight
• Trash enclosure access and locations
• Patron, resident, and employee parking
• Vehicle space markings and signage
• ADA parking
Any areas not covered in a PDP or Design Review submittal will rely on the parking
requirements of the City of Lake Elsinore in effect at the time a development proposal comes
forward.
4.6 RECREATION / OPEN SPACE REQUIREMENTS
The open space system is comprised of various public and private components including
community gardens, town greens, neighborhood parks, private pocket parks, community parks,
two large recreational lakes, school and university recreation areas, multi-use trails, and rest
stops with benches along trails. These open space elements are modeled after Section 4 of City
of Lake Elsinore's Parks and Recreation Master Plan and provide the project and surrounding
community with a diverse, multi-use open space system that meets the needs of the project's
residents and visitors. The project provides a total of 151.60 acres of parks (116.6 acres of
public parks and 35 acres of private pocket parks), which is 8.15 acres more than is required by
the Quimby Act per population. The Quimby Act requires a total of 143.45 acres of parks based
on population, which our project meets and exceeds with its combination of 116.6 acres of
public parks and 35 acres of smaller private pocket parks. Final determination of park dedication
will be made at the subdivision map level in accordance to the Quimby Act.
The project's parks will consist of: a 36.8 acre regional park that borders 39.6 acres of two large
recreational lakes, an active 19.5 acre community park bordering a 12 acre elementary school
with its own recreation play fields and shared school play facilities, a 6 acre community garden,
two (2) town greens which are approximately 3/4 acres each, and a 9.3 acre neighborhood park
across from a community place of worship. The thirty five (35) smaller private pocket parks are
approximately one (1) acre each and will be built and maintained by the HOA. Thirty five (35)
acres of private pocket parks will be distributed throughout the Villages within easy walking
distance of the surrounding residences and each private pocket park will provide specialized
private amenities such as private pools, basketball courts, volleyball courts, and tennis courts.
Each Village illustrated in Figure 2-9, will contain some form of open space such as a private
pocket park, town green, plaza, trail, rest area, or a school so that all homes will be within
approximately one-quarter mile or a five (5) minute walk to an open space area. Open space
areas can vary in size, form, and function, and are clarified below. Each park classification
below is modeled after Section 4 of the City of Lake Elsinore's Parks and Recreation Master
Plan, which is used as a guide for development of a city-wide system of parks and recreation
areas.
1) Private Pocket Parks — Parks of this nature are typically less than one (1) acre in size
according to Section 4 of the Lake Elsinore Parks and Recreation Master Plan. The project
provides thirty five (35) one acre private pocket parks which are distributed throughout the five
different Planning Areas. These private pocket parks are built and maintained by the HOA and
are intended to serve the immediate surrounding residents. Each private pocket park will
Alberhill Villages Specific Plan
n
I'
.%- -
7'Curb Extension
8.0' 7'C urb Extension
12.0' 12.0' 8T .0'
Variable Landscape Setback Variable Landscape Setback
,'idetvalk 7.11 PolIin;; T,n •11 mo Median Travel Lane I'nlin;•, 7.0' S'�ken•a11,
P.A. Depressed P.A.
h•,•ease` 72'ROW a esse
Figure 4-6.1
Street C Northern Condition
Alley Loaded Product
Alley Loaded Product
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T Curb Extension 7'Curb Extension
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ne,ressed -i,b'ROW ne,reseed
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Figure 4-6
Alberhill Villages Street C Sections
Specific Plan
rPROJECT DESIGN CONSULTANTS
I
.y :£
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tietbdck Depressed Depressed Sed'ack
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Figure 4-7
Alberhill Villages Street D Section
Specific Plan
rPROJECT DESIGN CONSULTANTS
I
.y :£
Xf
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Vdridble a rI Lane Median Ti.i rl l..in• Parkin `Variable
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P P.A. Depressed P.A. Landscape
tietbdck Depressed Depressed Sed'ack
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Figure 4-8
Alberhill Villages Streets E and F Sections
Specific Plan
rPROJECT DESIGN CONSULTANTS
provide its own specialized programing and include different private amenities such as private
pools, basketball courts, tennis courts, and volleyball courts.
2) Neighborhood Park — Section 4 of the Parks and Recreation Master Plan classifies
neighborhood parks between 1-10 acres in size and are typically population based to serve the
immediate and surrounding residents within a one-half to three quarter mile radius. The project
provides a 9.3 acre neighborhood park bordering a community place of worship along the
backbone of Temescal Canyon Road. The placement of the neighborhood park near the
community place of worship allows opportunities for shared parking. This 9.3 acre neighborhood
park will include play areas, turf, multi-use courts, and picnic facilities.
3) Community Park — Section 4 of the Parks and Recreation Master Plan classifies community
parks between 11 - 40 acres in size and are designed to serve 15,000 - 20,000 residents within
a one and one-half mile (1 '/2 mile) service radius as well as visitors to the area and utilized for
active and passive recreation. The project provides a 19.5 acre community park bordering a 12
acre elementary school with its own recreational fields. This 19.5 acre community park will
include lighted sports fields and courts for joint-use with the elementary school, picnic facilities,
play areas, and restrooms. This community park will focus on sports and other active uses due
to its adjacency to an elementary school and its relatively level terrain.
4) Regional Park — Section 4 of the Parks and Recreation Master Plan classifies regional parks
between 25 -100 acres in size and are designed to offer a broad range of amenities to attract
the greatest range of users from within and beyond the City limits. Amenities can include open
space, bodies of water, and trails. One large 36.8 acre regional park will be located at the heart
of the project and boarder two recreational lakes totaling 39.6 acres of light water activities. This
is the largest park in the entire project, and along with the university, will be the focal point of the
AVSP. Two large recreational lakes totaling approximately 39.6 acres will be surrounded by
playfields, picnic areas, active areas, as well as passive park uses such as an outdoor
amphitheater. The 36.8 acre regional park will also serve as a wildlife corridor to allow
connections of local wildlife.
5) Town Green — Two (2) town greens approximately 3/4 acres in size will be located near single
family homes and near the University Town Center. The town green in the University Town
Center will serve the university and regional mixed uses, and act as a social gathering place /
outdoor event area for the Lake Elsinore community and region. In addition, the Town Green
has the potential to establish a unique character for the regional mixed use area and act as a
gateway to the university.
6) Plazas / Hardscapes — The project will contain a series of primarily hardscaped open spaces
such as private and public plazas, or other unique gathering places. These hardscaped areas
may contain water features, decorative paving, ornamental landscaping and shade trees,
seating, and other amenities which contribute to a pleasant urban gathering place.
7) Community Garden — The project will provide a 6 acre community garden in the detention
basins located along Temescal Canyon Road. This community garden will be built and
maintained by the HOA and create a sense of community and togetherness amongst residents
and visitors. Each plot in the community garden will be rented by residents of the community
and will provide beautification and preservation to the natural environment.
8) Trails — The project will provide approximately 8,000 lineal feet (approximately 4 acres) of open
space connections for the entire community. The public trails preserve and restore open space
as well as provide opportunities for physical activity to improve fitness and mental health.
Alberhill Villages Specific Plan 42
Residents and visitors will be able to connect to the multiple recreational facilities and parks
through these public trails. These trails also function as wildlife corridors which connect to the
Cleveland National Forest to the north and connect to through the Ridge Project to the south
under 1-15 Freeway into the MSHCP CORE areas.
9) Recreational Lake — Two large recreational lakes totaling approximately 39.6 acres will be the
main attraction of the project. The 13.6 acre west lake and the 26.0 acre east lake at the heart
of the project will provide light water activities to both local residents and visitors. Trails and
pathways will surround the lake and provide opportunities for biking,jogging, and scenic walks.
In addition, rest areas, parcourses (exercise), or vista spots will be located throughout the
project area along trails, wildlife corridors, and greenbelts. These additional recreation areas
may include a bench and a single tree for shade, or even a more complex arrangement of
benches, trash receptacles, several trees and shrubs, educational signage, and even an
overhead structure with solar panels for lighting. The below photos suggest possible park
solutions, and are supplemented by additional images found in Figures B-1 through B-5.
Trails & Greenbelts Parcourse Amphitheater
a
Mini Parks Trash Receptacles Wildlife Corridors
4.7 STORMWATER MANAGEMENT TECHNIQUES
A variety of storm water management techniques are permitted including the use of swales,
wetland enhancement areas, bio-retention basins, storm water detention areas that serve a dual
purpose as recreational facilities, and parking lot bio-infiltration (refer to Appendix C, Sample
Storm water Management Techniques). Additional techniques may be implemented in a PDP
provided that they meet the goals and intent of this specific plan.
Alberhill Villages Specific Plan
ALBERHILL VILLAGES SPECIFIC PLAN: PRELIMINARY PARK PLAN
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LAKE (RECREATION)................... 39.6 AC
REGIONAL PARK....................... 36.8 AC PARK LEGEND:
NEIGHBORHOOD PARK................... 9.3 AC ANIMAL CROSSING
® COMMUNITY GARDEN.................... 6.0 AC • I
ALBERHILL RANCH COMMUNITY PARK...... 20 AC
TOWN GREEN (0.7 ACRES EACH)......... 1.4 AC (EXISTING) I
I
COMMUNITY PARK...................... 19.5 AC
POCKET PARK (ABOUT 1 ACRE EACH)..... 35.0 AC
MULTI-USE TRAILS.................... 4.0 AC
TOTAL PUBLIC PARK ACRES PROVIDED: 151.60 AC FIGURE 4-9
TOTAL PUBLIC PARK ACRES REQUIRED: 143.45 AC
(BY QUIMBY ACT POPULATION CALC)
Contents Chapter
5.1 Implementation Process
5.2 Design Review Procedure
5.3 Transfer of Development 5
between Villages and Planning IMPLEMENTATION
Areas
5.4 Transferring Development
Outside of the Specific Plan Area
5.5 Development Approvals Required
5.6 Development Status Matrix
5.7 Specific Plan/PDP Modifications
and Amendments
5.8 Phasing
5.9 Financing and Maintenance
5.1 IMPLEMENTATION PROCESS
To administer the Specific Plan and control the build out of units and commercial/office square
footage allocated to Pacific Clay through the development agreements and previous Specific
Plan entitlements, a three-tier zoning implementation process will be followed for all
development areas and projects within the AVSP area. The three-tier process consists of 1)
adoption of the Specific Plan ordinance, 2) adoption of Phased Development Plans (PDPs), and
3) the more precise Design Review approval process that corresponds with actual development
plans. The three-tier implementation approach will reduce the need to amend the new specific
plan in the future by postponing certain details which cannot be anticipated until economic,
market, and trend development concepts become certain.
Specific Plan (Tier 1)
This Specific Plan is developed in accordance with the provisions of the Specific Plan District
(SPD) Zone, Chapter 17.204, of the City of Lake Elsinore Zoning Code. The adoption of the
Specific Plan is the first step of a three-tier implementation process for development pursuant to
the AVSP. The information in this Specific Plan meets state mandated requirements and
provides enough flexibility to accommodate future changes in urban design and architectural
preferences.
Phased Development Plans (Tier 11)
Phased Development Plans (PDPs) must be processed in accordance with the provisions of this
section of the AVSP concurrent with or prior to the processing of subdivision maps and/or
Design Review site plans. The purpose of PDPs is to delineate the specific goals, objectives,
refined development regulations, and design guidelines of each phase of the Specific Plan while
maintaining flexibility as the area builds out incrementally over time. The PDPs will provide more
detailed information regarding the arrangements and types of land uses, the circulation pattern,
development regulations, and design guidelines for a geographic area within the Specific Plan
when development in the area is imminent based on market demand.
The Land Use Plan in each PDP will include more detailed design and regulatory information.
For example, the areas identified as "residential" in the Specific Plan will be delineated in the
Alberhill Villages Specific Plan 44
PDP as low, medium, or high density residential areas and the associated average densities for
these land uses will be identified. Refer to Figure 5-1, Example Tier II Land Use Map for a
sample of the level of detail to be provided in a Tier II PDP Land Use Plan. Overall dwelling unit
count and commercial/mixed-use square footage is provided for in the Specific Plan and cannot
be exceeded.
Each PDP will delineate the applicable Villages and Planning Areas it covers into smaller
Subareas. Subareas earmarked for current development will be defined by approximate size,
number of detached and attached residential units permitted, square footage of retail, office,
and educational space permitted, and permitted roadway carrying capacity or Average Daily
Trips (ADTs) by residential type. Adjacent Subareas within the same Planning Area not
scheduled for current development will continue to be designated as mining areas. These
adjacent Subareas containing ongoing mining activity will be included in a subsequent PDP
once urban development for these areas becomes known.
Land Use Structure Diagrams must be included within the PDP for each specific Subarea, which
will address automobile and pedestrian access points, regional trail linkages, open space
linkages, neighborhood form, and transitional edges (refer to Figure 5-2, Example Tier II
Structure Diagram). An important edge condition that will be considered includes the existing
ongoing mining activity that will continue to occur within and/or adjacent to the specific plan area
as development proceeds according to the M3 mining ordinance.
The development regulations within the PDP may be more focused based on current conditions
and criteria at the time the PDP is submitted to the City of Lake Elsinore for review and
approval. For example, a PDP can refine the development regulations to reduce the height limit
of structures within a zone, but cannot change the zoning to exceed the height limit imposed by
this specific plan without approval of a Specific Plan Amendment. A PDP can also introduce
ADT transfers from one planning area to another or from one subarea to another, based on the
criteria set forth in Section 5.3. PDP's will include design guidelines for the public edge
conditions that occur within the project. These edge conditions include, but are not limited to,
major streetscapes, school/residential interfaces, park/residential interfaces, neighborhood
center/residential interfaces, and open space/trails. Location of traffic calming devices, entry
points, pedestrian access points and architectural focal points will also be addressed in the PDP
document.
The following is a list of items to be addressed in more detail within a PDP:
I. Introduction
A. Project location within the Specific Plan.
B. Project Description
C. Specific Goals and Objectives of the Tier II development
II. Development Plan
A. Detailed Land Use Plan
1. Specific Design Intent
2. Land Use Plan indicating locations of some or all of the following land uses as
applicable:
a. Rural residential
b. Residential by type and density
c. Institutional
d. Mixed use
e. Open space corridors
Alberhill Villages Specific Plan
In 15
n --
t
i treet E Regional
I S L M M�
la Street n Subarea W
IA
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Figure 5-1
Alberhill Villages Example Phase 1 Type II Land Use Map
Specific Plan
r� PROJECT DESIGN CONSULTANTS
0' 1,000' 2,000'
f. Potential schools
g. Location of park(s), lake(s), and other recreational amenities
h. Public facilities
B. Applicable Districts and Planning Areas divided by Subarea
1. Statistical analysis indicating acres, number of units and square footage of retail
and office space
2. Any proposed transfers of ADT's or intensity of development between Districts
and Planning Areas
C. Circulation Network
1. Backbone roads, collectors, access points
2. Regional and off-site trail linkages
D. Public Facilities and Services Master Plan (Proposed distribution, location, extent,
and intensity of sewage, water, drainage, solid waste disposal, energy, police, fire,
schools, and other essential services and utilities proposed to be located near the
plan area and needed to support the land uses described in the PDP)
E. Subarea Grading Concept
1. Project perimeter edge conditions
2. Major roads
III. Design Guidelines
A. Purpose and Intent
B. Residential Design Criteria
C. Mixed Use Design Criteria
D. Institutional Design Criteria
E. Open Space Criteria
F. Lighting Concepts
G. Signage Concepts
H. Sustainable Concepts
I. Landscape Plan (only if added to PDP)
J. Public Art (only if added to PDP — not a City requirement)
IV. Refined Development Regulations
A. Land uses divided into more specific zones based on density
B. Development regulations may specify
1. Setbacks
2. FAR
3. Height
4. Lot coverage
5. Parking requirements
6. Other regulations as necessary to implement the development's purpose and
intent.
C. Development regulations may be articulated in a form-based manner or other zoning
approach which ensures appropriate implementation of the intended development
concept.
Alberhill Villages Specific Plan
V. Graphics
A. Project Location Map
B. Land Use Plan
C. Structure Diagram
D. Circulation Plan
E. Water, Sewer, and Drainage Plans
F. Conceptual vignettes, as necessary, to depict site planning and design guidelines
PDPs shall be reviewed by staff in the same manner as a Specific Plan and considered for final
action at a public hearing before the Planning Commission. Several PDPs may be processed
concurrently with development occurring in several PDPs at the same time.
Design Review(Tier lll)
Prior to issuance of a building permit for any structure or sign, Design Review shall be approved
pursuant to Chapter 17.82 of the City of Lake Elsinore Zoning Ordinance, amended as outlined
below. The Design Review process requires review of detailed dimensioned site plans showing
the location of all property lines, buildings and structures, entrances, parking, landscape areas,
signs, walls, and preliminary grading information. Elevations and floor plans are required for all
buildings.
In addition to the items required by section 17.82.030 of the Zoning Ordinance, the following
items must be submitted with the site plan application, if applicable:
A. Design Elements
1. Building materials and colors
2. Refuse collection areas
3. Site loading and special equipment areas
4. Roof design and rooftop equipment screening elements
B. Signage
1. Materials and color schemes
2. Lighting
3. Monument signage
4. Wall-mounted building signs
5. Multi-tenant building signs
6. Projecting signs
7. Informational and directional signs
8. Temporary signs
9. Stand traffic signs
C. Conceptual Landscape Plans, including:
1. Entry statements
2. Streetscapes
3. Parks and open spaces
Subdivision Map Processing
Subdivision maps maybe submitted concurrently with Tier II or Tier III applications.
Alberhill Villages Specific Plan
5.2 DESIGN REVIEW PROCEDURE
Minor Design Review
The Community Development Director may approve, deny, or conditionally approve the
following projects subject to the provisions of LEMC Section 17.184.110(G):
• Additions to commercial and industrial structures or permitted accessory structures 500
square feet in area or less;
• Development of single-family residential uses;
• Duplexes and multi-family developments not involving more than a total of four units;
• Second units pursuant to Chapter 17.17 of the City of Lake Elsinore Zoning Ordinance;
• Residential accessory structures; unenclosed structures such as non-commercial
stables, corrals, and appurtenant facilities for the keeping of animals, carports, gazebos,
and patio covers (both trellis-type and solid) as well as enclosed structures containing
less than 600 square feet of floor area such as sheds, cabanas, children's playhouses,
and workshops;
• Alterations to existing structures which substantially change the appearance of the
structure even though the floor area may not be affected;
• Reconstruction of commercial or industrial structures which have been destroyed or
substantially damaged provided said structures were legally in existence and said
reconstruction returns the structure to its original size and appearance;
• Signs pursuant to Chapter 17.94 of the City of Lake Elsinore Zoning Ordinance; and
• Fences and walls.
The applicant submitting the project for "Minor Design Review" may appeal the Director's
decision and/or conditions to the Planning Commission; provided that said appeal be submitted
to the Director of Community Development within 10 days. The Planning Commission shall hear
the appeal within 30 days in the same manner as prescribed for "Major Design Review"
pursuant to the provisions of Chapter 17.82, as amended in this section.
The Community Development Director shall be required to make the following findings before
approving a "Minor Design Review":
1). The project as approved will comply with the goals and objectives of the General
Plan and development standards specified in the AVSP document and the approved
PDP.
2). The project complies with the design guidelines outlined in the approved PDP and
other applicable provisions of the municipal code.
3). Conditions and safeguards pursuant to the AVSP, including guarantees and
evidence of compliance, have been incorporated into the approval of the subject
project.
4). The project, as proposed, has demonstrated compliance with section 15162 of the
State California Environmental Quality Act (CEQA) Guidelines.
Major Design Review
The Planning Commission shall approve, deny, or conditionally approve all projects which do
not qualify for "Minor Design Review" as described above and shall hold at least one hearing on
each application for a "Major Design Review". The hearing shall be set and notice given as
Alberhill Villages Specific Plan
prescribed in Chapter 17.92. At this hearing, the Commission shall review the application and
drawings submitted and may receive comments from the public concerning the proposed
development and the manner in which it will affect the subject property and surrounding
properties.
The decision of the Planning Commission shall be final ten (10) days from the date of decision
unless an appeal is filed with the City Council pursuant to the City procedures outlined in
Chapter 17.80 of the City of Lake Elsinore Zoning Ordinance.
The Planning Commission shall be required to make the following findings before approving a
"Major Design Review":
1). The project as approved will comply with the goals and objectives of the General
Plan and development standards specified in the AVSP document and the approved
PDP.
2). The project complies with the design guidelines outlined in the approved PDP and
other applicable provisions of the municipal code.
3). Conditions and safeguards pursuant to the AVSP, including guarantees and
evidence of compliance, have been incorporated into the approval of the subject
project.
4). The project, as proposed, has demonstrated compliance with section 15162 of the
State California Environmental Quality Act (CEQA) Guidelines.
5.3 TRANSFER OF DEVELOPMENT BETWEEN VILLAGES AND
PLANNING AREAS
Transfer of development between Villages and Planning Areas may occur in the following
situations:
1). If a development proposal is under the maximum allowable dwelling units or square
footage permitted for the area per Table 3-2 of the AVSP, the additional units or
square footage can be added in future development proposals within the same
District or Planning Area or the excess can be transferred to a different District or
Planning Area.
2). Some of the units or square footage allocated to one planning area can be
transferred to a different District or Planning Area thereby exceeding the initial
maximum development allowed in the original District or Planning Area provided
there is no significant un-mitigable traffic impact. See Table 5-1 for transfer
parameters.
3). All of the dwelling units and square footage allocated to one Planning Area within the
Specific Plan may be reallocated to one or more different Planning Areas for the
purpose of developing a park or institutional use in the original Planning Area.
Average Daily Trips (ADTs) shall be the basis for transfers of units or commercial/office
square footage, thereby assuring that adequate roadway and intersection capacity exists in
the area receiving the transfer. The number of trips that will be allowed to transfer is
Alberhill Villages Specific Plan 49
influenced by whether the transfer occurs between Districts, Planning Areas, within Planning
Areas, or across major roadways (refer to Table 5-1). Non-residential commercial and
institutional transfers are restricted to occur between Mixed-Use Districts so that a
predominantly residential district is not impacted by a transfer of non-residential traffic.
Transfers may be considered during the PDP or Design Review phases. Any transfers
beyond these limits would require a traffic analysis that would look at daily traffic flows and
peak turn movements to determine the proposed transfer feasibility.
TABLE 5-1
Transfer of Development Criteria
Transfer Criteria for Planning Areas ADTs Allowed to be Transferred
Between Like Subareas 50 %
Between Adjacent Planning Areas 25 %
Across One Major Thoroughfare 15 %
Across Two Major Thoroughfares 10 % / Max. 1000
Transfer Criteria for Mixed-Use Districts ADTs Allowed to be Transferred
and Planning Areas
Between Like Planning Areas
Between Adjacent Districts
No transfers between regional and community
MXU are allowed
*A maximum of 2000 ADT is allowed across a 2 lane thoroughfare, a maximum of 3500 ADT is
allowed across a 4 lane thoroughfare, and a maximum of 5000 ADT is allowed across a 6 lane
thoroughfare.
5.4 DEVELOPMENT APPROVALS REQUIRED
To implement the AVSP, various discretionary and ministerial permits and applications must be
submitted and approved, as summarized in Table 5-2.
TABLE 5-2
Required Development Approvals
PERMIT/APPROVAL AGENCY PURPOSE
Specific Plan Amendment Lake Elsinore Modify to incorporate the Pacific Clay
Planning Department site into a specific plan to implement
the pre-annexation development
agreement and revise previous land
use plan for the area.
Phased Development Plan Lake Elsinore Specifies greater details regarding the
Planning Department type of development that will occur
within a phase of the specific plan.
Subdivision Maps Lake Elsinore Create legal lots.
Planning and
Engineering Depts.
Site Plans Lake Elsinore Review architectural details prior to
Planning Dept. building permit issuance.
Alberhill Villages Specific Plan
PERMIT/APPROVAL AGENCY PURPOSE
Right-of-Way Permits Lake Elsinore Work in public right-of-way.
Engineering Dept.
Grading Permits Lake Elsinore Site preparation.
Engineering Dept.
Final Map Lake Elsinore Final mapping of approved subdivision
Engineering Dept. lots.
Improvement Plans Lake Elsinore Plans for roads/utilities.
Engineering Dept.
Building Permits Lake Elsinore Construction of buildings.
Building Dept.
National Pollutant Discharge Santa Ana Regional Discharge approval.
Elimination System (NPDES) Water Quality
Permit Control Board
SARWQCB
General Construction Storm SARWQCB Storm water runoff.
Water Permit
Waste Discharge SARWQCB Waste discharge.
Requirements Permit
Water District Approval EVMWD Water service
Sewer District Approval EVMWD Sewer service
School District Approval LEUSD School service
Fire District Approval Riverside County Fire service
Fire
Caltrans Approval California Modification of on-ramps and off-ramps
Department of
Transportation
CDF&G 2081 or 1600 Permits California Incidental take and streambed
Department of Fish alteration
and Game
PERMIT/APPROVAL AGENCY PURPOSE
401 Water Quality Permit Regional Water Discharges into waters of the US
Quality Control
Board
USACE 404 Permit US Army Corp of Construction activities within the waters
Engineers of the US
LEAPS Process City of Lake Elsinore For right-of-way within the MSHCP
core areas outside of the development
agreement for Pacific Clay and the
MOU for Alberhill Ridge
Some of the discretionary actions listed above can occur simultaneously. Subdivision maps may
be processed concurrently with the specific plan amendment. Subdivision maps and design
review plans may also be processed concurrently with a PDP for all or a portion of the area
subject to the PDP. Alternatively, a PDP may be processed prior to subdivision maps and
design review plans. Subdivision maps may also be processed concurrently with or prior to
design review plans (refer to Table 5-3). Site plans are required at the Design Review stage. In
addition, a development status matrix identifying the number of units, mixed-use square
Alberhill Villages Specific Plan
footage, and ADTs used to date must be updated at the PDP and Design Review stages (refer
to Table 5-4).
The following table indicates at what stage each entitlement implementing action can occur:
TABLE 5-3
Implementation Table
IMPLEMENTING TIER I TIER II TIER III
ENTITLEMENT SPECIFIC PLAN PHASED DESIGN REVIEW
ACTION DEVELOPMENT PLAN
Subdivision Maps O O O
Transfer of N/A O O
Development (within
or outside of the
Specific Plan area
Updating N/A R R
Development Status
Matrix
Site Plan N/A O R
O= Optional; R= Required
Tentative maps and/or parcel maps shall be submitted in accordance with the State Subdivision
Map Act and the Subdivision Ordinance of the City of Lake Elsinore. Future tentative, or parcel
maps and site plan review packages must be in substantial conformance with the development
standards and design guidelines of the AVSP and the associated PDP. Mitigation measures for
environmental impacts shall be reviewed during the tentative map/site plan review stage. The
tentative map shall be conditioned as necessary to mitigate any remaining impacts at the
construction stages.
Final subdivision or parcel maps, grading plans, and improvement plans shall be in substantial
conformance with the approved tentative or parcel map, as well as the approved site plan
package.
Building permits for dwelling units shall be issued only after a final subdivision map has been
recorded and design review approval has been obtained. Permits may be issued for model
units prior to the final map recordation subject to the requirements of the City.
Alberhill Villages Specific Plan
5.5 DEVELOPMENT STATUS MATRIX
Regardless of whether or not an applicant chooses to transfer development within or outside of
the specific plan area, for each PDP and Design Review Site Plan, the following Development
Status Matrix shall be updated for each District in order to document the approved ADTs,
mixed-use square footage, and number of dwelling units approved to date as well as the ADTs
still available for transfer. This matrix will be updated at the PDP and Design Review stages and
utilized to track the approved development to ensure that the maximum entitlements allotted per
the AVSP are not exceeded.
Alberhill Villages Specific Plan 53
TABLE 5-4
Development Status Matrix
Total
Units Square Feet Total Max. Available Total
ADT's Allowable ADT's ADT's
r 0 ADT's
: Q allocated ADT's Transferred Transfer In (not Used Remaining
M � k Previously per this (See cumulative with this ADT's
c M o per Transferred Phase One Specific See Phase Available
J J a m d d Specific
Q s �° Plan PDP Plan for Specific One
R R Criteria) Plan PDP
Y �
o O Q criteria)
University Village
PA la
University Town Center
PA lb
Parkview Village
PA 2a
PA 2b
PA 2c
Highland Village
PA 3a
PA 3b
Lakeside Village
PA 4a
PA 4b
PA 4c
Ridgeview Village
PA 5a
PA 5b
Alberhill Town Center
PA 6a
TOTALS
Alberhill Villages Specific Plan 54
5.6 SPECIFIC PLAN/PDP MODIFICATIONS AND AMENDMENTS
Minor modifications to the approved AVSP and any subsequent PDP may be allowed at the
discretion of the Community Development Director. Any minor modifications must be consistent
with the purpose and intent of the approved AVSP document. Appeals of the Community
Development Director's decision shall be made to the Planning Commission. The Planning
Commission shall act on appeal within thirty (30) days. All modifications or amendments to the
approved Specific Plan or an approved PDP, other than such minor changes, shall be
processed as a Specific Plan amendment and/or a PDP amendment and are subject to all
Specific Plan and/or PDP procedures.
The following modifications constitute minor changes to the approved Specific Plan or an
approved PDP:
1. Roadways: Minor changes in roadway alignments and street sections are allowed,
provided such changes are consistent with the streetscape concept for roads, and are
subject to approval of the City Engineer and Community Development Director.
2. Specific Plan Phasing Program: The phasing program may be modified, provided the
objectives of the program continue to be met, and provided that all infrastructure
including, but not limited to, roads, sewer facilities, water supply, and drainage facilities
is available to serve the proposed development. Any deviations from the Specific Plan
Phasing Plan shall be subject to the approval of the City Engineer and Community
Development Director.
5.7 PHASING
The conceptual phasing plan identified in Figure 5-3 is dependent on the mining operation
phasing and the market conditions for materials and manufactured products, as well as the
demand for housing and commercial space. This phasing plan is an estimate of the order in
which the development will proceed; however, major controlling factors that will affect the actual
phasing plan include economic forces, the development of water, sewer, street, flood control,
and other public infrastructure improvements; current and future trends in regional and local
housing demand and supply; and decisions of local agencies regarding public improvements
and future individual development plans. The actual rate and phasing of development will be
determined by these factors over the continuous evolution of the project area. See Figure 5-3
for the conceptual phasing plan and the corresponding phases shown in the colors below.
1. Phase 1: Red
2. Phase 2: Yellow
3. Phase 3: Green
4. Phase 4: Orange
5. Phase 5: Purple
6. Phase 6: Blue
Alberhill Villages Specific Plan 55
Alberhill Villages Specific Plan VICINITY MAP
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5.8 FINANCING AND MAINTENANCE
The recommended financing mechanisms listed in Table 5-5 are provided as guidelines and
should not be considered as final recommendations. Actual implementation of a specific
financing mechanism will be accomplished pursuant to certain proceedings as established by
special financing districts, the City of Lake Elsinore, and relevant state and federal laws.
The developer will provide private funding in conjunction with any approved pubic financing to
allow for the timely development of public facilities, streets, utilities, and other necessary capital
improvements. Maintenance will be provided by a combination of maintenance districts and
homeowner associations. The City and the developer will use their best efforts to establish
community facilities districts pursuant to the Mello-Roos Community Facilities act of 1982,
assessment districts, improvement districts, maintenance districts, or other public financing
mechanisms, as necessary, for the purpose of financing the planning, design, construction, and
maintenance of the public facilities.
TABLE 5-5
Financing Mechanisms
REQUIRED FACILITY RECOMMENDED FINANCING MECHANISM(S)
Circulation and street Developer financing, formation of assessment district,
improvements and expansion reimbursement agreements, fees in lieu of facilities
Drainage and Storm Water Developer financing, formation of assessment district
Management and/or reimbursement agreements, and citywide Park,
Open Space, and Storm Drain Community Facilities
District (CFD), fees in lieu of facilities
Water Developer, payment of connection fees to Elsinore
Valley Municipal Water District (EVMWD), CFD, fees in
lieu of facilities
Sewer Developer, payment of connection fees (EVMWD), CFD,
fees in lieu of facilities
Schools Pa ment of fees, school site purchase
Parks and trails Parkland dedication in lieu of fees, and citywide Park,
Open Space, and Storm Drain Community Facilities
District (CFD)
Fire, paramedic, and law Citywide Public Safety Community Facilities District
enforcement (CFD),
Alberhill Villages Specific Plan 56
Context Map _
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Alberhill Villages Example Phasel Type II Structure Diagram
Specific Plan
,Oro r PROJECT DESIGN CONSULTANTS
NTS
Contents
6.1 Introduction Chapter
6.2 Alberhill District Plan Consistency
6.3 General Plan Format
6.5 Community Form
6.5 Public Safety and Welfare 6
6.6 Resource Protection and Preservation
GENERAL PLAN
CONSISTENCY ANALYSIS
6.1 INTRODUCTION
California State law requires that Specific Plans must demonstrate consistency with goals,
objectives, policies and programs of a jurisdiction's General Plan. To ensure that the Alberhill
Village Specific Plan (AVSP) is consistent with City of Lake Elsinore General Plan, a thorough
review of the General Plan's stated goals, objectives, policies and programs was made (see
Table 6-1, General Plan Content).
The General Plan provides the guidelines for how the new projects are to be configured and
implemented. Additionally, the General Plan contains various area plans, or Districts, which are
incorporated into a separate "Districts" chapter of the General Plan, and contain specific
required policies to guide the development for specific areas of particular importance. The
Districts, by virtue of their adoption, are consistent with the General Plan, and address those
issues that are unique to a locality or that require special policies, and which also reinforce City
regulatory provisions, preserve special lands or historic structures, require or encourage
particular design features, or restrict certain activities. The AVSP is located within the Alberhill
District (See Figure 6-1, City of Lake Elsinore Planning Districts).
6.1.1. Methodology
The Alberhill District is considered consistent with the goals and policies of the General
Plan by virtue of it's incorporation into said General Plan. If the AVSP goals and policies
are consistent with the goals and policies of the Alberhill District, and the Alberhill District
is consistent with the General Plan, it can be reasoned that the AVSP is consistent with
the General Plan.
Section 6.2 below lists the Alberhill District's goals and provides discussion and analysis
as to AVSP consistency. Following Section 6.2 are the General Plan Chapters of
Community Form (Section 6.3), Public Safety and Welfare (Section 6.4), and Resource
Protection and Preservation (Section 6.5), which contain the underlying General Plan
goals and policies that established the foundation for the Alberhill District. Following the
policies within each of these General Plan Chapters is a reference to the corresponding
Section where AVSP conformance to the Alberhill District was discussed.
Alberhill Villages Specific Plan
TABLE 6-1
General Plan Content
Lake Elsinore Mandatory
General Plan Elements Issues
Chapters
Land Use Diversity of Land Uses, Recreation, Aesthetics,
Community Form Circulation Environmental Resources, Historical & Cultural
(Chapter 2.0) Resources, Circulation, Growth Management, Housing,
Housing Parks & Recreation.
Air Quality, Hazards & Hazardous Materials Flooding,
Public Safety Public Safety Seismic Activity, Noise, Community Facilities &
and Welfare Noise Protection Services (fire, police, schools, libraries,
(Chapter 3.0) animal services, water, wastewater, electricity, natural
gas, refuse, recycling, telecommunications).
Resource Biological Resources, Open Space, Water Resources,
Protection and Conservation Mineral Resources, Cultural & Paleontological
Preservation Open Space Resources, Historic Preservation, Aesthetics,
(Chapter 4.0) Sustainable Environment (greenhouse gas emissions,
energy conservation).
6.2 ALBERHILL DISTRICT PLAN CONSISTENCY
The Alberhill District (District) is located in the northernmost part of the City of Lake Elsinore, a
4,240 acre predominantly vacant area of rolling hillsides and mining operations. The District is
planned to develop into master-planned, and sustainable mixed use communities. The District
is surrounded primarily by vacant lands, conservation areas and residential communities. The
District plan includes a Land Use Map (see Figure 6-2, Land Use Plan) and sets forth the land
use policies that will guide the future development. The goals and policies contained within the
District plan reflect the general intentions of the City's adopted specific plans.
6.2.1 Overall District Goal and Policies
6.2.1.1 Primary Goal
The primary goal of the Alberhill District is to support and maintain a healthy transition
from extractive / mining activities to a network of residential communities within a
balanced mix of commercial, light industrial, business professional, educational,
institutional / public uses, open space and conservation areas that provide a sense of
place and high quality of life.
Discussion: The Alberhill District area has long been an area dominated by the
extraction of materials though concentrated and vested mining
operations, and as the mining operations wind down, and the land is
reclaimed, opportunities will arise for this "diamond in the rough" area to
blossom into an attractive, vibrant, and sustainable master plan
community. The Alberhill District is of such size and strategic location,
Alberhill Villages Specific Plan 58
that if well designed development policies and guidelines are established,
the area could not only showcase how a progressive and sustainable
community environment should look, but it could also become the major
City "gateway" that would help transform Lake Elsinore's image into a
premier southern California destination. The following are the District's
stated overall policies:
*AH1.1 "Continue to encourage proper reclamation and enhancement of areas
impacted by extractive / mining activities for the public's health, safety,
and welfare."
AH1.2 "Consider the preservation of vacant lands in areas with high elevations in
the north, east, and southwest, in order to provide an adequate amount of
conserved lands, open space and wetland areas."
AH1.3 "Encourage proper land use compatibility between mining activities and
surrounding uses."
AH1.4 'Impose conditions, as necessary, on mining operations to minimize or
eliminate the potential adverse impact of mining operations on
surrounding properties and the environment."
AH1.5 "Encourage new non-mining land uses adjacent to existing mining
operations based on an evaluation of: noise, aesthetics, drainage,
operating conditions and operating hours, biological resources,
topography, lighting, traffic and air quality."
AH1.6 "Periodically revise and update the City's surface mining reclamation
ordinance to ensure the most recent SMARA developments are reflected
in the City's municipal code."
Response: The AVSP details a phased development approach that:
• Provides consistency with final reclamation to heavily impacted mining
areas following, and in concert with, post-mining interim reclamation
measures under Reclamation Plan RP-112;
• Provides public access to 30+/- acres of enhanced open spaces with
trails, and quality urban development including parks, schools,
housing and commercial uses;
• Provides appropriate buffers and mitigation measures at mining
operation/public interfaces;
• Ongoing Pacific Clay and Pacific Aggregate vested mining operations
are to comply with all applicable SMARA requirements.
AH1.1: Alberhill District policy designation nomenclature
Alberhill Villages Specific Plan
6.2.2 Urban Design
6.2.2.1 Distinct Design
The stated Urban Design goal of the Alberhill District plan is to create a strong urban
design that would support the Alberhill District as a distinct community.
Discussion: The rolling hills, pronounced ridgelines and varied elevations of the AVSP
site afford the opportunity to create a dynamic and distinctive community.
Lake Street is the primary artery which will serve the future land uses
within the Alberhill District. Lake Street also is bordered by a moderately
dense landscape of trees and a natural riparian corridor that could be
enhanced to offer opportunity as an entry statement in the Alberhill area,
and as an opportunity for incorporation into a public open space access
trail system.
The following are the District's stated Urban Design policies:
AH2.1 "Through the project and CEQA processes, create strong connections to
Lake Street between neighborhoods and community supporting uses."
AH2.2 'In areas outside approved specific plans, the City should strive to
establish design standards that are consistent with the Alberhill District's
adopted specific plans in order to ensure a standard design motif for new
developments."
AH2.3 "Consider the establishment and construction of a series of pedestrian
routes as part of the City's trail system from residential areas to Lake
Street's commercial and institutional uses and to the open space and
MSHCP areas to the north, west, and southeast areas of the Alberhill
District."
AH2.4 "Support the placement of community identification signs along the
commercial/institutional uses and intersections along Lake Street and the
1-15 Freeway."
AH2.5 "Encourage the use of distinctive trees along Lake Street identified in the
City's Street Tree Program."
Response: The AVSP complies with the Urban Design goals and policies in that it
has a unique design identity as a university-oriented master planned
community, and it incorporates a balanced mix of residential and
supporting commercial, professional and mixed use opportunities. The
AVSP further complies with the Alberhill District Urban Design policies by
establishing standards and guidelines for the development of a unique
and sustainable mixed-use planned community as follows:
• Lake Street will connect to the University Town Center and Alberhill
Village commercial areas via bicycle/pedestrian routes and Streets A
and B; and connect with neighborhoods via Streets A, B, D, Nichols
Road, and an enhanced open space corridor through Planning Areas
A & B;
Alberhill Villages Specific Plan 60
• Encourages the incorporation of designs that take advantage of
existing topographical features into community land plans;
• Incorporates sustainable design standards such as natural water
flows and aquifer recharging along a 1 mile +/- long reclaimed
wetlands corridor along the east side of Lake Street of and other
greenbelt areas, as well as the location of residential areas within
short distance to employment centers, commercial centers, and transit
hubs;
• Encourages residential, commercial and institutional developers to
utilize designs and materials that evoke a sense of quality,
permanence and local mining history such as the use of clay brick and
tiles;
• Provides for a native plant palette focused on oak trees and other
native species along Lake Street.
6.2.3 Historic Preservation
6.2.3.1 Preserve and Enhance
The stated Historic Preservation goal of the Alberhill District plan is to preserve and
enhance the cultural and historical resources of the Alberhill District.
Discussion: The Alberhill area has a 100 year history of mining operations. The
mining of coal was followed by the mining of clay and other aggregates.
The settlement of Terra Cotta, a post office, and the Alberhill School were
once part of a thriving community, but now no longer exist. As no other
significant cultural, archaeological or paleontological resources have been
know to have occurred, mining, or perhaps the reclamation aspect of
mining presents opportunity for historical enhancement and preservation.
The following are the District's stated Preserve and Enhance policies:
AH3.1 "Support the relocation and restoration of the Alberhill School as a
20,000 square foot community center promoting education awareness of
the District's cultural heritage including mining, homesteading, the
railroad, and the Terra Cotta town."
AH3.2 "Support educational awareness programs that inform residents and
visitors of the District's cultural heritage."
AH3.3 "Encourage the use of signs within recreational areas along Lake Street
depicting the Alberhill District's historical and cultural significance."
Response: The AVSP complies with the Alberhill District Historic Preservation goals
and policies as follows:
• The Alberhill Schoolhouse will be reconstructed in a nearby location
using new materials that will match the original building as close as
possible.
• The AVSP provides a framework for the reclamation of significant
surface mining operation into a well-functioning, multi-used,
educationally focused, conservation friendly community;
Alberhill Villages Specific Plan 61
• The development of the AVSP will re-establish natural elements into
an area which through mining destroyed these natural elements;
• The AVSP successfully interfaces new residents and visitors to
enjoyable landforms and natural elements that once may have been
thought not possible given the condition of the land through enhanced
open space corridors and alongside educationally signed wildlife
corridors;
• The AVSP positively solves the environmental conservation vs.
development conundrum by providing corridors for animal movement.
through the development.
6.2.4 Transportation / Circulation
The vehicular circulation system that supports the Land Use Plan for the Alberhill District
is shown on ADP Figure AH-1. The vehicular circulation system is anchored by the 1-15
Freeway which runs east and west and generally forms the northerly boundary of the
District. Lake Street runs north south through the Alberhill District and will serve as the
major transportation artery to serve the future planned communities within the Alberhill
District.
6.2.4.1 Connections
The stated Transportation / Circulation goal of the Alberhill District plan is to support a
multi-modal transportation system with connections to new development, Interstate 15,
recreational and open space areas, and districts to the south that serve the needs of
residents through the following land use policies:
Discussion: Lake Street currently is a two-lane road that serves as the main
transportation artery to the AVSP from the 1-15 Freeway, and basically
forms the easterly boundary of the AVSP. No significant roads transverse
the site in either a north/south or east/west direction. The AVSP includes
transportation guidelines and policies designed to adequately serve the
future communities and incorporate desired multi-modal forms of
transportation.
The following are the District's stated Transportation / Circulation policies:
AH4.1 "The interchange at Lake Street and 1-15 shall be improved to meet the
future traffic demand and satisfy the minimum level of service required by
the City."
AH4.2 "Through the project and CEQA processes identify and require
improvements to Lake Street and Nichols Road as the most significant
roadways within the Alberhill District for transit, landscaping, pedestrian
travel, and bikeways."
AH4.3 "Through the project and CEQA processes, require the construction or
expansion of roadways serving new development located east and west
of Lake Street."
AH4.4 "Lake Street shall be constructed in accordance with Urban Arterial
standards."
Alberhill Villages Specific Plan
AH4.5 "Encourage the use of traffic-calming measures within commercial and
institutional developments along Lake Street when recommended by
traffic studies."
Response: The AVSP complies with the Alberhill District Transportation / Circulation
goals and policies as follows:
• The portion of Lake Street serving the AVSP will be improved as an
urban arterial highway (6 to 8 lane themed divided highway) and will
serve as the main link to the 1-15 Freeway. Nichols Road will be
improved to major highway standards (4-lane themed divided
highway). Lake improvements will provide connection points to future
streets that will access property to the east;
• Lake Street and Nichols Road improvements will include delineated
and signed bicycle routes and pedestrian walkways, and themed
landscape improvements (see Figure 6-3, Bikeway Plan);
• Street A (4-lane) and Street B (2-lane) will serve to connect Lake
Street from the west to Temescal Canyon Rd. (4- lane major highway)
and internal neighborhoods;
• A number of landscaped "roundabouts", landscape medians and
islands, curb extensions and other traffic calming improvements are
planned for throughout the AVSP. Review and approval will be at the
Tier 11 (Phased Development Plan) level.
6.2.5 Parks and Recreation
The Alberhill District currently contains only 1 community recreational facility, namely the
City recreational facility located on the easterly side of Lake Street in the south-central
portion of the District. The facility is a 20 acre park that includes a 15,000 square foot
City recreation center, several soccer fields, play areas, basketball courts, tot lot, and a
5,500 square foot Boys & Girls Club. The nearest other park and recreation facilities are
located approximately one mile from the Alberhill District.
6.2.5.1 Wide Variety
The stated Parks and Recreation goal of the Alberhill District plan is to encourage a wide
variety of open space and recreational opportunities that are integrated within adopted
master planned communities and future developments.
Discussion: As future developments are built within the Alberhill District, adequate
numbers and varying intensities of parks and recreational facilities will
need to be built to support the needs of the residents and ensure a higher
quality of life.
The following are the District's stated Parks and Recreation policies:
AH5.1 "Encourage the creation of an extensive system of open space and
preservation lands throughout the Alberhill District to ensure a healthy
balance between development and the natural environment."
AH5.2 "Support joint-use of recreational facilities with the Lake Elsinore Unified
School District(LEUSD)."
Alberhill Villages Specific Plan 63
AH5.3 "Pedestrian and hiking trails shall be considered between neighborhoods
and surrounding open space and MSHCP preservation areas."
Response: The AVSP complies with the Alberhill District Park and Recreation goals
and policies as follows:
• The Alberhill Villages Specific Plan proposes 140 +/- acres of
community parks, pocket parks and open space corridor / multi-use
trials, a 15 +/- acre lake, and various open space/wildlife corridors.
• Lake Street will be bordered by a 1 mille +/- long reconstructed and -
natural riparian corridor that will be linked to other open space
corridors and multi-use trails (see Figure 6-4, Elsinore Area Trails
System);
• The AVSP meets it's Quimby Act requirement by providing 5 acres
per 1000 project generated persons, with 3.8 acres per thousand
persons devoted to traditional public and private parks, and 1.2 acres
per 1000 project generated persons;
• The AVSP encourages the side-by-side siting of public parks with
school playgrounds for greater impact and expanded usage.
Developers of the parks will be encouraged to partner with the LEUSD
to optimize recreational opportunities;
• Pedestrian, hiking and multi-use trails will connect neighborhoods with
open space corridors, and provide access to the Cleveland National
Forest, Lakeside Village Lake, and the University Town Center.
6.3 GENERAL PLAN FORMAT
The City of Lake Elsinore's General Plan was adopted December 2011. The General Plan
directs the City's land use and development in strategic locations, as well as sets forth the
foundation for the development of it's economic base, transportation system framework, and the
preservation of valuable natural and cultural resources. Land uses are organized at the General
Plan level under three (3) foundational Chapters: Community Form, Public Safety and Welfare,
and Resource Protection and Preservation. Within these Chapters are found the seven (7)
State mandated General Plan elements (see Table 6-1). The following sections list the
Chapters, mandatory elements, and policies of the City's General Plan.
6.4 COMMUNITY FORM
The Community Form Chapter sets forth the City's policies for guiding local development and
growth that strive to promote development in an orderly manner that is physically attractive in
both form and appearance.
6.4.1 Land Use
6.4.1.1 Diverse and Balanced Land Uses
Create a diverse and integrated balance of residential, commercial, industrial,
recreational, public and open space land uses, in accordance with the following land use
policies:
Alberhill Villages Specific Plan 64
a. "Promote innovative site design, and encourage the preservation of unique
natural features, such as steep slopes, watercourses, canyons, ridgelines,
rock formations, and open space with recreational opportunities."
b. "Encourage development of unified or clustered community-level and
neighborhood-level commercial centers and discourage development of strip
commercial uses."
c. "Encourage the development of sit-down restaurant establishments where
appropriate and discourage the proliferation of drive-through fast food
establishments."
d. "Encourage development of a mix of industrial uses including light industrial,
clean manufacturing, technology, research and development, medium
industrial, and extractive uses."
e. "Encourage the development of large planned industrial and/or professional
office parks on large parcels."
f. "Encourage development of institutions including hospitals and educational
campuses and facilities."
g. "Encourage the use of paseos, greenbelts, linear parks, and trails within
future developments."
h. "Encourage a jobs/housing balance of one job for every 1.05 households by
the year 2030."
i. "Encourage rehabilitation and new construction to replace aging commercial
facilities."
AVSP/Alberhill District Conformance: See Sections 6.2.1 and 6.2.2, Chapter
6 of this document.
6.4.1.2 Recreational Destinations
Establish and maintain the City as a year round recreation destination, through
the following land use policies:
a. "Encourage recreational uses including parks, beaches, marinas, and a
multipurpose trail within the City's rights-of-way."
b. "Consider the feasibility and encourage, if feasible, the development of a new
pier near the end of Main Street to connect the lake with the Downtown area."
c. "Consider the feasibility of development of geothermal; resources such as a
spa or bathhouse establishment in the Downtown area."
d. "Consider to evaluate the provisions of public access to the lake and open
space areas when making land use decisions."
e. "Encourage a pedestrian circulation route around the lake to improve public
access to this amenity. "
Alberhill Villages Specific Plan
AVSP/Alberhill District Conformance: See Section 6.2.5, Chapter 6 of this
document.
6.4.1.3 Aesthetics and Environmental Resources
Establish a development pattern that preserves aesthetics and enhances the
environmental resources of the City, through the following land use policies.
a. "Consider the establishment of hillside grading standards that address unique
natural features and encourage the sensitive treatment of hillsides in the site
design and architecture of new construction."
b. "Encourage new commercial and/or industrial developments, incorporate
buffers which minimize the impacts of noise, light, visibility, or activity and
vehicular traffic on residential uses and MSHCP conservation areas."
AVSP/Alberhill District Conformance: See Sections 6.2.2 and 6.2.3, Chapter
6 of this document.
6.4.1.4 Historical and Cultural Resources
Develop a viable downtown area that preserves potentially significant historical
structures and provides civic and cultural opportunities as well as a destination
for shopping, meeting, and gathering for both tourists and residents, through the
following land use policies:
a. "Encourage the historic registration of potentially significant historic buildings
as identified in Section 4.7 of the General Plan."
b. "Encourage the preservation, innovative reconstruction, and re-use of historic
buildings in and around the Historic District."
c. "Consider locating additional civic, public, and cultural facilities, and
encourage both residential and commercial mixed uses, in and around the
Main Street Overlay area."
d. "Encourage the revitalization of the Historic District through the revisions of
the Historic Elsinore Architectural Design Guidelines and implementation of
the Downtown Master Plan."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document.
6.4.1.5 Climate Action Plan
Promote land use strategies that decrease reliance on automobile use, increase
the use of alternative modes of transportation, maximize efficiency of urban
services provision and reduce emissions of greenhouse gas emissions, as
detailed in the Climate Action Plan (see Alberhill Villages Specific Plan Climate
Action Plan).
Alberhill Villages Specific Plan 66
6.4.2 Circulation
6.4.2.1 Efficiency & Safety
Optimize the efficiency and safety of the transportation system within the City of Lake
Elsinore, through the following land use policies:
a. "The interconnection and coordination of traffic signals shall be achieved
through two processes, namely the requirements in the conditions of approval
on development projects and/or through the implementation of Capital
Improvement Programs projects."
b. "Enforce and comply with proper intersection "sight distance"requirements as
described by the Engineering Division."
c. "Maximize the use of shared driveways and on-site circulation to minimize
conflicts at access points to the roadway network."
d. "Maintain the system of bike lanes and multi-use trails throughout the City.
Encourage the implementation of the network of Class I, 11 and Ill bike lanes
on all development projects through construction of the facility as described in
the Bike Lane Master Plan and/or the Trails Master Plan."
e. "The City will monitor traffic and congestion on Grand Avenue and Corydon
Street through the review of project-specific traffic studies, and apply
mitigation measures to ensure that projected traffic does not count daily
capacities as new development occurs in the area."
AVSP/Alberhill District Conformance: See Section 6.2.4, Chapter 6 of this
document.
6.4.3 Growth Management
6.4.3.1 Orderly Growth
Maintain orderly, efficient patterns of growth that enhance the quality of life for the
residents of Lake Elsinore through the following land use policy:
a. "Encourage mixed-use developments to reduce public service costs and
environmental impacts through compatible land use relationships, and
efficient circulation and open space systems."
AVSP/Alberhill District Conformance: See Section 6.2.1, Chapter 6 of this
document.
6.4.4 Housing
The Housing Element is one of the seven General Plan elements mandated by the State
of California in Sections 65580 to 65589.8 of the Government Code. State Law requires
that the Element consist of "an identification and analysis of existing and projected
housing needs and a statement of goals, policies, quantified objectives, and scheduled
programs for the preservation, improvement and development of housing". The Housing
Alberhill Villages Specific Plan
Element is an official response to the need to provide housing for all economic segments
of the population. It establishes policies that will guide the City in its decision making,
and sets forth an action plan to implement the housing goals.
6.4.4.1 Housing Opportunities
Provide decent housing opportunities and a satisfying living environment for the
residents of Lake Elsinore, through the following land use policies:
a. "Utilize the General Plan Land Use Element, Zoning Ordinance, and other
land use controls to provide housing sites that can facilitate and encourage
the development of a variety of housing consistent with the City's identified
local needs and it's regional housing needs."
b. "Encourage the infilling of vacant residential land and the recycling of
underutilized residential land, particularly in downtown."
c. "Establish incentives and regulatory concessions to promote the development
of housing for very low, low, and moderate income persons, and especially
those with special needs in accordance with the City's Density Bonus
Ordinance."
d. "Promote development within specific plans that provide a variety of housing
types and densities based on the suitability of the land, including the
availability of infrastructure, the provision of adequate services and
recognition of environmental constraints."
AVSP/Alberhill District Conformance: The AVSP provides a variety of
housing opportunities consistent with the City's General Plan policies.
6.4.4.2 Affordability
Conserve and improve the condition of the existing affordable housing stock.,
through the following land use policies:
a. "Prevent the encroachment of incompatible commercial and industrial uses
into residential neighborhoods."
b. "Continue to provide proactive code enforcement activities to maintain and
improve housing and neighborhood qualities."
c. "Promote the City's repair/rehabilitation programs that provide financial and
technical assistance to low and moderate income households for the repair
and rehabilitation of housing with substandard or deteriorating conditions."
d. "Facilitate the removal of housing units that pose serious health and safety
hazards to residents and adjacent structures."
e. "Ameliorate housing conditions that contribute to overcrowding."
AVSP/Alberhill District Conformance: The AVSP provides for proper
location of commercial and industrial land uses, and mitigated
Alberhill Villages Specific Plan
commercial/residential interfaces. The City is responsible for items "b"
through "e" above.
6.4.4.3 Low Income Assistance
To assist in the development of adequate housing to meet the needs of very low, low
and moderate income households, including large families, single-parent households,
the disabled, senior citizens and shelter for the homeless, through the following land use
policies:
a. "Pursue programs and funding sources designed to maintain and improve the
affordability of existing housing units, and for the construction of new housing
to very low, low, and moderate income households."
b. "Create collaborative partnerships with non-profit agencies and for-profit
developers to maximize resources available for the provision of housing
affordable to lower-income households. Support the efforts of non-profit
organizations and private developers to obtain State and/or Federal funds for
the construction/preservation of affordable housing for lower-income
households."
c. "Discourage the conversion of existing apartments to condominiums where
such conversion will diminish the supply of very low, low, and moderate
income housing."
d. "Promote construction of units consistent with the new construction needs
identified ion the Regional Housing Needs Assessment (RHNA)."
e. "Locate higher-density residential development in close proximity to public
transportation, services and recreation. "
f. "Encourage the development of rental units with three or more bedrooms to
provide affordable housing for large families."
g. "Continue to support non-profit and for-profit organizations in their efforts to
construct, acquire, and improve housing to accommodate households with
lower and moderate incomes."
h. "Provide access to emergency shelters with emergency support for City
residents, including disadvantaged groups."
i. "Promote use of the Density Bonus provisions of the Zoning Code as a way
to integrate affordable housing into the community fabric."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments of
the population.
6.4.4.4 Maintain and Rehabilitate
To address, and where appropriate and legally possible, remove constraints to the
maintenance, improvement and development of affordable housing, through the
following land use policies:
Alberhill Villages Specific Plan 69
a. "Review and adjust, as appropriate, residential development standards,
regulations, ordinances, departmental process procedures, and residential
fees related to rehabilitation and construction that are determined to be a
constraint on development of housing, particularly for lower- and moderate-
income households, and for persons with special needs."
b. "Streamline the City's development review process to minimize the indirect
cost of time spent in this process, and where appropriate, reduce direct cost
in fees of developing new affordable housing opportunities. "
c. "Monitor all regulations, ordinance, departmental processing procedures and
fees related to the rehabilitation and/or construction of dwelling units to
assess their impact on housing costs. "
d. "When feasible, consider reducing, subsidizing, or deferring development
fees to facilitate the provision of affordable housing."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments of
the population.
6.4.4.5 Homeownership Opportunities
a. "Pursue a variety of private, local, State and Federal assistance options to
support development or purchase of housing within the income limits of
lower-income households."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of providing adequate and affordable housing for all segments of
the population.
6.4.4.6 Fair Housing Practice
To promote housing opportunities for all persons regardless of race, religion, sex, marital
status, ancestry, national origin, or color, through the following land use policies:
a. "Promote fair housing practices throughout the community."
b. "Prohibit practices that restrict housing choice by arbitrarily directing
prospective buyers and renters to certain neighborhoods or types of
housing."
C. "Publicize fair housing programs and services offered to the community by
the City and other agencies."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of fair housing practices and the provisions of housing for all
segments of the population.
Alberhill Villages Specific Plan
6.4.4.7 Energy Conservation
To encourage the incorporation of energy conservation features in the design of all new
housing development and the installation of conservation devices in existing
developments, through the following land use policies:
a. "Promote development of public policies and regulations that achieve a high
level of energy conservation in new and rehabilitated housing units."
b. "Comply with all adopted Federal and State actions to promote energy
conservation."
c. "Promote the Sustainable Environment section in the Resource Protection
and Preservation Element of the 2011 General Plan."
AVSP/Alberhill District Conformance: The AVSP requires that structures to
be built comply with all local and state building codes and energy
conservation measures.
6.4.5 Parks & Recreation
6.4.5.1 Adequacy of Facilities
Maintain an adequate quantity, quality, type, and distribution of parks and recreational
facilities throughout the City that serve the current and future needs of residents and
visitors, through the following land use policies:
a. "Continue to utilize the City of Lake Elsinore Parks and Recreation Master
Plan as a guide for decision making and implementation of the Parks and
Recreation Program."
b. "Ensure parkland and recreation facilities support new development through
acquisition and/or dedication. Meet the requirement of the Park Capital
Improvement Fund, Resolution No. 91-42 and the Quimby Act by acquiring
five (5) acres of parkland per 1,000 population."
c. "Explore the use of public-private partnerships, corporate sponsorships, and
leasing agreements that provide for additional parks and recreational
facilities, and other programs, including cooperation with applicable school
districts to allow joint use of facilities."
d. "Consider the addition of a centralized forum for community activities such as
a convention center, amphitheater, cultural arts center, or waterfront
promenade."
e. "Continue to develop public beach lands and recreational facilities such as
campgrounds, boat launches, and water access to the Diamond Stadium, to
complement the state and county recreation system."
f. "Encourage the development of private recreational facilities within residential
and mixed-use developments."
Alberhill Villages Specific Plan 71
g. "Ensure that recreation facilities are accessible to the elderly, children, and
persons with disabilities as set forth in the Americans with Disabilities Act
including increased wheelchair access, height variations on drinking
fountains, and any other requirements necessary to serve these individuals. "
AVSP/Alberhill District Conformance: See Section 6.2.5, Chapter 6 of this
document.
6.4.5.2 Trails
Establish a primary trail network for equestrians and hikers through the following land
use policy:
a. "Encourage public and private systems that interface with other existing and
proposed trails (i.e. bikeways) assuring links with the City, County of
Riverside, and State recreational facilities."
AVSP/Alberhill District Conformance: See Section 6.2.5, Chapter 6 of this
document.
6.5 PUBLIC SAFETY and WELFARE
The Public Safety and Welfare Chapter address public safety and welfare issues, including: Air
Quality, Hazards & Hazardous Materials Flooding, Seismic Activity, Noise, Community Facilities
& Protection Services within the City and it's surrounding sphere-of-influence, with the stated
goals to: 1) Maintain a healthy and safe physical environment, and 2) Ensure community
welfare through access to effective and efficient high-quality public services.
6.5.1 Air Quality
6.5.1.1 Fugitive Dust
Continue to coordinate with the Air Quality Management District and the City's Building
Department to reduce the amount of fugitive dist that is emitted into the atmosphere from
unpaved areas, parking lots, and construction sites, through the following land use
policy:
a. "Continue to implement requirements identified in the National Pollutant
Discharge Elimination System (NPDES). "
AVSP/Alberhill District Conformance: See Section 6.2.1, Chapter 6 of this
document, and Chapter 7, Climate Action Plan Consistency.
6.5.1.2 Agency Measures
Work with regional and State governments to develop effective mitigation measures to
improve air quality through the following land use policies:
a. "Support the South Coast Air Quality Management District (SCAQMD) in it's
development of improved ambient air quality monitoring capabilities and
establishment of standards, thresholds, and rules to address, and where
necessary, mitigate the air-quality impacts of new development."
Alberhill Villages Specific Plan 72
b. "Support programs that educate the public about regional air quality issues,
opportunities and solutions."
c. "Evaluate the purchase of alternative fuel vehicles for official City vehicles."
AVSP/Alberhill District Conformance: See Section 6.2.1, Chaptyer 6 of this
document, and Chapter 7, Climate Action Plan Consistency.
6.5.2 Hazardous Materials
6.5.2.1 Reduce Risk
Reduce the level of risk associated with the use, transport, treatment, and disposal of
hazardous materials to protect the community's safety, health, and natural resources,
through the following land use policies:
a. "Continue to require hazardous waste generators to implement a waste
reduction program per the Riverside County Hazardous Waste Management
Plan with necessary inspections per the Riverside County Hazardous
Materials Handlers Program."
b. "Require any proposed development within close proximity to an active
and/or inactive landfill to complete a technical analysis that focuses on public
safety and hazard issues. The analysis shall be prepared by a professional
consultant."
c. "Encourage the safe disposal of hazardous materials with County agencies to
protect the City against a hazardous materials incident."
d. "Continue operating household hazardous waste education and collection
programs in collaboration with the Riverside County Department of
Environmental Health."
e. "Evaluate new development on or adjacent to the Santa Ana Regional
Interceptor (SARI) line requiring extensive subsurface components or
containing sensitive land uses such as schools on a project-by-project basis
to determine impacts if an accident occurs."
AVSP/Alberhill District Conformance: See Section 6.2.1, Chapter 6 of this
document, and Chapter 7, Climate Action Plan Consistency.
6.5.3 Wildland Hazards
6.5.3.1 Integrated Approach
Adhere to an integrated approach to minimizing the threat of wildland fires to protect life
and property using pre-fire management, suppression, and post-fire management,
through the following land use policies:
a. "Require on-going brush clearance and establish low fuel landscaping
policies to reduce combustible vegetation along the urban/wildland interface
boundary."
Alberhill Villages Specific Plan
b. "Create fuel modification zones around development within high hazard areas
by thinning or clearing combustible vegetation within 100 feet of buildings and
structures. The fuel modification zone size may be altered with the addition
of fuel resistant building techniques. The fuel modification zone may be
replanted with fire-resistant material for aesthetics and erosion control."
c. "Establish fire resistant building techniques for new development such as
non-combustible wall surface materials, fire-retardant treated wood, heavy
timber construction, glazing, enclosed materials and features, insulation
without paper facing, and automatic fire sprinklers."
d. "Encourage programs that educate citizens about the threat of human wildfire
origination from residential practices such as outdoor barbeques and from
highway use such as cigarette littering."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of requiring brush clearing, fuel modification, special fire
suppression techniques, and education programs for greater fire safety.
6.5.4 Flooding
6.5.4.1 Minimize Risk
Minimize risk of injury to residents and visitors, and property damage due to flooding,
through the following land use policies:
a. "Continue to ensure that new construction in floodways and floodplains
conforms to all applicable provisions of the National Flood Insurance Program
in order to protect buildings and property from flooding."
b. "Utilize the Capital Improvement Program for storm drainage projects and
maintenance and improvement of local storm drain systems including
channels, pipes, and inlets to ensure capacity for maximum runoff flows."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of national and local minimum construction standards to protect
life and property from damaging floods.
6.5.5 Seismic Activity
6.5.5.1 Minimize Risk
Minimize the risk of loss of life, injury, property damage, and economic and social
displacement due to seismic and geological hazards resulting from earthquakes and
geological constraints, through the following land use policies:
a. "Encourage the pursuit of State and Federal programs that assist in the
seismic upgrading of buildings to meet building and safety codes."
b. "Continue to require Alquist-Priolo and other seismic analyses be conducted
for new development to identify the potential for ground shaking, liquefaction,
slope failure, seismically induced landslides, expansion and settlement of
soils, and other related geologic hazards for areas of new development in
Alberhill Villages Specific Plan 74
accordance with the Fault Rupture Hazard Overlay District adopted by the
City. The City may require site-specific remediation measures to during
permit review that may be implemented to minimize impacts in these areas."
AVSP/Alberhill District Conformance: The AVSP requires that structures to
be built comply with all local and state building codes and seismic safety
measures.
6.5.6 Noise
6.5.6.1 Reduce Excessive Noise
Maintain an environment for all City residents and visitors free of unhealthy, obtrusive, or
otherwise excessive noise, through the following land use policies:
a. "Apply the noise standards set forth in the Lake Elsinore Noise and Land Use
Compatibility Matrix (see Table 3-1, Chapter 3.0, City of Lake Elsinore
General Plan, 2011) and Interior and Exterior Noise Standards (see Table 3-
2, Chapter 3.0, City of Lake Elsinore General Plan, 2011) when considering
all new development and redevelopment proposed within the City."
b. "Require that mixed-use structures and areas be designed to prevent transfer
of noise and vibration from commercial areas to residential areas."
c. "Strive to reduce the effect of transportation noise on the 1-15 Freeway."
d. "Consider estimated roadway noise contours based upon Figure 3.6 (Chapter
3.0, City of Lake Elsinore General Plan, 2011), Noise Contours, when making
land use design decisions along busy roadways throughout the City."
e. "Participate and cooperate with other agencies and jurisdictions in the
development of noise abatement plans for highways."
AVSP/Alberhill District Conformance: The AVSP requires that structures to
be built comply with all local and state building codes and noise
attenuation measures.
6.5.7 Community Facilities and Protection Services
6.5.7.1 Fire and Police
a. "Provide efficient and effective public safety services for the community,
through the following policies."
b. "Continue to follow Riverside County Fire Department's most current
guidelines to achieve standard response times and staffing levels."
c. "Coordinate with the County of Riverside to provide adequate police service
and staffing levels."
d. "Continue to provide Lake Patrol personnel who enforce boating rules and
regulations, and perform rescue tactics."
Alberhill Villages Specific Plan 75
e. "Promote the establishment of programs such as Neighborhood Watch and
Crime-Free Multi-Housing in conjunction with law enforcement agencies to
encourage community participation in the surveillance of neighborhoods."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of promoting effective police and public safety standards to
protect life and property. See Section 3.6, Chapter 3.
6.5.7.2 Schools
Encourage all school districts serving Lake Elsinore to provide school facilities that are
adequate to serve all students, through the following land use policies:
a. "Encourage the establishment and development of a trade school,
community, and/or four year college campus within the City boundaries."
b. "Continue cooperation between school districts and the City to provide joint
use of recreational facilities."
AVSP/Alberhill District Conformance: The AVSP provides for the location
of a four (4) - year University and supporting University Town Center, and
encourages the joint use concept of locating public parks adjacent to
school yard facilities. See Section 3.6, Chapter 3.
6.5.7.3 Libraries
The City of Lake Elsinore is part of the Riverside County Library System, providing the
citizens of Lake Elsinore access to 29 libraries and 2 bookmobiles. The policy of the City
of Lake Elsinore is to encourage the County of Riverside/City Public Library System to
provide adequate library facilities for City residents.
6.5.7.4 Animal Services
The City of Lake Elsinore currently contracts with a private company for all animal
control services (Animal Friends of the Valley). The Goal of Animal Services is to provide
high quality animal control services to ensure timely response and effective control that
protects both citizens and animals. The following land use policies will ensure that the
goal is met:
a. "Continue to foster and participate in the operation of a regional animal
control facility through participation in the South Western Communities
Financing Authority."
b. "Continue to develop an educational program in conjunction with Animal
Friends of the Valley regarding animal control services, including spay and
neuter programs."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of participating in a regional animal control facility and public
education efforts regarding spaying and neutering.
Alberhill Villages Specific Plan
6.5.7.5 Water, Wastewater, Reclaimed Water
The City of Lake Elsinore receives potable water, wastewater, and reclaimed water
service from the Elsinore Valley Municipal Water District (EVMWD). EVMWD is
responsible for the planning of water and sewer facilities to meet future demands on
supply and distribution through projected needs assessments and it's Water Distribution
Master plan.
6.5.7.6 Electricity and Natural Gas
Ensure that adequate electrical, natural gas and telecommunications systems are
provided to meet the demand of new and existing development, through the following
land use policies:
a. "Coordinate with the utility agencies to provide for the continued
maintenance, development and expansion of electricity, natural gas, and
telecommunications systems to serve residents and businesses."
b. "Encourage developers to contact Southern California Edison (SCE) early in
their planning process, especially for large-scale residential and non-
residential development or Specific Plans, to ensure the projected electric
loads for these projects are factored into SCE's load forecasts for the
community."
c. "Encourage developers to incorporate energy efficient design measures into
their projects and pursue available energy efficiency assistance programs
from SCE and other utility agencies."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of promoting coordination and effective communication between
SCE and project developers.
6.5.7.7 Refuse and Recycling
Encourage the City's franchise trash hauler(s) to provide and expand service for the
collection, storage, transportation, recovery, and disposal of solid waste to meet the
needs of the City, through the following land use policies:
a. "Request the City's franchise trash hauler(s) to establish long-term solid
waste management plans that include goals for recycling and source
reduction programs."
b. "Request that the City's franchise trash hauler(s) provide a public education
program in recycling and source reduction techniques for homes, businesses,
and construction."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of providing long term solutions to waste hauling. See Section 7.6,
Chapter 7.
Alberhill Villages Specific Plan
6.5.7.8 Telecommunications
Encourage the pursuit of state of the art Information Technology through the following
land use policies:
a. "Encourage the use of information technology as a communication tool to
improve personal convenience, reduce dependency on non-renewable
resources, and take advantage of ecological and financial efficiencies of new
technology."
b. "Maintain and update the City's website with information about current events
and issues, key leadership figures, community involvement opportunities, and
educational tools such as solid waste management techniques and
emergency preparedness programs."
AVSP/Alberhill District Conformance: The AVSP supports the City's
policies of encouraging the expanded use of information technology
throughout the community, and in particular, into residences and
businesses to reduce vehicle trips and energy use.
6.6 RESOURCE PROTECTION and PRESERVATION
The Resource Protection and Preservation Chapter sets forth the City's policies for the
protection and preservation of biological resources, open space, water resources, mineral
resources, cultural and paleontological resources, historical preservation and aesthetic
resources.
6.6.1 Biological Resources
6.6.1.1 Biological Habitats
Identify and conserve important biological habitats where feasible while balancing the
economic growth and private property right interests of the City, it's residents, and
landowners, through the following land use policies:
a. "The City shall continue to participate in the Western Riverside County
Multiple Species Habitat Plan (MSHCP), the Lake Elsinore Advanced
Pumped Storage Project (LEAPS) program, and the Implementing
Agreement; with a strategy that focuses on quality assemblage of
conservation acreage beginning at the start of the conservation range."
b. "Evaluate the installation of barrier fencing or other buffers between MSHCP
conservation areas in order to minimize illegal/unauthorized public access,
domestic animal predation, or dumping ion the conservation areas while not
impeding wildlife movement."
c. "The City's Conceptual Reserve Design shall be developed in accordance
with Section 3.2.3 of the MSHCP as amended, and may rely upon the
flexibility permitted by the MSHCP where appropriate in conducting the
Reserve Assembly Accounting set forth in Section 6.7 of the MSHCP."
d. "Encourage re-vegetation with native plants compatible with natural
surrounding habitat where soils have been disturbed during construction, and
Alberhill Villages Specific Plan 78
discourage plants identified ion the MSHCP as unsuitable for conservation
areas."
e. "The City shall coordinate with the Regional Conservation Authority (RCA) to
have that agency acquire native habitat areas as permanent open space and
allow public trail access where appropriate."
f. "The City shall establish a plan for a trail network intended for active or
passive use within public open space areas and traversing around and
through MSHCP conservation areas where compatible with guidelines set
forth in the MSHCP and City Council MSHCP policies."
g. "The City shall require all new trails, trailheads, conservation signage,
interpretive centers, and maintenance facilities established within MSHCP
conservation areas to follow the Guidelines for the Siting and Design of Trails
and Facilities, as set forth in Section 7.4.2 of the MSHCP."
h. "The City shall consult with the RCA and adjacent jurisdictions to ensure
proper adherence to MSHCP guidelines and to allow for a maximum level of
regional interconnection of trails systems. The City shall reduce, modify or
add to the regional interconnections and linkages based on new biological
analyses brought forward during the CEQA and LEAP processes."
• AVSP/Alberhill District Conformance: See Section 6.2.2, Chapter 6 of this
document, Section 3.5, Chapter 3, and "Addendum to the Alberhill Ranch
Specific Plan 89-2 Final Environmental Impact Report (SCH No. 88090517) for the
Alberhill Ranch", April 1992, prepared by The Planning Associates, and adopted by
the City of Lake Elsinore,June 1992.
6.6.1.2 Plants and Wildlife
Protect sensitive plant and wildlife species residing or occurring within the City through
the following land use policies:
a. 'Biological resources analyses of proposed project shall include discussion of
potential impacts to any plant or wildlife species that is officially listed as
threatened or endangered by the United States Fish and Wildlife Service
and/or the California Department of Fish and Game, but not covered by the
MSHCP."
b. "Development or modification shall be discouraged in areas containing
riparian habitat of high functions and values or corridors with 8% or more of
natural native habitat that link larger patches of natural native habitat
containing 80% or more native plant species. Further, development in areas
described for conservation, including areas planned for riparian / riverine
restoration included in the MSHCP shall also be discouraged."
c. "The City shall encourage the development of a Native Tree Planting and
Maintenance Program that presents guidelines for selecting and locating
trees to support wildlife, improve air and water quality, and reduce energy
consumption."
Alberhill Villages Specific Plan 79
AVSP/Alberhill District Conformance: See Section 3.5, Chapter 3, and
"Addendum to the Alberhill Ranch Specific Plan 89-2 Final Environmental
Impact Report(SCH No. 88090517)for the Alberhill Ranch", April 1992, prepared
by The Planning Associates, and adopted by the City of Lake Elsinore, June
1992.
6.7.1 Open Space
6.7.1.1 Recreation
Provide an open space layout within the City that will enhance the recreational visual
experiences of all City residents and visitors through the following land use policies:
a. "Maximize the MSHCP conservation areas and other open space that is
available for public use."
b. "The City shall ensure that passive and active open space uses are
incorporated into development areas."
c. "Development on steep slopes in public or private property shall require
contour grading."
d. "Preserve the City's visual character, in particular, the surrounding hillsides,
which topographically define the lake region."
AVSP/Alberhill District Conformance: See Section 6.2.5, Chapter 6 of this
document.
6.7.2 Water Resources
6.7.2.1 Water Quality
Improve water quality and ensure the water supply is not degraded as a result of the City
through the following land use policies:
a. "Encourage developers to provide clean water systems that reduce pollutants
being discharged into the drainage system to the maximum extent feasible
and meet required federal National Pollutant Discharge Elimination System
(NPDES) standards."
b. "Support public education and awareness programs to reduce pollutant
discharges into the drainage system."
c. "Require Best Management Practices (BMPs) through project conditions of
approval for development to meet the Federal NPDES permit requirements. "
d. "The City shall utilize the 1998 North American Vertical Datum to be
consistent with the national standard for mean sea level, which would
increase the measurement of the mean sea level for Lake Elsinore by
approximately 2.4 feet."
AVSP/Alberhill District Conformance: See Section 4.7, Chapter 4.
Alberhill Villages Specific Plan v�
6.7.3 Mineral Resources
6.7.3.1 Extraction and Conservation
Balance the importance of conserving mineral resource areas that have been
determined to be significant, the need for extracted materials for local construction, and
the potential impacts and conflicts that may result, through the following land use
policies:
a. "The City shall consider the public benefits in allowing extraction activities of
mineral resources when making land use decisions."
b. "The City shall require mined property to be left in a condition suitable for
reuse in conformance with the General Plan land use designation and the
California Surface Mining and Reclamation Act (SMARA)."
c. "The City shall encourage the reuse and recycling of existing aggregate and
construction material for new residential, commercial, and industrial
development."
AVSP/Alberhill District Conformance: The AVSP area is presently a vested
mining operation. The mining operation is subject to Reclamation Plan RP-
112 mitigation measures prior to final reclamation from development of the
AVSP. The current vested mining operation will be phased out
commensurate with the phasing of the development.
6.7.4 Cultural and Paleontological Resources
6.7.4.1 Cultural Heritage
Preserve and promote the cultural heritage of the City and surrounding region for the
education and enjoyment of all City residents and visitors, as well as for the
advancement of historical and archaeological knowledge, through the following land use
policies:
a. "Encourage the preservation of significant archaeological, historical, and other
cultural resources located within the City."
b. "The City shall consult with the Native American tribes for projects identified
under SB 18 (Traditional Tribal Cultural Places)."
c. "When significant archaeological sites or artifacts are discovered on a site,
coordination with professional archaeologists, relevant state agencies, and
concerned Native American tribes regarding preservation of sites or professional
retrieval and preservation of artifacts prior to development of the site shall be
required. Because ceremonial items and items of cultural patrimony reflect
traditional religious beliefs and practices, developers should waive any and all
claims to ownership and agree to return all Native American ceremonial items
and items of cultural patrimony that may be found on a project site to the
appropriate tribe for treatment. It is understood by all parties that unless
otherwise required by law, the site of any reburial of Native American human
remains or cultural artifacts shall not be disclosed and shall not be governed by
public disclosure requirements of the California Public Records Act."
Alberhill Villages Specific Plan 81
d. "If archaeological excavations are recommended on a project site, the City shall
require that all such investigations include Native American consultation, which
shall occur prior to project approval."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document, and "Addendum to the Alberhill Ranch Specific Plan 89-2 Final
Environmental Impact Report (SCH No. 88090517)for the Alberhill Ranch", April
1992, prepared by The Planning Associates, and adopted by the City of Lake
Elsinore,June 1992.
6.7.4.2 Analytical Approach
Support state-of-the-art research designs and analytical approaches to archaeological
and cultural resource investigations through the following land use policies:
a. "Consult with California Native American tribes prior to decision-making
processes for the purpose of preserving cultural places located on land within
the City's jurisdiction that may be affected by the proposed plan, in
accordance with State requirements."
b. "Continue to identify, document, evaluate, designate, and preserve the
cultural resources in the City."
c. "Continue to update a citywide inventory of cultural resources in conformance
with State standards and procedures. "
d. "Support the permanent curation of archaeological artifact collections by
universities or museums."
e. "Increase opportunities for cultural heritage tourism by promoting the history
of Lake Elsinore to attract cultural heritage travelers."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document, and "Addendum to the Alberhill Ranch Specific Plan 89-2 Final
Environmental Impact Report (SCH No. 88090517)for the Alberhill Ranch", April
1992, prepared by The Planning Associates, and adopted by the City of Lake
Elsinore,June 1992.
6.7.4.3 Paleontological Resources
Preserve paleontological resources occurring in the City through the following land use
policy:
a. "For development in areas delineated as "High" or "Undetermined"potential
sensitivity for paleontological resources, require the project applicant to hire a
certified paleontologist who must perform a literature search and/or survey
and apply the relevant treatment for the site as recommended by the Society
for Vertebrate Paleontology."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document, and "Addendum to the Alberhill Ranch Specific Plan 89-2 Final
Environmental Impact Report (SCH No. 88090517)for the Alberhill Ranch", April
1992, prepared by The Planning Associates, and adopted by the City of Lake
Elsinore,June 1992.
Alberhill Villages Specific Plan
6.7.5 Historic Preservation
6.7.5.1 Heritage
Assure the recognition of the City's heritage through preservation of the City's significant
historical sites and structures through the following land use policies:
a. "Require the developer to obtain a professional, qualified historian to conduct
a literature search and/or survey for any project that entails demolition or
modification of an existing structure that may be of historical value in relation
to the City's cultural heritage."
b. "Apply the General Plan "Historic Elsinore Design Standards" to the Lake
Elsinore historic district as defined in the City zoning ordinance."
c. "Work with the Lake Elsinore Historical Society to create and periodically
update a historic register of structures and other landmarks valuable to the
cultural heritage of the City."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document, and "Addendum to the Alberhill Ranch Specific Plan 89-2 Final
Environmental Impact Report (SCH No. 88090517)for the Alberhill Ranch", April
1992, prepared by The Planning Associates, and adopted by the City of Lake
Elsinore,June 1992.
6.7.5.2 Preservation and Restoration
Encourage the preservation, protection, and restoration of historical and cultural
resources through the following land use policies:
a. "Continue to implement the Historic Preservation Guidelines that guide
historic preservation efforts as set forth in the Historic Elsinore Design
Guidelines and the Downtown Master Plan."
b. "Integrate historic and cultural resources in land use planning processes
where feasible to avoid conflict between the preservation of historic resources
and alternative land uses."
c. "All City owned sites designated as historical resources should be maintained
in a manner that is consistent with the U.S. Secretary of the Interior's
Standards for the Treatment of Historic Properties."
d. "Encourage owners of historic resources to utilize Federal incentives
including Federal Rehabilitation Tax Credits, fagade and conservation
easements, and to coordinate with the State Historic Preservation Office."
AVSP/Alberhill District Conformance: See Section 6.2.3, Chapter 6 of this
document, and "Addendum to the Alberhill Ranch Specific Plan 89-2 Final
Environmental Impact Report (SCH No. 88090517)for the Alberhill Ranch", April
1992, prepared by The Planning Associates, and adopted by the City of Lake
Elsinore,June 1992.
Alberhill Villages Specific Plan
6.7.6 Aesthetics
6.7.6.1 Natural Environment
Provide and maintain a natural and built environment that is visually pleasing to City
residents and visitors through the following land use policies:
a. "For new developments and redevelopment, encourage the maintenance and
incorporation of existing mature trees and other substantial vegetation on the
site, whether naturally occurring or planted, into the landscape design."
b. "Maintain and improve the quality of existing landscaping in parkways, parks,
civic facilities, rights-of-ways, and other public open areas."
c. "Where appropriate, encourage new planting of native and/or non-invasive
ornamental plants to enhance the scenic setting of public and private lands."
d. 'Incorporate the City's identification symbol into street signage, planters,
benches, public buildings, City vehicles, streetscape furnishings, and other
appropriate applications."
e. "Support a high level of Code Enforcement to encourage neighborhood
beautification and to maintain property values and quality of life."
f. "Coordinate with agencies to screen, landscape and otherwise obscure or
integrate public utility features, including electric power substations, domestic
water and irrigation wells, switching and control facilities."
g. "Promote and facilitate the placement of public art that creates a unique
setting and enhances a cultural and aesthetic character throughout the City."
AVSP/Alberhill District Conformance: See Section 6.2.2, Chapter 6 of this
document.
6.7.6.2 Public Views
Preserve public views throughout the City through the following land use policies:
a. "Encourage development designs and concepts that provide public views of
Lake Elsinore and local ridgelines through proper siting, building design, and
landscape design."
b. "Encourage the dedication of open space land in hillside development
proposals to preserve and enhance view opportunities from transportation
corridors and surrounding development."
c. "Encourage new development and redevelopment to incorporate views of
Lake Elsinore from roadways and other public spaces that provide residents
and tourists with scenic vistas to the water, marinas, and lakeshore activities."
d. "Establish a series of City and community gateways and entry statements to
promote the visual character of the Districts"
Alberhill Villages Specific Plan 84
e. "Consider petitioning Caltrans to take control of portions of the SR-74
corridor, in order to promote signage and landscaping that enhance and
preserve the corridor's aesthetic setting."
AVSP/Alberhill District Conformance: See Sections 6.2.1 and 6.2.2, Chapter
6 of this document.
6.7.6.3 Visual Distractions
Minimize activities, development, and landform modification that could distract
viewers from the City's visual character through the following land use policies:
a. "Discourage extractive activity from being conducted in highly visible areas
and require reclamation of these mining areas. If such uses must occur in
visible areas, City shall require extensive visual screening with landscaping
and/or fencing."
AVSP/Alberhill District Conformance: See Sections 6.2.3, Chapter 6 of this
document. The current vested mining operation will be phased out
commensurate with the phasing of the development.
6.7.7 Sustainable Environment
6.7.7.1 Greenhouse Gas Emissions
Reduce greenhouse gas emissions from all activities within the City boundaries to
support the State's efforts under AB-32 and to mitigate the impact of climate change on
the City, State and world, through the following land use policies:
a. `By 2020, the City will reduce greenhouse gas emissions from within it's
boundaries to 1990 levels consistent with AB32."
b. "Measures shall be established that aim to reduce emissions generated from
City uses, community uses (community actions) and new development (City
discretionary actions)."
c. "The City shall strive to increase public awareness of climate change and
climate protection challenges."
d. "The City will participate in the Sustainable Communities Strategy/Regional
Blueprint Planning effort to ensure that local plans are consistent with the
Regional Plan."
AVSP/Alberhill District Conformance: See Chapter 7, Climate Action Plan
Consistency.
Alberhill Villages Specific Plan
Contents
7.1 Introduction Chapter
7.2 General Plan
7.3 Population & Employment 7
7.4 Transportation & Land Use CLIMATE ACTION
7.5 Energy &Water Use
7.6 Solid Waste PLAN
7.7 Community Education & Outreach
COMPLIANCE
7.1 INTRODUCTION
7.1.1 Background
In compliance with California State Assembly Bill AB32, Executive Order S-3-05,
California Environmental Quality Act (CEQA) Guidelines, and the Resource Protection
and Preservation Chapter 4.0 of the City of Lake Elsinore (City) General Plan, the City
adopted a Climate Action Plan (CAP) in 13 December 2011. The purpose of the CAP is
to reduce Greenhouse Gas Emissions (GHG) from all activities within City limits. The
CAP is not intended to limit future development or economic growth, rather, it is a
strategy to attain sustainability, reduce GHG emissions, and promote a vibrant and
livable community.
7.1.2 Purpose & Methodology
The purpose of this Chapter is to assess compliance of the Alberhill Villages Specific
Plan (AVSP) with the City's CAP. Using the Consistency Worksheet found in Appendix
D of the CAP as a guide, project level GHG emissions impacts are addressed as to the
AVSP's consistency with the City's General Plan land use, General Plan's Population
and Employment projections, and consistency with various Project Design Components
of the AVSP to those set forth in the CAP's Implementation Measures Matrix (see Table
7-1). The end result is an overall compliance determination with the CAP summarized in
an amended Implementation Matrix (see Appendix A).
7.2 GENERAL PLAN
The General Plan is a comprehensive, long-term blueprint for guiding the future land
use, development, growth, livability, and character of the City. The AVSP is located in
the Alberhill Planning District of the City of Lake Elsinore General Plan (see Figure 7-1,
Alberhill District Land Use Plan). The Land Use Plan for the AVSP (see Figure 3-1,
Conceptual Land Use Plan) establishes a mix of land uses and activities, all of which are
consistent with those corresponding land uses found on the City of Lake Elsinore
General Plan Land Use Plan (see Figure 7-2, Land Use Plan), and further, since the
planned land uses are deemed consistent between the two documents, the impacts
upon climate generated by the AVSP are also considered consistent. Therefore, the
finding can be made that the AVSP is consistent with the City's CAP.
Alberhill Villages Specific Plan
7.3 POPULATION & EMPLOYMENT
The General Plan sets forth the future development pattern and intensity of land
uses, including housing and business. The type and number of housing units, as
well as their location in terms of distance to employment centers has a direct
correlation upon the volume of anticipated GHG emissions. The City's CAP was
prepared, and adopted concurrently with the City's General Plan and Environmental
Impact Report (EIR), and as such, assumed future population numbers generated
had a base of reasonable information in order to generate a probable assumption of
GHG emissions.
The AVSP is anticipated to generate population increases from the land uses of
Residential, Institutional (Education), and Commercial (Retail, Service) / Office.
Utilizing a State housing unit ratio of 3.27 persons per 1000 units, an estimated
population of 27,000 persons is anticipated. In addition, the AVPS includes a future
University (6,000 students), future Elementary School (850 students), as well as an
indeterminate number of employees of new local businesses and visitors to the
various multi-use trails, parks, businesses, and schools that are generate from
outside the AVPS area.
The City's General Plan Land Use Map, at the time of CAP preparation, contained
the same mix and intensity of planned land uses reflected in the AVSP. Since
consistency exists between the AVSP and the General Plan Land Uses existing at
the time of CAP preparation, the conclusion can be reached that the AVSP is
consistent with the CAP.
7.4 TRANSPORTATION & LAND USE
The co-dependency found in the relationship between transportation and land use is no
more apparent anywhere than in Southern California. The land use pattern that has
developed after World War II has been both a direct result of the automobile. "Urban
sprawl" is a multi-faceted term that describes the spreading outwards of a City and it's
suburbs into more rural areas due to the desire for lower density housing that can easily
be reached by automobile. Once lower density communities are established as a result
of the automobile's reach, mass transit options become less desirable or even practical,
making additional community development even more car dependent.
The City of Lake Elsinore is not unlike other suburban communities in Southern
California relative to the transportation / land use relationship, and the resultant GHG
emissions that result. Transportation related emissions are the largest component of
Lake Elsinore's 2008 GHG inventory, the majority of transportation emissions being
derived from the use of fossil fuels (i.e. gasoline and diesel fuel) to power automobiles,
trucks and buses. How a General Plan Land Use Plan, and in this case Specific Plan is
crafted, can minimize incrementally, and possible reduce cumulatively, the impacts of
regional GHG emissions. The key to lower transportation related emissions is to
implement strategies that decrease vehicle miles traveled and encourage the
replacement of traditional vehicles with fuel efficient and alternative energy vehicles, and
offer more travel choices including mass transit, biking and walking, and more efficient
land use patterns.
The following presents Transportation and Land Use Strategies and Measures taken
from the City's CAP that are designed to help reduce GHG emissions, followed by a
Alberhill Villages Specific Plan 87
response as to how the AVSP complies with said Strategies and Measures. Table 7-1,
Implementation Matrix, contains this information in a matrix format.
Strategy T-1 Increase Bicycle, Pedestrian and Public Travel
Measure T-1.1 Safe Routes to School. "Continue to pursue and utilize grant
funding when needed to construct safe pedestrian and bicycle routes within a two
mile radius of schools where appropriate."
Response: The AVSP does not contemplate the pursuit of grant funding,
which is solely the responsibility of the City of Lake Elsinore. The AVSP does,
however, propose the location of two levels of schools: elementary and
university. The overall length and width of the AVSP site is approximately 1-1/2
miles in any direction, therefore, proposed pedestrian and bicycle routes will
comply with Measure T-1.1. Two (2) future schools will be located within the
AVSP. The elementary school will be centrally located in Phase 4 (Parkview
Village) - Planning Area (PA) 2c, within walking and bicycle distance along public
sidewalks and multi-use trails. The university will be located in Phase 1a
(University Village) — Phase la, and will be designed with a central plaza that is
linked to a town green, surrounding residential areas, bus stop, and
transportation nodes via a central north/south and east/west pedestrian
walking/bicycle trail. All Planning Areas will be linked to one another via
pedestrian and/or multi-use trails.
Measure T-1.2 Pedestrian Infrastructure. "Through the development review
process, require the installation of sidewalks along new and reconstructed
streets. Also require new subdivisions and large developments to provide
sidewalks or paths to internally link all uses where applicable and provide
connections to neighborhood activity centers, major destinations, and transit
facilities contiguous with the project site; implement through conditions of
approval."
Response: The circulation system of the AVSP will provide a variety of
sidewalks, pathways, trails and paseos to facilitate increased pedestrian
movement throughout the community to schools, businesses, parks, lake, open
space corridors, bus routes and transit nodes. Residential areas will connect to
institutional and commercial uses via sidewalks, paseos and other pathways.
Compliance will be verified at the Design Review stage.
Measure T-1.3 Street and Sidewalk Maintenance and Improvements.
"Continue, through the Pavement Management and Curb, Gutter, and Sidewalk
Repair programs, to preserve the pedestrian and bicycle circulation system by
annually identifying and scheduling street and sidewalk improvement and
maintenance projects."
Response: Upon the exoneration of the developer's performance, payment and
maintenance bonds, all street, sidewalk and pathway improvements constructed
within public right-of-ways will be accepted by the City of Lake Elsinore for
perennial maintenance and repair. Certain developments within the AVSP may
contain private streets, sidewalks and pathways, which will be the responsibility
of private homeowner associations (HOA) or special maintenance district (i.e.
Alberhill Villages Specific Plan 88
Landscape Maintenance District, Community Service Area) to maintain. The
City, HOA or special district must be diligent in correcting any physical
deficiencies in the pedestrian and bicycle route system so as to not impede or
discourage access or movement throughout the community.
Measure T-1.4 Bicycle Infrastructure. "Through the development review
process, require new development, as applicable, to implement and connect to
the network of Class 1, 11 and 111 bikeways, trails and safety features identified in
the General Plan, Bike Lane Master Plan, Trails Master Plan and Western
Riverside County Non-Motorized Transportation Plan; implement through
conditions of approval. The City will also continue to pursue and utilize funding
when needed to implement portions of these plans."
Response: The AVSP will provide bikeways within street right-of-ways as well
as within multi-use trails and pathways throughout the community. Lake Street,
and the planned extension of Nichols Road are the primary transportation routes
through the AVSP site, both of which have been designated as Class II Bikeways
(see Figure 7-3, Bikeway Plan) in the City General Plan. The AVSP will contain:
• Off-street Class I bike trails inter-connecting the various PAs.
• On-street Class 11 and Class II I bike trails throughout the PAs.
• Arterial street bike trails connecting the five (5) Villages via Lake
Street and Nicholas Road arterials.
• Bicycle and pedestrian footpath connections from the internal
residential PAs to core commercial, office, recreational and university
areas.
Bikeways will also connect to open space / conservation corridors and regional
trails such as the "Lake Elsinore Lake, River, Levee Regional Trail" at Temescal
Creek, and along a regional trail at the foothills of the Cleveland National Forest.
Compliance will be verified at the Design Review stage.
Measure T-1.5 Bicycle Parking Standards. "Through the development
review process, enforce.... short-term and long-term bicycle parking standards
for new non-residential development (consistent with 2010 California Green
Building Code [CalGreen], Section 5.106.4), and implement through conditions of
approval."
Response: The AVSP contains three (3) areas where businesses and
commercial uses will be located, namely, the University Town Center, the
Alberhill Town Center, and PA 4c of Lakeside Village. Bicycle racks and storage
areas will be provided in accordance with CalGreen standards in these locations,
and may also be located at university, elementary schools, and at multi-use trails.
Compliance will be verified at the Design Review stage.
Measure T-1.6 Public Transit Incentives. "Coordinate with the Riverside
Transit Agency to implement regional transit strategies in Lake Elsinore, expand
transit routes, and provide public transit incentives to residents and employees,
such as free or reduced-cost monthly transit passes."
Response: Although it is not the responsibility of the AVSP to coordinate
regional transit strategies with the Riverside Transit Agency, the project has been
Alberhill Villages Specific Plan 89
designed to accommodate several multi-modal forms of transportation including
transit. The 1-15 Freeway is envisioned to become a future transit corridor
serving the AVSP area. A future transit station or stop may be located in the
University Town Center area, and a future bus route may serve Nichols Road
and Lake Street, connecting residential areas with the University and the Alberhill
Town Center.
Strategy T- 2 Manage Vehicle Parking
Measure T-2.1 Designated Parking for Fuel-Efficient Vehicles. 'Amend the
Municipal Code to require that new non-residential development designate 10%
of total parking spaces for any combination of low-emitting, fuel-efficient and
carpool/vanpool vehicles (consistent with CalGreen Tier 1, Sections A5.106.5.1
and A5.106.5.3), and implement through conditions of approval. Parking stalls
shall be marked "Clean Air Vehicle."
Response: The City of Lake Elsinore is the sole entity responsible for
amending the Municipal Code. Compliance will be verified at the Design Review
stage.
Strategy T- 3 Increase in Efficiency in Land Use Patterns
Measure T-3.1 Mixed-Use, High Density, Infill and Transit Oriented
Development. 'As part of the General Plan Update process, revise the Land
Use Map and Municipal Code to allow for and/or increase the amount of mixed-
use, high density, infill and transit oriented development. Mixed-use projects
should be targeted in the Historic and Ballpark Districts, as well as other areas
where services are within walking distance. High density projects should be
located in urbanized areas adjacent to services and transportation. Update the
Municipal Code for consistency between zoning regulations and General Plan
land use designations. "
Response: The AVSP is organized into six (6) Villages containing fifteen (15)
Planning Areas. Each Village is bounded by major roadways including either
Temescal Canyon Road or Lake Street, each a major transportation route.
Eleven (11) of the fifteen (15) PAs are either mixed-use or residential areas that
contain multi-family uses such as high density condos and apartments, and/or
student housing, with densities ranging from 6 to 24 units per acre. The higher
density housing developments will be located within a five (5) minute walk to area
services and major transportation routes.
Measure T-3.2 Mixed-Use, Infill, and Transit Oriented Development
Incentives. "Identify and provide incentives to promote mixed-use, infill and
transit oriented development, such as: a streamlined permitting process, less
restrictive parking requirements, less restrictive height limits, lower permit fees
and/or reduced impact fees. "
Response: The use of incentives to promote mixed-use, infill and transit
oriented developments noted in Measure T-3.2 are solely an agency function, not
that of the AVSP. Should the City incentivize as suggested, the AVSP provides
flexibility to effectuate said Measure through it's Transfer of Development Rights
provisions found in Chapter 5, Items 5.3 & 5.4, of the AVSP.
Alberhill Villages Specific Plan 90
Measure T-3.3 Density Bonus Incentive. 'Amend the Municipal Code to
allow for a Density Bonus Incentive for a residential project that is located within
1,500 feet of a regular bus stop or rapid transit system stop; is located within
one-quarter(114) mile from a public park or community center, or is located within
a one-half (112) mile from school grounds/facilities open to the general public, a
full-service grocery store, hospital, medical clinic, or pharmacy. "
Response: Amend the Municipal Code to allow for a Density Bonus Incentive is
solely an agency function, not that of the AVSP.
Measure T-3.4 Neighborhood Commercial Centers. "Identify potential
neighborhood commercial center sites and rezone identified areas to
Neighborhood Commercial as part of the General Plan Update."
Response: Rezoning to Neighborhood Commercial is a discretionary act solely
of the local agency to approve. Neighborhood commercial areas are found in the
University Town Center (PA 1 b, 1 c), Lakeside Village (PA 4c), and the Alberhill
Town Center (PA 6a, 6b).
Strategy T-4 Reduce Trips
Measure T-4.1 Commute Trip Reduction Program. "Institute a commute trip
reduction program for employers with fewer than 100 employees (below the
requirements of the existing Transportation Demand Management Program).
Provide information, training, and incentives to encourage participation."
Response: The AVSP includes a provision to adopt a Transportation
Management Plan (TMP) that spreads out peak travel times through ride-sharing,
van-sharing, employee flex-time, and bike to work programs. The TMP should
include, at a minimum, measures that include ride-sharing and off-peak
staggered work-hours programs from businesses.
Strategy T-5 Increase the Use of Low and Zero-Emissions Vehicles
Measure T-5.1 Hybrid and Fuel-Efficient Vehicle Incentives. "Facilitate the
voluntary replacement of inefficient vehicles with hybrids, plug-in electric, and
other low-and zero-emissions vehicles by connecting residents and businesses
with technical and financial assistance through the City's website. "
Response: Although voluntary replacement of vehicles is a function of public
desire and response to incentive, the AVSP promotes:
• Preferred parking for small fuel efficient/electric/alternate fuel
vehicles, van pools, ride-sharing vehicles, and bicycles.
• Public Transit hubs and 1-15 proposed rail system.
• Natural gas filling stations at marketplace costs within PAs to
facilitate the use of natural gas fueled vehicles. .
Measure T-5.2 Municipal Fleet Vehicle Purchasing Policy. "Develop and
adopt a low- and zero-emissions replacement/purchasing policy for new and
replaced official City vehicles and equipment."
Alberhill Villages Specific Plan 91
Response: It will be the City's responsibility to institute a municipal fleet vehicle
purchasing policy.
7.5 ENERGY & WATER USE
According to the City's CAP, energy accounts for thirty-two percent (32%) of Lake
Elsinore's total 2008 GHG emissions. Heating, cooling, and the provision of power to
the various residential, commercial and industrial buildings originate from power plants
that are fueled by fossil fuels, primarily coal and natural gas. Increasing efficiencies in
site design, land use juxtapositions, alternative modes of transportation, alternative fuel
vehicles, reduced water demand, and forthright agency policy management, all work
together toward the goal of reduced energy consumption and long term energy resource
availability.
Strategy E-1 Reduce Energy Demand of New Construction
Measure E-1.1 Tree Planting Requirements. "Through the development
review process, require new development to plant, at a minimum, one (1) 15-
gallon non-deciduous, umbrella-form tree per 30 linear feet of boundary length
near buildings, per the Municipal Code. Trees shall be planted in strategic
locations around buildings or to shade pavement in parking lots and streets."
Response: The AVSP area is largely devoid of trees due to past and ongoing
mining activity. The provision of trees provides both enjoyable aesthetics, but
also shade that reduces "heat island" effects and reduces air conditioning use.
The AVSP will provide for:
• New street trees along all roadways.
• New native and/or drought tolerant trees along all trails.
• New trees in all parks and paseos.
• New trees in all public and quasi-public institutional parking and
building areas.
• New tree placement in all residential, commercial, office,
institutional and public facility areas, including parking lots, and is
spaces adjacent to buildings.
• Restoration to a perennial stream and native landscape palette of
one (1) mile of degraded ephemeral streambed along the Lake
Street corridor.
Compliance will be verified at the Design Review stage.
Measure E-1.2 Cool Roof Requirements. "Amend the City Municipal Code to
require new non-residential development to use roofing materials having solar
reflectance, thermal emittance of Solar Reflectance Index (SRI)3 consistent with
CalGreen Tier 1 values (Table A5.106.11.2.1), and implement through conditions
of approval."
Response: Buildings constructed in the AVSP will comply with City ordinances.
Compliance will be verified at the Design Review stage.
Alberhill Villages Specific Plan 92
Measure E-1.3 Energy Efficient Building Standards. "Adopt an ordinance
requiring that all new construction exceed the California Energy Code
requirements, based on the 2013 or current Energy Efficiency Standards by 15%
(consistent with CalGreen Tier 1) through either the performance based or
prescriptive approach described in the California Green Building Code;
implement through conditions of approval. Alternately, a solar photovoltaic
system and/or solar water heating may be used to assist in meeting all or a
portion of the 15% requirement."
Response: Buildings constructed in the AVSP will comply with City ordinances.
Energy efficiencies in buildings will be addressed and verified at the Design
Review stage.
Strategy E-2 Increase Energy Efficiency of Existing Buildings
Measure E-2.1 Energy Efficiency Upgrades and Retrofits.
Measure E-2.2 Green Business Certification Program.
Measure E-2.3 Compact Fluorescent Light Bulb (CFL) Distribution Program.
Response: Not applicable to the AVSP.
Strategy E-3 Increase Energy Efficiency of Existing Buildings
Measure E-3.1 City HVACs.
Measure E-3.2 Energy Efficient Street and Traffic Signal Lights .
Measure E-3.3 Street Light Automatic Day lighting Control Devices.
Measure E-3.4 Energy Efficient Lights, Ballasts, and Occupancy Sensors
at City Facilities.
Measure E-3.5 Municipal Energy Efficiency Upgrades and Purchasing
Standards.
Response: Not applicable to the AVSP.
Strategy E-4 Decrease Water Consumption
Measure E-4.1 Landscaping Ordinance. "Though the development review ,
enforce the City's Assembly Bill 1881 Landscaping Ordinance; implement
through condition of approval."
Response: The AVSP requires the planting of drought tolerant plant species, in
addition to the re-vegetation of native plant materials where possible. The AVSP
landscaping and irrigation policies are as follows:
• All PAs will focus the landscaping programs on the use of drought
tolerant plant programs reducing the dependency on water, water
supplies, and the electrical energy required to deliver the water.
• Within the PAs, provide for the use of native and/or drought tolerant
plant palettes and species in and along the trails, animal movement
corridors, and open space areas of the planned development, thereby
reducing or eliminating the use of power driven imported water to
irrigate these restored native landscaped areas.
Alberhill Villages Specific Plai,
The AVSP also proposes the following policies for the use of alternate water
sources
• Take advantage of the shallow groundwater and artesian springs
existing underground throughout the PAs to provide gravity fed water
to the recreational lake and restored streams.
• The use of reclaimed water will be promoted when the reclaimed
water source becomes available from the Elsinore Valley Municipal
Water District.
• The use of local water to grow food crops in the community park
garden(s) is an example of one action producing multiple benefits —
reduction of imported foods, an edible product from irrigation, soil
enrichment, shade, gardening enjoyment, and a social outlet for
residents keeping residents inside the local community.
Measure E-4.2 Indoor Water Conservation Requirements. `Amend the
Uniform Building Code to require development projects to reduce indoor water
consumption by 30% (consistent with CalGreen Tier 1, Section A5.303.2.3.1),
and implement through conditions of approval."
Response: Buildings constructed in the AVSP will comply with City ordinances.
Indoor water conservation will be addressed and verified at the Design Review
stage.
Strategy E-5 Increase Renewable Energy Opportunities
Measure E-5.1 Renewable Energy Incentives. "Facilitate the voluntary
installation of small-scale renewable energy systems, such as solar photovoltaic
(PV) and solar hot water systems, by connecting residents and businesses with
technical and financial assistance through the City website. The City will also
revise the permit processes and fees as appropriate to remove barriers to and
incentivize the installation of renewable energy systems, in accordance with
applicable safety and environmental standards."
Response: Developers of the various PAs will be encouraged to incorporate or
offer PV systems, solar hot water, and other renewable energy systems into their
buildings. Systems proposed by developers will be addressed at the Design
Review level.
Alberhill Villages Specific Plan
7.6 SOLID WASTE
According to the CAP, in 2008, the City of Lake Elsinore and the community generated
approximately 83,710 tons of solid waste. Fifty-percent (50%) of the solid waste was diverted
from the local landfill through recycling and composting programs. As solid waste decomposes,
it releases methane gas, a contributing Greenhouse Gas. Two (2) primary ways to reduce
methane emissions associated with solid waste are to increase recycling efforts, and reduce
waste production.
Strategy S-1 Increase Solid Waste Diversion
Measure S-1.1 Commercial Recycling (renegotiate City contract).
Measure S-1.2 Tiered Solid Waste Rate Structure (renegotiate City
contract).
Measure S-1.3 Recycling Receptacles at City Buildings and Facilities.
Response: Not applicable to the AVSP.
Measure S-1.4 Construction and Demolition Waste Diversion. "Amend the
Municipal Code to require development projects to divert, recycle or salvage at
least 65% of non-hazardous construction and demolition debris generated at the
site by 2020 (consistent with CalGreen Tier 1, Section A5.408.3.1). Require all
construction and demolition projects to be accompanied by a waste management
plan for the project and a copy of the completed waste management report shall
be provided upon completion."
Response: The AVSP will require that developers of construction projects
prepare and manage a Waste Management Plan (WMP) throughout the course
of construction. Compliance will be verified at the Design Review stage.
Measure S-1.5 Green Waste Program (renegotiate City contract).
Response: Not applicable to the AVSP.
Strategy S-2 Decrease Solid Waste Generated.
Measure S-2.1 Municipal Purchasing Policy.
Response: Not applicable to the AVSP.
Alberhill Villages Specific Plan
7.7 COMMUNITY EDUCATION & OUTREACH
The City can encourage community members to take necessary steps to reduce their
contribution to GHG emissions by providing the public information about climate change science
and potential impacts, as well as by providing public education through outreach programs. The
following Measures are solely City functions, however, there will be public facilities constructed
within the AVSP that will provide venues for public outreach programs and dissemination of
educational information. The University, and University Town Center could offer such a venue.
Strategy E0-1 Expand Community and Outreach
Measure EO-1.1 Green Page on City's Website.
Measure EO-1.2 Quarterly Brochure with Specific Emissions Reduction
Information.
Measure EO-1.3 Themed Outreach.
Measure EO-1.4 Multi-Modal Transportation Access Guide.
Response: The public dissemination of information about climate change is not
a responsibility or obligation of the AVSP. However, by virtue of it's land use
design encouraging multi-modal forms of transportation, the incorporation of
many multi-use trails, and the embracing of the natural environment throughout
the project, the AVSP, as it develops, will be a prime example of climate
conscious community.
Alberhill Villages Specific Plan 96
Contents:
8.1 Purpose Chapter
8.2 Landscape Plan
8.3 General Landscape Requirements
8.4 Entry Monumentation& Signage 8
8.5 Streetscape LANDSCAPE
8.6 Landscape Interface Between Uses
8.7 Community Walls &Fencing DESIGN
8.8 Slope Management&Fuel Modification
8.9 Community Plant Palette REGULATIONS
8.10 Bikeway System
8.11 Multi-Use Trail System
8.12 Parks & Open Space
8.13 Themed Site Materials &Finishes
Appendices
8.1 Purpose
The Landscape Design Regulations contain the guidelines and standards that will
provide the Alberhill Villages Specific Plan community visually unifying landscape,
monumentation and wall themes that are intended to create elements of design
continuity, and that reinforce an established theme of clay brick, oak trees, and a native
plant palette and integrated low water use system. These regulations incorporate the
City — Wide Design Guidelines, are also intended to build off of the design elements
existing at the adjacent Alberhill Ranch Specific Plan development.
8.2 Landscape Plan
This section contains the landscape design guidelines and standards for use in the
preparation of the Landscape plans throughout Alberhill Villages.
8.2.1 Landscape Plan - Guidelines
1. Create a landscape plan that respects the mining and clay brick making heritage
of the Alberhill District and the community design plan concept of villages, public
parks, open spaces, natural wildlife corridors, and the pedestrian linkages as the
focus;
2. Incorporate rock and historical clay and brick materials in thematic site features.
Alberhill Villages Specific Plan 97
3. Provide a native plant palette which is sensitive to the environment and visually
blends the development into the community;
4. Create a landscape environment that encourages walking and bicycling as a
form of transit and recreation through a network of multi-use trails and open
spaces corridors that provide connectivity to all the land uses;
5. Incorporate the latest design principles of environmental sensitivity, water
conservation and sustainability into the landscape planning and design;
6. Streetscape for most streets within the community will include sidewalks
separated by parkways with simple landscaping composed of shade forming
formal rows of large canopy trees under-planted with native dominated shrubs
and groundcover;
7. Select native plant materials that complement the overall theme, and that have
low water use demand and low long term maintenance;
8. Use a combination of formal and informal plant and tree groupings along open
spaces and against community architecture that are dominated by native
plantings;
9. Buffer perimeter walls where they occur by using evergreen trees and large
evergreen shrubs, and large masses of groundcovers and vines;
10. Consider view opportunities from the neighborhoods to the surrounding
landscape terrain and mountains. Enhance views toward the outside of the
immediate project limits wherever possible;
11. Pedestrian connections, bus stops and residential streets should offer canopy
trees and flowering accent trees to provide shade and color;
12. Specimen and flowering accent trees should be used at entries and at the end of
long streets within open space areas, as appropriate;
8.2.2 Landscape Plan Regulations
1. The project proponent and/or master developer and/or merchant builder shall be
responsible for the maintenance and upkeep of all slope planting, common
landscape areas and irrigation systems until such time as these operations have
been officially transferred to a Home Owners Association, Landscape
Maintenance District, or other approved legal entity.
2. All final landscape plans and exhibits for residential neighborhoods, public parks
and recreational areas, institutional/school, and commercial uses shall be
prepared by a licensed landscape architect for City of Lake Elsinore approval.
3. Project entries shall incorporate thematic landscaping and hardscape
architectural features that project an appealing, quality image that will enhance
the surrounding community.
Alberhill Villages Specific Plan 98
4. The proposed location of Community Entry enhanced landscape treatment areas
will be determined with the preparation of more detailed site plans at the Phased
Development Plan (PDP) level.
5. The landscaping plan shall be designed to conserve water utilized for irrigation,
consistent with City of Lake Elsinore Municipal Code Title 19 Chapter 19.08, and
California Code of Regulations Title 23 Division 2 Chapter 2.7., unless otherwise
provided for in the Water Efficient Landscape Ordinance for Alberhill Villages;
(see Appendix A). Methods of irrigation may include the use of drought-resistant,
low water demand plants and groundcovers, grouping of plants or similar water
needs to reduce over-irrigation or under-irrigation, mulching to retain moisture
and reduce opportunity for invasive plants. Refer to Appendix C, ALBERHILL
VILLAGES PLANT MATRIX.
6. High efficiency irrigation methods shall be utilized, including, but not limited to,
above surface low volume technologies and/or sub-surface drip systems.
Acceptable low volume irrigation systems may include, but not be limited to,
above ground drip emitters, micro-spray, MP Rotators (or equal), undercut
nozzles, mist emitters, low volume bubblers, and sub-surface drip systems or
other appropriate devices.
7. Future merchant builders of single-family residential projects in Alberhill Villages
shall provide front yard landscaping automatic irrigation systems. Commercial,
Institutional/ School, Municipal, and Multi-Family residential projects shall provide
automatic irrigation systems for all landscaping areas.
8. Where special design conditions exist (e.g. to enhance prominent views and
vistas, or to soften edge conditions), focused design features shall be included
within the design of development for those particular planning areas at the PDP
design review stage.
9. Neighborhood (residential subdivision) entrance designations shall consist of a
neighborhood identification sign on a decorative wall/monument with a minimum
depth of landscaping of 12 feet measured from the nearest roadway right-of-way
line surrounding the wall/monument.
10. Prior to the approval of any final subdivision map, improvement plans for the
respective landscape areas shall be submitted to the City of Lake Elsinore
Planning Division for review shall include, at a minimum, the following:
a. Final Grading Plans;
b. Certified Irrigation Plans;
c. Landscaping Plans satisfying the requirements of City of Lake Elsinore
Municipal Code Title 19 Section 19.08, and California Code of
Regulations Title 23 Division 2 Chapter 2.7., and the Water Efficient
Landscape Ordinance for Alberhill Villages;
d. Wall and Fence Plans;
e. Lighting Plans.
Alberhill Villages Specific Plan
8.3 General Landscape Requirements
The landscape character of the ALBERHILL VILLAGES community is established by
the initial development. Subsequent landscape improvements are defined in terms
such as: 1) Hardscape: includes walkways, driveways, planters, fountains, columns
and pilasters.; and 2) Softscape: includes lawns, shrubs, ground cover, trees, and
flowers.
8.3.1 Landscape Maintenance - Guidelines
There are many different elements of landscape requiring maintenance including: street
right-of-ways, common areas, slopes, sports parks and community parks, pocket
parks, paseos, multi-use trails and other common open spaces. Responsibility to
maintain these areas is as follows:
1. Street right-of ways including parkways, medians, round-a-bouts
(turnarounds), and certain slope areas should be maintained by the City Public
Works Department, Landscape Maintenance District (LMD) or other approved
legal entity.
2. Active sports parks and community parks should be maintained by the City
Parks and Recreation Department, LMD or other legal entity.
3. Common areas such as open spaces, pocket parks, multi-use trails, paseos
and pedestrian corridors should be maintained by a Homeowner's Association
(HOA), LMD, or other approved legal entity.
4. Playgrounds and landscaping at primary and secondary school sites should
be the responsibility of the Lake Elsinore Unified School District, or in the case
of the University, the entity having legal authority over the University (e.g.
University of California, California State University and Colleges, or private
school board).
5. Private homeowners shall be responsible for all maintenance within their
private lot area, including all walls and fences, and public street landscape
adjacent to their lot frontage, unless otherwise maintained by an HOA or LMD.
8.3.1 Landscape Maintenance - Standards
1. Where HOA maintained landscape areas are adjacent to non-HOA landscape
areas, there should be a definitive physical separation in order to eliminate
confusion as to the limits of maintenance responsibility.
2. The maintenance of the approved landscaping shall consist of regular watering,
pruning, fertilizing, clearing of debris and weeds, the removal and replacement
of dead plants and trees with the approved landscape types within 90 days, and
the repair and replacement of faulty irrigation systems.
3. Lawn and groundcovers are to be trimmed or mowed regularly. All planting
areas should be kept free of weeds and debris.
Alberhill Villages Specific Plan 1 U,_
4. Stakes, guys, and ties on trees shall be checked regularly for correct function.
Ties are to be adjusted to avoid creating abrasions or girdling on trunks or
branches.
5. Where landscaping is not maintained by a private entity or HOA, the developer
will be required to cause a landscape maintenance district to be formed, or
annex the landscape area into an appropriate landscape maintenance district to
fund maintenance of monumentation and streetscapes, Public parks will need to
have a maintenance entity determined.
8.3.2 General Residential Yard Landscape - Standards
The following are general standards for installation of landscape in residential yards, and
are intended to be incorporated into the landscape requirements of the respective HOA
or project Conditions, Covenants and Restrictions (CCRs):
1. Except for patio covers, gazebos, and play equipment, the top of all landscape
hardscape features, such as garden walls, fences, statues, sculpture, outdoor fire
places, waterfalls, and fountains, must be below the height of the project
perimeter wall so as not to be viewed at adjacent ground level from surrounding
streets, parks, greenbelts, schools, and adjacent homes.
2. Decorative rock, wood chips, sand, gravel, or any other rock-like substance, in
yards visible from streets or other public views are not generally acceptable,
however, these materials may be acceptable when installed as an accent in the
visible areas. Non-plant materials are not to be used as a substitution for
hardscape, lawn, groundcover, or shrubs.
3. Hedge-type plants if used, exceeding eighteen inches (18") in height, and/or
shrubs with thorns planted adjacent to public or common sidewalks.
4. Paved areas should be minimized in yards visible from streets. Permitted paving
materials including concrete, brick, and flagstone, in colors compatible with the
house.
5. A minimum of two (2) 15-gallon trees are required in each front yard, if feasible in
the planting area provided. At corner lots, three (3) 15-gallon trees are required.
The preferred location is as close to the street as possible. Trees should be
selected from the native plant palette recommended in these Landscape
Guidelines.
6. The unpaved ground area visible from the street must be covered with plant
materials. Large areas of bare earth are not permitted. Shrubs should be
planted at the base of the house wall, any garden wall, and any fence visible to
the street. At corner lots, the areas in the side yard between the street and the
side yard fence must be planted with groundcover and shrubs or vines.
7. Thematic landscape features with distinctive colors, forms, or materials that
establish an independent theme that conflicts with the overall street scene, such
as mirror balls, statues, sculpture, rock gardens, and gravel yards, are not
permitted in private yards visible from streets.
Alberhill Villages Specific Plan
8. Permanent automatic irrigation systems shall be installed for all front yard
landscaped areas, including single-family lots, prior to issuance of certificate of
occupancy.
9. All common area landscaping and public right-of-way landscaping shall have an
automatic irrigation system. Adjustments, replacements, repair, and cleaning
shall be a part of regular irrigation system maintenance.
8.4 Entry Monumentation & Signage
8.4.1 Entry Monumentation - Guidelines
This section contains the standards and guidelines for the implementation of entry
monumentation within the Alberhill Villages Specific Plan area. These guidelines and
standards are intended to:
1. Provide a visual element to the vision and character of a community strongly
connected to the land and its traditional historical mining and clay brick
manufacturing past;
2. Provide project identification and create gateways into the community at primary
access points, village, neighborhood and specific activity areas;
3. Integrate landscaping and signage with the entry monumentation that is visually
pleasing and consistent with the theme of the Alberhill Villages community.
4. Develop and maintain a hierarchical format for primary, secondary and other
points of access to the major land uses and features of the community;
8.4.2 Entry Monumentation — General Standards
1. Entry monumentation hierarchy, from the most dominant to the least dominant
form is as follows: Primary Entry (major community entrances), Secondary Entry
(minor community entrances), and Village Entry (neighborhood entrances).
2. The architectural style of key features of the entry monumentation should be
complemented with clay and brick accents.
3. Specific entry monument locations, heights and widths will be determined by the
natural topography and surrounding conditions.
4. Acceptable materials may include: clay brick, stone, concrete ranch-rail, pre-cast
concrete, split-face masonry block, and vinyl. The use of clay brick is strongly
encouraged as the main thematic design element.
5. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent element. The monument walls will be made of the
materials noted above and should be formed into natural land forms as much as
possible as if growing from the site.
Alberhill Villages Specific Plan
6. The Specimen trees and other accented planting where noted and especially at
entry areas should be highlighted with accented and energy efficient landscape
lighting.
7. Landscaping around entry monumentation should be native and drought tolerant.
8. Signage incorporated into entry monuments shall be firmly affixed to the
wall/monument so as to prevent easy removal, and shall not be made of gold,
silver, copper or other precious metal. The use of bronze, aluminum or other
metal of high recyclable value is discouraged.
9. For locations of entry monuments, refer to Figure 8.1, CIRCULATION &
MONUMENTATION MASTER PLAN.
8.4.3 Primary Entry - Standards
Primary entry treatments are to occur at 4 major roadway locations entering the
community. The Community Entries are on Lake Street just south of the I-15 Freeway,
on Lake Street at Alberhill Ranch Road, on Temescal Canyon Road (new) just south of
the 1-15, and on Lincoln Avenue just north of the project boundary. In addition to the
general standards in Section 8.1.2 above, the Community Entry monumentation shall
comply with the following:
1. The Primary entry monumentation is the largest of the entry monumentation
when arriving at the Alberhill Villages community and should reflect a size and
scale reflective of its prominence.
2. The location, height, width and depth will be determined by the natural
topography and surrounding conditions.
3. The monuments should include a project identification sign and logo, pedestrian
and landscape lighting and enhanced paving. Signage should be constructed
with weather-resistant words and logo. Both the sign and wall should have wash
and focused lighting.
4. Walls, columns, pilasters and other hardscape elements shall feature clay brick
with stone and lap siding accents as the predominant visual elements.
5. The predominant landscape materials shall be native and drought tolerant.
6. Specimen trees and other accented planting, where noted, should be highlighted
with accented and energy efficient landscape lighting.
Alberhill Villages Specific Plan 103
8.4.4 Secondary Entry- Standards
Secondary entries are used to identify entries into special use areas of the community
such as the Alberhill Town Center, University Village, and University Town Center areas
(refer to Figure 8.1 CIRCULATION & MONUMENTATION MASTER PLAN). In addition
to the general standards in Section 8.1.2 above, the Secondary entry monumentation
shall comply with the following:
1. Secondary entry monumentation should be matched on each side of the street
approaching the special use area. The design for the monuments may match that
of the Community Entry monument.
2. The location, height and width of the monument will in part be determined by
certain site constraints including, but not limited to, proximity to residential and
commercial lotting, natural topography, and overall site conditions and scale to
other architectural features.
Alberhill Villages Specific Plan 104
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Alberhill Villages Specific Plan
3. Each village entry monument should be identified with a unique sign, logo or
symbol representing the characteristic or theme of that particular community for
easy readability and neighborhood identity. Both the wall and sign should have
wash and focused lighting.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent material.
5. The Village entry monument sign may have wash lighting as an option.
6. The landscape will be native and drought tolerant with a mix of evergreen
specimen and accent trees behind the monuments.
7. The specimen trees and special planting should be highlighted with accent
uplighting as appropriate.
8. Additional village identification logo placement opportunities may occur in areas
such as enhanced paving, post carvings in portal or shade structures, smaller
directional signage, historical references to the Alberhill town and mining history
of the area, art in the landscape.
8.4.5 Village Entry - Standards
Village entries encourage a sense of smaller neighborhoods amidst the larger
community. These entry monuments are located on streets classified as collector and
lower. In addition to the general standards in Section 8.1.2 above, the Village entry
monumentation shall comply with the following:
1. Though smaller in scale, the neighborhood entry monumentation shall reflect the
same character and materials utilized in the primary, secondary, and village entry
monumentation.
2. Neighborhood entry monumentation will be positioned at the entrance to
individual residential neighborhoods.
3. The basic materials, signage lettering, and landscaping shall remain consistent;
however, unique designs are encouraged for the neighborhood entry monuments
in order to foster and celebrate neighborhood diversity and identity.
Incorporation of the Village logo or character symbol is encouraged.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent material.
5. Where appropriate, landscaped center medians are encouraged at all
neighborhood entries when located at streets classified as a local collector or
wider.
Alberhill Villages Specific Plan 107
8.4.6 Commercial Use - Standards
Commercial monuments will be located in the Regional and Community Mixed-Use, and
Institutional/Educational land use. In addition to the general standards in Section 8.1.2
above, the Commercial monumentation shall comply with the following:
1. Commercial monuments will be consistent with the design themes of the
Community Entry and Village Entry monumentation, and should contain the
same features of clay brick and/or stone walls, or pilasters. Clay brick shall be
incorporated.
2. Incorporation of the applicable Village identification logo is encouraged.
3. Directional and project signage is allowed.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent.
5. Evergreen specimen trees, flowering trees, and low growing native vegetation
and rock outcroppings may be placed adjacent to and/or in front of the
monument walls.
8.4.7 School and University - Standards
In addition to the general standards in Section 8.1.2 above, the School and University
monumentation shall comply with the following:
1. Elementary and University monumentation should incorporate the same basic
materials of clay brick and stone in keeping with Alberhill Villages theme.
2. Signage lettering, logo and landscaping should be in keeping with the Alberhill
Villages theme, however, unique designs are encouraged for school monuments
which will foster neighborhood identity and promote school spirit.
3. Incorporation of the respective Village logo is encouraged.
4. Formal or informal evergreen specimen trees, flowering trees, and low growing
native plantings are encouraged.
5. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent material.
8.4.8 Park - Standards
In addition to the general standards in Section 8.1.2 above, Park monumentation shall
comply with the following:
1. Park monuments will be consistent with the design themes of the Community
Entry and Village Entry monumentation, and should contain the same features of
clay brick and/or stone walls, or pilasters. Clay brick shall be incorporated.
Alberhill Villages Specific Plan 108
2. Incorporation of the respective Village logo is encouraged.
3. Formal or informal evergreen specimen trees, flowering trees, and low growing
native plantings are encouraged.
4. Wall, column, pilaster and other hardscape elements shall feature clay brick as
the predominant visual accent material.
8.4.9 Trail - Standards
There are many unique hiking, biking, walking and multi-use trails that are woven into
the fabric of the Villages, open spaces, and parks. Monumentation style should reflect
the uniqueness of the respective trail. In addition to the general standards in Section
8.1.2 above, Trail monumentation and signage shall comply with the following minimum
standards:
1. Each trail system should have trail head monumentation and signage. The trail
head monumentation may consist of an interpretative kiosk noting the
significance of that particular trail, and include seating and a plaque or similar
signage identifying the trail name.
2. The style and design of trail signage found throughout the trail experience should
have a hierarchy and direction and will be appropriately scaled for its use.
Signage may vary in materials depending on surrounding conditions.
3. Materials used should reflect the surrounding topographical conditions and
adjacent architectural influences visually related to the trail head area, and where
walls or other structures are constructed, the materials should feature clay brick.
Materials may vary depending on the appropriateness of the scale, size, and
proximity to other use areas.
4. The use of native trees, shrubs, and ground cover plant materials is highly
encouraged at all trail heads.
5. Where grades are steeper than 1:1 at a trail edge, and the native surrounding
flora subject to possible destruction, there should be a split rail guard rail, vinyl
rail fence, or similar obstruction will constructed to deter pedestrian traffic from
wandering off the designated trail. Also, where grades are steeper than 35%,
steps and hand rails should be considered.
6. Where applicable, low growing native plant materials shall be planted adjacent to
the trail path to enhance the trail experience and deter pedestrian traffic from
wandering off the path.
8.5 Streetscape
8.5.1 Streetscape - Guidelines
1. Strongly connect the aesthetic of the larger community theme while maintaining
the individual character identity of each smaller village and/or neighborhood.
Uniformity will come from the configuration of trees, street furniture, sidewalks,
Alberhill Villages Specific Plan 109
monumentation, pedestrian crossings, and the emphasis of treatments at
numerous view corridors.
2. All arterial and collector streets will have meandering sidewalks, removed or
setback from curbs whenever possible.
3. Street trees and shrubs should be native, will be randomly planted and natural in
occurrence, diverse in species reflective of individual village plant material
palettes, with varying size rock and decomposed granite ground mulch where
appropriate.
4. Shrubs will be more formally used in the Town Center Village, and both trees and
shrubs being less formally used in all village neighborhood parks.
5. Trees should be limited along bluff tops, ridgelines, and other view corridors in
order to protect naturally occurring vistas
6. Streetscape landscapes are to highlight special features, enhance and blend with
the natural topography, provide direction, circulation, and movement through the
community.
7. A variety of native oak trees found throughout Riverside County are to be the
featured tree throughout the community.
8.5.2 Lake Street and Temescal Canyon Road - Standards
A typical street section may include a meandering multi-use concrete walk within a wide
landscape buffer on both sides of the street when possible. When applicable the multi-
use walk shall provide connectivity to the greater circulation master plan for the City of
Lake Elsinore. Other featured street amenities to be considered would be an adjacent
bike lane on both street sides, connection to an equestrian master plan, and a planted
median. Minimum standards are as follows:
1. The landscape buffer, parkways, and raised planted medians shall be accented
with low landscaped berms (where appropriate) and combinations of large,
evergreen and deciduous canopy trees randomly spaced at irregular intervals
framing and screening desirable view sheds throughout the site.
2. Native oak trees are highly desired as the predominant street and specimen tree.
3. Turf is to be avoided wherever possible.
4. Hardscape elements shall feature clay brick as the predominant visual accent
element.
5. Masses of high, medium, and low growing native and drought tolerant,
evergreen, and flowering shrubs and ground covers are encouraged for visual
interest and streetscape continuity.
6. An 18" wide (minimum) concrete maintenance band at the perimeter edge of
median islands should be considered. Maintenance banding should incorporate
clay brick pavers, or be clay colored stamped or decorative concrete.
Alberhill Villages Specific Plan
8.5.3 Village Entry (Streets A & B) - Standards
A typical street section may include a meandering multi-use concrete walk within a wide
landscape buffer on both sides of the street when possible. When applicable the multi-
use walk shall provide connectivity to the greater circulation master plan for the City of
Lake Elsinore.
1. Village Entry street tree plantings should be more formalized in these locations to
promote the specific character for that particular village. The use of native oak
specimen trees is highly recommended;
2. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks
may be enhanced at this location with either a color or change in paving
materials such as brick or interlocking pavers. Clay brick pavers of terra cotta
color are highly recommended.
3. The landscaped parkways should be accented with low landscaped elevated
land forms (where appropriate) with combinations of colorful, large, native
evergreen and deciduous canopy trees
4. Turf is not permitted in the parkways; however, natural and native grasses and
similar are encouraged.
5. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
6. Median street trees, shrubs, and ground cover planting will reflect the native plant
and tree theme.
7. An 18" wide maintenance band at the perimeter edge of the median islands is
encouraged. Where appropriate, the median paving materials should include
clay brick or similar elements.
8.5.4 Nichols Road - Standards
A typical street section may include a meandering multi-use concrete walk within a wide
landscape buffer on both sides of the street when possible. When applicable, the multi-
use walk shall provide connectivity to the greater circulation master plan for the City of
Lake Elsinore. Other featured street amenities to be considered would be an adjacent
bike lane on both street sides, connection to an equestrian master plan, and a planted
median. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks
may be enhanced at this location with either a color or change in paving
materials such as brick or interlocking pavers. Clay brick pavers of terra cotta
color are highly recommended;
2. The landscaped parkways should be accented with low landscaped elevated
land forms (where appropriate) with combinations of colorful, large, native
evergreen and deciduous canopy trees;
3. Turf is not permitted in the parkways, however, natural and native grasses and
native plants are encouraged.
Alberhill Villages Specific Plan
4. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
5. Median street trees, shrubs, and ground cover planting shall reflect the native
plant and tree theme.
6. An 18" wide maintenance band at the perimeter edge of the median islands is
encouraged. Where appropriate, the median paving materials should include
clay brick or similar elements.
8.5.5 Streets C, E, and F - Standards
Streets C, E and F are local collector roads, which are typically two lanes. Local collector
roads provide easy connectivity between villages, residential areas, the university,
schools, and commercial developments. A typical should include a meandering multi-
use concrete walk, a landscape buffer on both sides, a bike lane (on both sides of the
street when possible) and vehicular lanes. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks
may be enhanced at this location with either a color or change in paving
materials such as brick or interlocking pavers. Clay brick pavers of terra cotta
color are highly recommended;
2. The landscaped parkways should be accented with low landscaped elevated
land forms (where appropriate) with combinations of colorful, large, native
evergreen and deciduous canopy trees;
3. Turf is not permitted in the parkways, however, natural and native grasses and
similar are encouraged.
4. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
8.5.6 Town Center Main Street / Nichols Road from Street D to Lake St. -
Standards
Alberhill Town Center Main Street is found in Village 6. The Alberhill Town Center Main
Street consists of wide, angled parking on both sides of the street, with ADA compliant
accessible ramps. Trees in tree wells and planters, and smaller, appropriately sized
canopy understory street trees frame the Main Street buildings and first floor store front
shopping and eatery areas. Minimum standards are as follows:
1. Enhanced paving at crosswalks, where appropriate, is encouraged. Crosswalks
may be enhanced at this location with either a color or change in paving
materials such as brick or interlocking pavers. Clay brick pavers of terra cotta
color are highly recommended.
2. If medians or round-a-bouts occur, the medians should include street trees and
low growing drought resistant groundcover accented with flowering shrubs. Turf
is not permitted in the medians, however, natural and native grasses and similar
are encouraged.
3. Masses of high, medium, and low growing drought tolerant, evergreen, and
flowering shrubs and ground covers are encouraged for visual interest and
streetscape continuity.
Alberhill Villages Specific Plan 112
4. An 18" wide maintenance band at the perimeter edge of the median islands and
round-a-bouts, where occurring, is encouraged. Where appropriate, the median
paving materials should include clay brick or similar elements.
8.5.7 Traffic Circles / Round-a-Bouts - Standards
The landscaping within traffic circles and round-a-bouts is to be a visually important focal
point. The minimum landscape standards to be found within round-a-bouts may include:
1. Enhanced brick, interlocking pavers, or colored/stamped concrete recommended
in hardscape areas, artwork, water features, and specimen trees may be
considered as focal point elements.
2. Trees, which should be large, flowering evergreen trees surrounded by flowering
shrubs and groundcovers.
3. Turf is not allowed as a groundcover within the traffic circle or round-a-bout. A
rolled curb and a clay brick paver or terra cotta colored paving maintenance
banding is suggested.
8.6 Landscape Interface Between Uses
Landscape Interface is defined in this section to mean a typical edge condition or
description of a landscape buffer between differing uses or activities. The basic
difference of an interface will be whether it is a view condition or a buffer condition. In
some cases, landscape transition zones may apply even in view situations depending on
adjacent land uses. The guidelines for landscape interfaces are:
1. Carefully blend the edges of plant materials from one treatment type to another.
The transitions may be abrupt or gradual.
2. Smaller structures can be buffered with shrubbery and elevated land forms.
Larger structures can be buffered through a combination of elevated land forms
with tree clusters.
3. All plants should be native, and be chosen from the plant palette at the end of
these guidelines. Care should be taken when selecting plants to consider their
initial size, growth expectations, form and seasonal characteristics.
4. Buffering between uses may be achieved by incorporating hardscape (e.g., walls
or fencing) and softscape elements. Material selection must be compatible with
other materials used nearby.
5. All planting should be drought tolerant, native or naturalized plant material
suitable to the region.
There are typical landscape interface conditions that may apply to parcels within each
village and developed area. The landscape interfaces are, but may not be limited to, the
following scenarios:
Alberhill Villages Specific Plan
8.6.1.1 Residential / Paseo
8.6.1.2 Residential / School
8.6.1.3 Residential / Streetscape Landscape Buffer
8.6.1.4 Residential / Open Space
8.6.1.5 Residential / Park
8.6.1.6 Residential /Village Center/ Commercial
8.6.1.7 Natural Area or Open Space at Street Edge
8.6.1.8 Street Edge / Open Space
8.6.1.9 Street Edge / Commercial
8.6.1.10 Street Edge / Residential
8.6.1.11 Park/School/Places of Religious Assembly
8.6.1.12 Detention Basin
8.6.1.13 Bio-Swale
8.6.1.14 Trail Edge
8.6.1 Residential / Paseo Interface - Standards
A "paseo" is defined as a landscaped walkway or pedestrian path located between areas
of development that provides a street-to-street, or area-to-area connection. Visual and
physical access to paseos is desirable from residential areas. In addition to the general
standards in Section 8.3, minimum landscape standards for residential paseos shall
include the following:
1. Landscaping should be low and unobtrusive shrubs and groundcover.
2. Plantings should be used to enhance and screen view sheds where appropriate.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
4. Lighting should be low and unobtrusive, only lighting the pathways as a safety
precaution.
8.6.2 Residential / School Interface - Standards
Screening and privacy, but with ample visual open character, are important
considerations both from the school and the residences' perspectives. In addition to the
general standards in Section 8.3, minimum landscape standards for residential/school
interface include the following:
1. Landscaping against walls should be evergreen but remain low and unobtrusive.
2. Use planting and berming to screen views of structures where appropriate.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/school interface), and views must be kept open for
safety officers to be able to monitor any activity.
4. Lighting between school uses and residential parcels may not be necessary or
desired and will be determined on a case by case basis. However, sports
Alberhill Villages Specific Plan 114
lighting for potential baseball and soccer fields at the University Town Center will
most likely be required. All sports lighting will be focused specifically on the field
being lit, and required to be hooded shielding to prevent glare upon surrounding
properties pursuant to the "Dark Sky" lighting policy of the Alberhill Villages
Specific Plan (see Chapter 9, Lighting).
8.6.3 Residential / Streetscape Landscape Interface - Standards
Screening, privacy, and attenuation of roadway generated noises are important
considerations for the residences. In addition to the general standards in Section 8.3,
minimum landscape standards for residential/streetscape interfaces include the
following:
1. A solid wall with a double row of evergreen trees and evergreen shrubs along
arterial highway and collector street edges of the streetscape are suggested for
this particular interface.
2. In areas of terrain elevation where views are desirable, a view fence with low
growing groundcovers would be appropriate. Refer to Section 8.7.3 for types of
allowable view fences.
3. Most areas at this interface will require evergreen landscaping against solid
walls. Use planting and berming to screen or enhance views where appropriate.
8.6.4 Residential / Open Space Interface - Standards
Optimization of open space views and security of residential areas are considerations of
this interface. In addition to the general standards in Section 8.3, minimum landscape
standards for residential/open space interfaces include the following:
1. If fencing is required along boundaries of residential parcels that have views of
natural open spaces and landscaping, then view fencing (i.e. tubular steel, glass
wall) should be installed for parcel security and enhancement of view.
2. Landscaping separating the residential parcel from the natural open spaces
should enhance and frame the natural view sheds from the residential parcels.
3. Physical access (trail heads and other such local amenities) should be
highlighted and enhanced with native landscaping.
4. Any landscaping required in the open space perimeter edge should remain native
or naturalized, low, and unobtrusive to adjacent land uses.
5. Lighting between residential and open space uses should be held to the
pedestrian and bollard style lighting and focused only the areas intended to be lit,
if they are to be lit at all (see Chapter 9, Lighting Design Guidelines).
6. The residential and open space interface may fall under the Fuel Modification
Zone Use Plan, and will be subject to the recommendations set forth in Section
8.8 of this document.
Alberhill Villages Specific Plan 115
8.6.5 Residential / Park Interface - Standards
Screening and privacy as well as enhanced view opportunities are important
considerations both from the park and the residences perspectives. In addition to the
general standards in Section 8.3, minimum landscape standards for residential/park
interfaces include the following:
1. Landscaping against walls and fences should be evergreen including evergreen
canopy trees framing views where appropriate for maximum impact on the visual
aesthetic for the resident.
2. Use planting and berming to screen views where appropriate, such as parking
areas.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/park interface), and views must be kept open for safety
officers to be able to monitor any activity.
4. Lighting between residential and parks uses should be held to the pedestrian and
bollard style lighting and focused only the areas intended to be lit. Enhanced and
focused lighting is appropriate for community centers, restrooms, ball parks, and
soccer fields. and will be considered on a case by case basis.
8.6.6 Residential /Village Center/ Commercial Interface - Standards
Screening, privacy, and noise attenuation are important considerations for the
residences. In addition to the general standards in Section 8.3, minimum landscape
standards for residential/village center/commercial interfaces include the following:
1. A solid wall with a double row of evergreen trees (where possible) and shrubs
along the residential edge of the streetscape are encouraged.
2. Landscaping against walls and tubular steel fences should be evergreen but
remain low and unobtrusive. Use planting and berming to screen views where
appropriate.
3. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/village center interface), and views must be kept open
for safety officers to be able to monitor any activity.
4. Pathway and safety lighting is to be considered and all lighting will have a shields
and screens as to not reflect back into any residence.
5. Views into and out of the University Village, University Town Center, and the
Alberhill Town Center should be enhanced and / or screened as appropriate.
6. Additional commercial signs and monumentation will also be in this space.
Trees, shrubs, and groundcovers should be planted as to not block or hinder the
readability of any commercial or project identification signage.
Alberhill Villages Specific Plan
8.6.7 Natural/Open Space Conditions/Street Edge Interface - Standards
Preservation and reclamation of the natural environment is and is greatly desired and
considered a key and unique amenity to the community. In addition to the general
standards in Section 8.3, minimum landscape standards for natural area and open
space conditions at street edge interfaces include the following:
1. These special designated areas may contain either an underground or overhead
utility easements. The guest developer shall call Dig Alert at 811 anytime and
prior to installing any landscape item within these areas.
2. Underground Utilities — Guest builders and developers shall consult the local or
regional agency responsible for the underground or open utility for landscape
installation recommendations prior to installation.
3. Overhead Utility - Transmission lines and power lines may exist in areas where
excavations may take place, therefore, the guest builders and developers will be
responsible to verify with the local utility company, and the City, the current
excavation and planting guidelines prior to any excavation.
8.6.8 Street Edge / Open Space Interface - Standards
Views from an arterial highway or collector street within the site and borrowed views
from the region at large should be enhanced and highlighted whenever possible to
enhance the visual desirability and character of the vehicular experience within the
community. In addition to the general standards in Section 8.3, minimum standards for
natural area and open space conditions at street edge interfaces include the following:
1. Locate fences sparingly and only when necessary. Street lighting and pedestrian
scaled pole and bollard lighting should be placed as to not detract from the
overall experience of this transportation corridor and used sparingly and only
when necessary.
2. Park and paseo edges against a street edge may be screened through the use of
berming or enhanced landscaping, depending on the desired effect.
3. Landscaping should enhance the open space and should identify it separately
from the street edge as a unique use area. The guest developer may not plant
as to completely screen any area of use from the public and must keep views
open for safety officers to be able to monitor any activity.
8.6.9 Street Edge / Commercial Standards Interface - Standards
Commercial edges should be integral and visible from a street edge. In addition to the
general standards in Section 8.3, minimum landscape standards for natural area and
open space conditions at street edge interfaces include the following:
1. Sight lines should be considered when placing trees along a street edge. If the
commercial use adjacent to a street edge is the side, back, or delivery entrance
or the view into the site is undesirable, then a solid wall with a double row of
evergreen trees and evergreen screening shrubs should be considered.
Alberhill Villages Specific Plan
2. Plantings used to screen any area of use should be well thought out so as to
keep views open for safety officers to be able to drive by and monitor any activity.
Plantings shall not completely screen or prevent public use of any pedestrian
pathway at a residential/park interface), and views must be kept open for safety
officers to be able to monitor any activity.
8.6.10 Street Edge/ Residential Interface - Standards
Screening, privacy, and noise attenuation are important considerations for the
residences. In addition to the general standards in Section 8.3, minimum landscape
standards for street edge/residential interfaces shall include:
1. A solid wall with a double row of evergreen trees and evergreen shrubs along a
street edge should be considered at this particular interface.
2. Where views are desirable, a tubular steel fence and low growing groundcovers
would be recommended. Use planting and elevated lands forms to screen or
enhance views where appropriate.
8.6.11 Park/ School or Park/ Places of Religious Assebly Interface - Standards
A strong and aesthetically pleasing visual connection should always try to be achieved
along the landscaped edge of any park / places of religious assembly and school. In
addition to the general standards in Section 8.3, minimum landscape standards for street
edge/residential interfaces shall include:
1. Where conditions require shared access from the school to the park, then a
direct physical connection and accessible access will be made between the park
/ places of religious assembly and school. This landscaped buffer may include,
but will not be limited to, berms, turf, open fields, evergreen and deciduous trees,
flowering shrubs and groundcovers.
2. Security and safety fencing will be required to separate uses and allow for public
safety.
3. Security and safety lighting will be required at this interface. All lighting shall
comply with the lighting standards set forth in the Alberhill Villages Specific Plan
(see Chapter 9, Lighting Design Guidelines).
8.6.12 Detention Basin Standards
Minimum landscape standards for detention basins shall include:
1. Detention basins within the community should be surrounded with tubular steel
or other secured view fencing. This fence style shall be the typical, standard
fencing type required on all sides of the detention basin between the local
collector and the detention basin edge if the grading and conditions require a
fence.
2. Perimeter landscaping should include heavy screening with large evergreen
canopy trees and a hierarchy of masses, large, medium, and smaller shrubs.
Alberhill Villages Specific Plan
3. All lighting shall comply with the lighting standards set forth in the Alberhill
Villages Specific Plan (see Chapter 9, Lighting Design Guidelines).
8.6.13 Bio-Swale - Standards
Not every streetscape landscape requires a bio-swale but there may be conditions
where a surface drainage bio-swale may be required. The bio-swale is a naturally
landscaped surface water flow filter that will serve as part of the overall water quality
management plan. Minimum landscape standards for bio-swales shall include:
1. The bio-swale shall consist of a naturalized landscaped edge behind the
meandering sidewalk and shall drain at a 1% or greater slope.
2. The bio-swale shall have a rock or stone edge and shall include naturalized or
native plant material.
8.6.14 Trail Edge - Standards
Provide a minimum amount of enhanced or supplemental landscaping and hardscape at
trail heads or on a trail. Should a trail system require additional grading to mitigate
erosion or other similar issue to provide safe access, it is important to minimize grading
while allowing the natural topography and native flora to prevail wherever possible.
Minimum landscape standards for detention basins shall include:
1. All planting shall be native or naturalized to the general region. All plant material
should be drought tolerant and require little supplemental irrigation beyond
natural rainfall patterns for the area.
2. Any material used at a trail head or along a trail system should be natural and
understated. Natural stones, timber, "timbercrete" cast stone, and decomposed
granite are encouraged.
3. A trail head and trail may reflect architectural features noted adjacent to a trail so
as to blend with the intent and theme for that section of trail.
4. At residential/openspace interfaces, maintain views of the trail edges by framing
views from residences across or into a trail system. Trails crossing open spaces
shall be unobtrusive and shall not visually interfere with the overall aesthetic of
the open space.
4. At trail heads, enhanced planting including larger trees and shrubs should be
planted at all trail heads to highlight the entrances to all trail systems. Enhanced
paving, seating, and interpretive kiosks are encouraged at trail heads.
5. At trail crossings, if two or more trail systems cross one another, clear and easily
read directional signage shall be placed at the intersection as to the direction of
each trail. Enhanced landscaping at these trail intersections may also help with
trail identification and direction.
6. At transit stops, where a trail intersects with a transit feature, (i.e., bus stop), then
clear directional signage and easy accessibility between the trail intersection and
the amenity is encouraged. Enhanced planting and hardscape, including
Alberhill Villages Specific Plan
removable bollards as required, is encouraged to distinguish the transit stop as a
separate amenity from the trail system.
7. At trail rest stops, inadvertent and random trail rest stops are encouraged along a
trail system. These may include, but not be limited to, resting boulders at seating
height with shade, wood, brick, or metal view benches, or half cut lodge pole
timber informal bench seating.. Trail rest stops should be unobtrusive and
restrained from the overall trail path and not to impede upon the design intent of
the trail.
8. At observation points, enhancement of certain view sheds or opportunities
unique to a particular trail system are encouraged and desired as a visual
amenity. Observation Points may be similar to trail rest stops, however,
enhanced planting, permanent seating and shade, and possible drinking water
and trash receptacle amenities are encouraged.
9. Materials used for all hardscape elements should be natural such as clay brick,
stone, timber, and decomposed granite pathways. Enhanced native plant
materials are encouraged to highlight, frame, or feature the amenity to which the
observation point was planned.
8.7 Community Walls & Fences
8.7.1 Community Walls & Fences — Guidelines
Community walls and fences will be located around the perimeter boundaries of each
Village area where it interfaces with natural open space, roads, parks, schools,
commercial and other multi-use planned areas. The walls and fences throughout the
community are major visual elements which are designed to complement the overall
character of the project. General guidelines area as follows:
1. Solid walls will be used when a visual screen or physical barrier is desired.
2. Ranch rail fencing, vinyl rail fencing and other non-visually obstructing fencing
types will be used where separation of uses is desired for safety and lifestyle
reasons and visual aesthetics exists that enhance the character of the
community.
3. Native, naturalized, and drought tolerant plant materials and the use of elevated
land forms and boulders may be used as barriers, but also that encourage the
connectivity of the natural open space with the community.
4. Wall and fence types should be developed to provide the following
characteristics: Sound attenuation, privacy, containment and definition, view
preservation and enhancement.
5. The use of high quality, low maintenance materials is recommended.
Alberhill Villages Specific Plan 120
8.7.2 Community Wall & Fence — General Standards
1. As appropriate, block, brick, concrete, and where appropriate vinyl walls, shall be
covered by a shrub or vine type plant material on full height walls as a graffiti
deterrent.
2. Decorative entry walls, minor walls, pilasters, and fence types may include the
following acceptable materials: brick, stone, decorative tubular steel, concrete
ranch-rail, precast concrete, brick, or stone cap, split face concrete masonry
block, and vinyl.
3. Walls and pilasters may be split face masonry unit block, stone and brick, pre-
cast or poured in place concrete with a precast concrete or stone cap.
4. The use of clay brick is recommended to be the predominant material used on
walls and pilasters in order to present a harmonious and unified community
element of historical local.
5. Walls and fences should be 5' high minimum, 6' high maximum from the property
owners' side of the fence. Ranch rail (both concrete and vinyl) fencing may be
as low as 3' high depending on slope and site conditions.
8.7.3 View Fence - Standards
1. View fencing should be used where significant views are not to be obstructed,
and may be constructed of vinyl, clear acrylic, tempered glass, tubular steel, or
wrought iron where deemed appropriate. Wrought iron is not recommended due
to perennial costly maintenance needs.
2. Clay brick columns and pilasters, are encouraged to be a major visual element of
the view fence in order to promote character identity of the developed area. If
the site conditions dictate that a portion of these walls are to be retaining, then
the base portion of the wall may be concrete, block, stone, concrete masonry unit
or masonry unit with brick veneer. As with solid walls all materials, textures, and
colors shall be compatible with the architecture and character of the developed
area therein.
8.7.4 Single-Family Yard Fence - Standards
Refer to Figure 8.3 TYPICAL WALL AND FENCE PROGRAM for a depiction of the
typical single-family residential fence and gate program. The following are minimum
single-family residential fence and gate standards:
1. Side yard fences and gates facing a street shall be comprised of same materials
as noted above. This would include using wood fencing or vinyl fencing on non-
street facing side yard conditions. Although wood fencing is a minimal option, it
is not recommended due to ongoing homeowner and HOA maintenance costs
and anticipated deterioration due to the hot, dry weather conditions of the area.
2. All fencing should have a minimum height of 5' and a maximum height of 6'.
3. Street facing gates and side yard fences shall be solid for privacy and sound
attenuation. All side yard fencing heights shall comply with the City of Lake
Elsinore Landscape Standards and municipal codes.
4. Where residentially zoned property lines abut property designated for
commercial, non-residential, or industrial zoned districts, or where residential
properties are located within mixed-use areas, there shall be a 6' high masonry
Alberhill Villages Specific Plan
block wall, or other solid material wall within the development in order to provide
a landscape buffer between the development and residential use. Trees shall be
located within this planter for screening and shall be native evergreen.
8.7.5 Pilasters — Standards
1. Pilasters and columns shall be of similar materials as the concrete masonry unit
walls adjacent to these elements, and shall feature clay brick as the predominant
visual material.
2. Pilasters used at entry monuments (see Section 8.4) may be of differing
materials.
8.7.6 Materials Not Used
1. Chain-link fencing (with or without vinyl mesh weaving), exposed precision
masonry block, wood fencing in public view areas, razor wire fencing, lattice
fencing, and similar types of fencing are not permitted. The only exception for
chain-link fencing would be at sport field conditions, such as a baseball backstop,
and at the perimeter or trail edge condition.
Alberhill Villages Specific Plan 122
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Alberhill Villages Specific Plan 123
8.8 Slope Management & Fuel Modification
8.8.1 Slopes - Guidelines
It is the intent of the slopes management program to reduce the visual and
biological impact of the grading operations adjacent to undisturbed open space,
resulting in a blending of the re-vegetated slopes with surrounding undisturbed
terrain. In order to accomplish the successful re-vegetation of slopes, the following
guidelines shall apply:
1. The planting concept for the slopes is informal, with curved masses of
colorful native or naturalized shrubs and groundcovers.
2. Soil testing and preparation, the specific timing of planting, a well-designed
and monitored irrigation system, and an ongoing weed eradication program.
3. Erosion control through the employment of Best Management Practices
(BMPs).
4. Utilization of low-maintenance, drought-tolerant plant material.
5. Preservation of existing landscape material, when possible.
6. Minimize grading wherever possible utilizing the existing topography and
terrain into the design of the project. All slope areas shall be planted in
coordination with the City of Lake Elsinore Fire Department and all
approving agencies.
8.8.2 Slopes — Standards
1. A mixture of native or naturalized evergreen and deciduous trees should
also be planted in groups or masses in a random pattern.
2. Slopes less than 3:1 shall receive 3-inch-deep organic mulch under all
planting.
3. All manufactured slopes shall receive 100 percent irrigation coverage or 100
percent point to point irrigation depending on the planting design. The
irrigation mainline shall be buried at tops and bottoms of slopes and at mid-
slope whenever possible. All laterals at top and bottom of slopes shall be
buried and at mid-slope whenever possible.
4. Valves and all irrigation equipment shall be placed flat on slope benches and
buried whenever possible.
5. Landscaping consistent with the adjacent existing vegetation shall be
provided to screen the down-slope side of buildings. Where the understory
of a structure is exposed, it shall be screened from view with the use of
landscape elements, if not screened architecturally.
6. Drainage structures shall be appropriately screened.
Alberhill Villages Specific Plan 124
7. All landscaping installed on slopes for screening or other purposes shall be
chosen from the ALBERHILL VILLAGES PLANT MATRIX.
8. Slopes adjacent to natural open space shall be planted with indigenous
grasses and California native species.
9. Trees should screen approximately 20 percent of the rear elevation of
homes at maturity. The trees shall incorporate "windows" to view corridors
where appropriate.
10. Retaining walls and perimeter walls exposed to public views shall be
landscaped where appropriate while maintaining the overall theme of the
community.
11. Selection of plant material shall be subject to adaptability to prevailing wind
and soil conditions and maintenance considerations.
8.8.2 Fuel Modification - Standards
The intent of the fuel management program is to minimize opportunities for brush
fires, particularly near development, while considering all biological constraints. The
following minimum fuel modification standards apply:
1. A fuel modification plan shall be developed in accordance with the
requirements of the County of Riverside Fire Department and the City of
Lake Elsinore Fire Department. The fuel modification plan may be
developed at the Subdivision Map approval stage.
8.9 Community Plant Palette
12. The Community Plant Palette identifies the plant material appropriate for the
various public green and open spaces, including the public right of ways and
streetscape landscapes. Individual plant palette matrices will be developed
for the various Villages throughout the community from the Community Plant
Palette. These Village plant palettes will be developed at the PDP design
stage, with the selection of plant materials being taken from the ALBERHILL
VILLAGES PLANT MATRIX.
8.10 Bikeway System
A primary and secondary bicycle trail system is to be incorporated into the
transportation fabric of the Alberhill Villages community, which will provide
connectivity to the Lake Elsinore Downtown Core as part of the larger master plan
for the City of Lake Elsinore. A primary bicycle trail is defined as a paved,
accessible, multi-use path providing non-vehicular transportation corridors
connecting each neighborhoods, University, schools, and villages to one another
throughout the community. Refer to Section 4.6, TRAFFIC & CIRCULATION, for
locations of designated primary and secondary bicycle lane locations.
Alberhill Villages Specific Plan 125
Primary bikeways are divided into two classes: Class I and Class II. A Class I
Bikeway path has its own, completely separate right-of-way for the exclusive use of
bicycles only. A Class II Bikeway provides a restricted right-of-way for the
exclusive or semi-exclusive use of bicycles with the permitting of vehicle parking
and vehicle/pedestrian cross flows. Lake Street and Nichols Road are listed as
Class II Bikeways in the City General Plan (Figure 2.5, BIKEWAY PLAN).
8.10.1 Bikeway Standards
1. A Class II bike trail is a separate but painted lane within the roadway
adjacent to the curbside of a vehicular road way, and shall be paved and be
a minimum 6 feet wide. Class II bikeways in the Alberhill Villages project are
proposed to be located:
a. Lincoln Street — Between Nichols Road and the southerly project
boundary;
b. Street "A" — Between Temescal Canyon Road to Lake Street;
c. Nichols Road —Temescal Canyon Road to Lake Street;
d. Nichols Road —West end extension of existing Nichols Road.
2. Secondary bicycle paths are also connective corridors, but are defined as
secondary as they service, and are located throughout the local residential
community within each Village, ultimately connecting to the primary bicycle
trail system for total connectivity to the community at large. Secondary bike
trails are also paved and are 4 feet wide minimum.
8.11 Multi-Use Trail System
Providing easily-accessible and maintained multi-use trails will stimulate pedestrian
and multi-use connectivity within the community. The multi-use road and trails
epitomize the traditional ranch character of the community and should tie into the
master trail system for the City of Lake Elsinore.
8.11.1 Multi-Use Trail System Standards:
When developing a multi-use trail, the following standards are to be followed:
1. Trail shall remain accessible, unblocked, and continuous.
2. Where a trail and a driveway or sidewalk interface, the lift separating the trail
and the sidewalk and/or driveway shall never exceed '/2".
3. Landscaping shall not encroach into the trail to provide clear and unhindered
passage for user. Landscaping shall remain clear up to a height of 8' above
the trail.
4. Trail material shall consist of native soil, decomposed granite, or other
approved similar material. Trail shall be graded smooth and maintained at
90% compaction. Compaction of trail should occur upon development and on
a routine basis, to maintain 90% compaction.
5. Lighting shall adhere to the overall theme and intent for the Alberhill Villages
and shall meet all City of Lake Elsinore lighting requirements for equestrian
trails.
Alberhill Villages Specific Plan 126
6. Trail signage shall be similar to bike trail signage. Trail signs will be clearly
marked at all roadways per local development codes for the City of Lake
Elsinore.
7. Motorized vehicles shall be prohibited from the multi-use trail except
authorized maintenance, utility, law enforcement and emergency vehicles.
8. When a trail crosses a vehicular corridor, then a small swing gate with a
spring loaded button shall be installed to protect both the vehicle and the
user.
9. Privacy is desired along trail landscape interfaces with residential and
commercial use. The developer may consider:
a. Sloped Buffer - Where appropriate, a sloped buffer may be installed,
from the rear property fence line down to the trail, thereby reducing the
height of line of sight of the user.
b. Denser and Taller Vegetation — Where appropriate, in landscape
easements between a rear property fence line and a trail, denser and
taller vegetation may be installed to reduce the visual sight a user may
have into private property.
c. Disclosure — It is recommended that developers disclose to potential
homeowners the proximity of their property to any multi-use trail and the
specific use of this trail.
8.12 Parks & Open Spaces
8.12.1 Neighborhood Parks
Neighborhood Parks will range in size providing localized opportunities for outdoor
recreation within each village or planning area. At a minimum, neighborhood parks
should incorporate the following guidelines:
1. Neighborhood parks may be located either on the perimeter, interior, or at
the entry to each village.
2. Neighborhood parks may be as simple as multi-use lawn and some shade
trees to more structured amenities such as community pools or play areas
and sports fields.
3. All neighborhood parks should feature a central point of interest and will
most likely bisect or be a focal node for various trail systems found
throughout the community. In the case of bisecting trails, clear directional
information including enhanced planting and hardscape should highlight the
trail intersection and path of travel for each trail.
4. Neighborhood parks should consider and include where appropriate, the
following uses, facilities and functions:
• Play Areas for 0-12 year age groups.
• Multi-use Open Fields
Alberhill Villages Specific Plan 127
• Individual picnic table and charcoal barbecues.
• Group picnic and barbecue areas at each event area.
• Park benches and trash receptacles throughout.
• Meandering trails and view benches.
• Individual and Group Shade Structures
• Park benches and trash urns throughout.
• Seating Areas
• Automobile parking area.
• Bicycle parking area.
• Drinking Fountains
• Optional Dog Walking Designated Areas.
• Dog walking maintenance "bag" service devices.
• Restrooms
8.12.2 View Parks
A View Park is defined as an enlarged open space or node along a bluff top edge or
trail offering the opportunity for the pedestrian to experience a special view
highlighted and framed with plant material and / or hardscape. A View Park is
generally for passive use by the pedestrian or bicyclist to rest and reflect. At a
minimum, view parks should incorporate the following guidelines:
1. Features include benches or seating areas and shade from either a hard
structure or large canopy trees.
2. Overall forms for the parks should be natural and plant material used should
be native or naturalized to the local area.
3. Any hardscape elements shall incorporate clay and brick materials themed
throughout the community.
4. Views from the parks should remain unobtrusive to the overall environment
blending with the natural surroundings. The intended view and focus of the
park should be well labeled, clearly visible, and easily accessible.
5. View Parks adjacent to a residential or commercial parcel should reflect the
architectural theme of the adjacent use.
6. Lighting should be low key and conform to any `night skies' ordinances set
forth by the City of Lake Elsinore and all approving agencies.
8.12.3 Sports Parks and Active Parks
Any planned Sports Park and/or Active Park should reflect the overall theme
consistent to their respective Village or adjacent neighborhoods. At a minimum,
view parks should incorporate the following guidelines:
1. Features such as the restrooms, shade structure, play areas, sports fields
and courts with benches and view seating should also reflect the overall
Alberhill Villages Specific Plan 128
theme for the park and Village at large with appropriate material use such as
brick, and stucco.
2. Large, specimen canopy trees are recommended for immediate shade,
visual impact, and perception of permanence to the park landscape (refer to
Section 8.6 (Landscape Interfaces) for additional information and edge
treatment at the active park areas.
3. Sports Parks and Active Parks may include areas of both passive but mainly
active uses, including but not limited to:
a. Age tiered tot lots.
b. Outdoor full- and half-court basketball.
c. Baseball fields.
d. Soccer fields.
e. Football fields.
f. Volleyball courts
g. Multi-use open fields.
h. Meandering trails and view benches.
i. Trash dumpster enclosures throughout the site accessible
from the roadways and dog walking "bag" dispensaries.
J. Individual picnic tables with charcoal barbecues throughout.
k. Provide group picnic and barbecue areas at each event
area.
1. Park benches and trash receptacles throughout.
m. Seating areas
n. Automobile parking areas.
o. Bicycle parking areas.
p. Lighting at sports courts and fields.
8.12.4 Community Park
A Community Park serves the recreational needs of the overall community. The
hardscape, architecture, and planting should reflect the clay brick and oak tree
theme consistent to Alberhill Villages. At a minimum, view parks should incorporate
the following guidelines:
1. Features such as the restrooms, shade structure with picnic seating, and
community gardens, should reflect the overall theme for the park and Village
at large.
2. Large, specimen canopy trees are recommended for immediate shade and
visual impact and permanence to the park landscape.
3. Community Parks should consider, but not be limited to, the following active
and passive uses:
a. Clubhouse with meeting rooms, offices, kitchen, restrooms.
b. Olympic size swimming pool with cabana and shaded seating.
c. Age tiered tot lots.
d. Full-size soccer fields.
e. Football field.
f. Multi-use area with meandering trails and view benches.
g. Meandering trails and view benches.
Alberhill Villages Specific Plan 129
h. Pedestrian trails and park site walkways.
i. Trash dumpster enclosures throughout the site accessible from
roadways and dog walking "bag" dispensaries.
j. Individual picnic table and barbecue areas at each event area.
k. Park benches and trash receptacles throughout.
1. Seating areas
m. Automobile parking area.
n. Restrooms
8.13 Themed Site Materials, Finishes, Street Furniture
In order to communicate a consistent theme throughout the Alberhill Villages
community, several hardscape elements, fixtures and street furniture need to be
pre-selected. In some cases, a specific product (model, color, finish) will be
selected; in other cases, the implementing builders may select from several options.
Where product specifications are not provided, an implementing builder should
select hardscape and fixtures that carry similar themes as those items presented.
Alberhill Villages Specific Plan 130
SUNSET RED MODULAR BRICK DARK IRON SPOT MODULAR BRICK MEDIUM IRON SPOT MODULAR BRICK DARK HERITAGE RED MODULAR BRICK
. __. ■ ■
RED FLASH MODULAR BRICK BURGUNDY MODULAR BRICK LIGHT IRON SPOT MODULAR BRICK NAPA MODULAR BRICK
Example Brick Colors From Pacific Clay To Be Used For Monumentation Signage &
Throughout Alberhill Villages
Note:All monumentation signage shall use Western Ridge-
Black Hills Common Tumbled Standard Pacific Clay color in
combination with other brick and materials providing
continuity of theme between Alberhill Villages and Alberhill
Ranch developments.
Figure 8.4
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
IPROJECT DESIGN CONSULTANTS
24" SQ
CLAY OR CONCRETE CAP TEXTURED/ CMU
BLOCK COLORED
=� I I
oEo -
MASONRY PILASTER
WITH FACE BRICK
Brick Pilaster With Texture Block Concrete Wall
N.T.S.
Figure 8.5
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
,0Jr CT n ;is 1:W1- P
24" SQ
CLAY OR CONCRETE CAP
TEXTURED/ CMU
BLOCK COLORED
Q �
I?
o
in co
MASONRY PILASTER j TUBULAR STEEL
WITH FACE BRICK
Brick Pilaster With View Fencing
N.T.S.
Figure 8.6
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
,0Jr CT n ;is 1:W1- P
CLAY OR CONCRETE CAP
16" SQ TUBULAR STEEL FENCE
z o
L-4-I I I I I I I
:+ -
LOW MASONRY WALL-
TEXTURED/ COLORED CMU
BLOCK
Combination Low Wall/ View Fence
N.T.S.
Figure 8.7
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
,0Jr CT n ;is 1:W1- P
1
v 1I
G G A
�o
E
LO
3�
L—L L —L
9 x
' j I
Vinyl Fence
N.T.S.
Figure 8.8
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
8'-0" MAX
X '
z Q
co CV
V)
Vinyl or Precast Concrete Rail Fence
N.T.S.
Figure 8.9
Alberhill Villages Conceptual Wall & Fence Detail
Specific Plan
IPROJECT DESIGN CONSULTANTS
ENTRY MONUMENT LARGE SPECIMEN
TOWER PINE TREE
STONE WALL AND
;�� 1•i MONUMENT SIGN A �_
- r� � —�. as�a�aa�ara�.�osa�saaaaraasaa�asaa��.a��.�
Alberhill Village;__-_- - -- -----------
Primary
d�.r..V�'� ��`_'a�'t4��'`L�-hMW+±'�"_���L�. __ •�-�--,—^ T _.��ih� ►x^- �1U-'�'�'°�_ �.+�.\ :�,�►'►t.:+va. it;��;�`iv�+1��.�1►ri,_�U
'1~► •�,• —� �'-s�lAytr--�W� t��h►r��� [ ''�'� ,.. 1 1 ' W�/•!'�.W J l r�.-��`�� 'J' „ ' • � +'w'�I'�
v_�C, i A. � �'- 'Y•4TT {,. h��►�'' ��t,171+ r •. .. �. ail: � ,� ` ✓ � � .
Monumentation
N.T.S.
Figure 8.10
Alberhill Villages Conceptual Monumentation Signa ee
Specific Plan
M �•
•� .i. .ysi° o���f{N!h — � ��ry� fir'
J
Secondary Monumentation- Professional
N.T.S.
Figure 8.11
Alberhill Villages Conceptual Monumentation Signa ee
Specific Plan
,OJr cr n ;is 1:W1- P
M� M 7,� rM
IA
t
Secondary Monumentation- University
N.T.S.
Figure 8.12
Alberhill Villages Conceptual Monumentation Signa ee
Specific Plan
IPROJECT DESIGN CONSULTANTS
� �� C „ 6,
lberhi /
HARDWARE Vi Uage.,
;I MUSIC
�V MARKET ■'
CAFEik
L
Secondary Monumentation- Commercial
N.T.S.
Figure 8.13
Alberhill Villages Conceptual Monumentation Signa ee
Specific Plan
CA
LOW BRICK PILASTER
Trailhead Marker WITH BRICK CAP
N.T.S. TRAIL SIGN/ MARKER
Figure 8.14
Alberhill Villages Trail Monumenta tion
Specific Plan
LOW BRICK PILASTER
(� WITH BRICK CAP
C DIRECTIONAL OR
,IYYYI,,.s;
INFORMATION TRAIL SIGN
Informational or Directional Monumentation
N.T.S.
Figure 8.15
Alberhill Villages Trail Monumenta tion
Specific Plan
;ojecr nF.;ir; r:nrc,
Contents Chapter
9.1 Introduction
9.2 Lighting Design Guidelines
9.3 Light Fixture Examples Appendix 9
LIGHTING DESIGN
GUIDELINES
9.1 INTRODUCTION
All lighting for ALBERHILL VILLAGES will be designed with a `Dark Sky' approach. This
means that where and when lighting is required all lighting shall have uniform lighting
standards with regard to hierarchy, style, materials, and colors in order to ensure consistent
design and shall be directed or focused downward whenever possible and not into the
general night sky.
All public street lighting should comply with City of Lake Elsinore standards where
applicable. Lighting proposed within the commercial, residential, park and recreational and
street areas shall conform to a uniform set of criteria established for the ALBERHILL
VILLAGES community. Each village may develop its own lighting standards, provided that
the selected lighting fixture style is used consistently throughout the village and is
complementary to the style selected for ALBERHILL VILLAGES community as a whole.
Lighting fixtures shall be well integrated into the visual environment and the appropriate
architectural theme.
9.2 LIGHTING DESIGN GUIDELINES
All of ALBERHILL VILLAGES shall be subject to and shall comply with The California Title
24 - Energy Efficiency Standards for Resident ial and Non-Residential Buildings (both 2005
and 2008 standards). Guest developers are expected to understand the noted ordinances
and follow all permit application procedures to obtain the proper permits prior to installation.
The following guidelines shall be followed in order to ensure appropriate design, placement,
and application of lighting to be achieved:
9.2.1 Lights shall be durable, easy to maintain and be designed so as to be of
unbreakable plastic if possible, and may be recessed or otherwise designed to
reduce the problems associated with damage and replacement of fixtures. Fixtures
shall be vandal-resistant.
9.2.2 All exterior lighting designs shall address the issue of security. Parking lots,
pedestrian walkways, and building entrances shall be well lit for security reasons.
Alberhill Villages Specific Plan 131
9.1.1 No freestanding lighting fixtures shall exceed the maximum height as noted by the
lighting ordinance for the City of Lake Elsinore. All pole lighting heights and light
spread shall comply with the City of Lake Elsinore's lighting requirements.
9.1.2 Any service area lighting shall be contained within the service yard boundaries and
enclosure walls.
9.1.3 The lighting concept of the entry monumentation features is to illuminate the sign
graphics and gently wash the site elements, walls, and pilasters with light.
Concealed uplight fixtures should illuminate trees and other site features. Refer to
Monumentation section of the guidelines for additional information.
9.1.4 The type and location of lighting should minimize direct glare onto adjoining
properties. Lighting should be shielded to confine all rays within the property.
9.1.5 Light fixtures upon buildings shall complement the architectural design of the
building. Lighting should be designed to satisfy function, as well as contribute to
overall design quality.
9.1.6 In order to maintain light spill-over, lighting and illuminated signs shall be located to
confine illumination to the premises.
9.1.7 All electrical meter pedestals and light switch / control equipment shall be located
with minimum public visibility, if possible, or shall be screened with appropriate plant
materials
9.1.8 The level of on-site lighting as well as lighting fixtures shall comply with any and all
applicable requirements and policies of Riverside County. Energy conservation,
safety and security should be emphasized when designing any light system.
9.1.9 Industrial type utility type lights are not permitted.
9.1.10 Future facility signs should be used to identify and provide arrow direction to
residential subdivisions and other development areas.
9.3 LIGHT FIXTURE EXAMPLES
Light Fixture Family
The following decorative street light family of fixtures may be used along all framework
streets and neighborhood streets. All lighting elements listed below can be `mixed and
matched'; however, the design intent is to implement a consistent design throughout the
project.
All fixture heads can either be pole mounted, wall mounted, twin head fixture, or pendant
mount depending upon site conditions. The following are acceptable styles of light fixtures:
Alberhill Villages Specific Plan 132
/1
1 -
( SHOW A MIN. OF 2 EXAMPLES FOR EACH TYPE OF FIXTURE :
POLE MOUNT, WALL MOUNT, TWIN HEAD, PENDANT MOUNT, SECURITY)
Alberhill Villages Specific Plan 133
Contents Chapter
10.1 Purpose
10.2 General Sign Guidelines
10.2.1 Approved Signs 0
10.2.2 Prohibited Signs
10.3 Sign Regulations—General S I G N AG E
10.4 Special Signs -General
10.5 Temporary Real Estate Signs REGULATIONS
10.6 Directional and Kiosk Signs
10.7 Political Campaign Signs
10.8 Construction Signs
10.9 Flags,banners,pennants,balloons,
Window and interior signs.
10.10 Residential Signs
10.10.1 Single Family Residences
10.10.2 Multi-Family Residences
10.11 Commercial&Professional Office Signs
10.1 Purpose
Special signage guidelines and standards are necessary for the regulation of all matters
concerning signs, advertising structures, and advertising devices within the Alberhill
Villages Specific Plan project, including, but not limited to the location, type, size, height,
design, quantity, content, and illumination. Effective signage will contribute to the unique
feel and the pedestrian scale of the development. These guidelines and standards, when
combined with the architectural, site, and landscape guidelines and standards, will help
create a "sense of place" in the Alberhill Villages community. The purposes of these
regulations are to:
1. Maintain and enhance the physical appearance and economic value of the
Alberhill Villages community;
2. Direct and inform persons as to the location and nature of activities.
3. Provide guidance for design of advertising displays, structures and devices
which will harmonize with their surroundings, avoid confusion, and result in
signage which is architecturally compatible with adjacent buildings or structures.
4. Reduce the potential for distraction of or hazard to motorists or pedestrians;
5. Reduce the potential for creation of visual nuisances; and
6. Establish guidelines and standards for the City of Lake Elsinore in the review of
temporary and/or permanent sign approval and permitting.
Alberhill Villages Specific Plan 134
10.2 General Sign Guidelines
10.2.1 Appropriate
1. Generally, small low key signage program for tenant spaces;
2. Encourage the use of graphics and less text to create more pedestrian oriented
signs;
3. Building mounted signs for project identity;
4. Eye level signs; window and door signs, including pedestrian oriented projecting
signs over storefronts and boardwalks;
5. Signs consistent with building texture, color and architectural style;
6. Uniquely shaped signs that are related to the product or service provided (e.g.
barber poll);
7. Signs which have illumination sources consistent with Mount Palomar lighting
standards and restrictions;
8. Acceptable sign types include wall mount individual letters, which may have
interior illumination;
9. Freestanding monument signs shall be low profile and incorporate ALBERHILL
VILLAGES entry monument type features and landscaping;
10. Any outdoor advertising structure shall contain thereon only such matter or
advertising which refers to goods or services produced, sold, or displayed on the
premises upon which such sign or structure is located, excepting off-site real
estate signs as provided in Section 10.5.
10.2.2 Inappropriate / Prohibited
1. Typical "can" or"box" signs with entire face areas in plastic.;
2. Individual plastic channel letters;
3. Roof Signs. Signs projecting above the roof-line of a building or structure,
except in the case of a sign incorporated as an integral part of the design and
construction of a building and approved by design review;
4. Signs which interfere with or conflict with any traffic control device, create a
safety hazard by obstructing the clear view of pedestrian or vehicular traffic or
interfere with or conflict with efficient operations of emergency vehicles;
5. Emergency Access. Signs which prevent free access to or from any fire
escape, door, window or exit, or access to any standpipe;
Alberhill Villages Specific Plan 135
6. Temporary of Semi-Permanent Signs. It is expressly prohibited to erect
temporary or semi-permanent signs such as paper paste-up, painted, portable
poster board, and mobile types when such signs are located outside of
buildings, on exterior walls, and/or on window surfaces, unless a temporary sign
permit has first been issued;
7. Billboards. Billboards, non-appurtenant or other off-site, outdoor advertising
structures, except temporary real estate directional or kiosk signs as provided
for in Section 10.5;
8. Detached Signs. All detached signs shall be located within a landscape planter,
as approved by design review. The base of any detached sign shall be
constructed of masonry, wood or other suitable building material, and shall have
clay brick accents;
9. Statue Signs. Statues designed primarily for commercial-promotional activity
shall be subject to design review and approval;
10. Inflatable Signs. Inflatable signs are not allowed;
11. Vehicle Signs. No person shall park, or cause to be parked, any vehicle on any
public or private property right-of-way for the sole purpose of commercial
advertising. A sign or signs on vehicles used in conjunction with a business and
the use of that vehicle will be allowed, subject to the following provisions:
a. A vehicle sign is a sign permanently or temporarily attached to, or
permanently painted on a vehicle that is used in conjunction with the
business that it identifies or advertises.
b. The vehicle must be used as a part of the business to which the advertising
in the vehicle pertains (i.e., regular use for delivery of business products or
obtaining supplies.
c. No vehicle sign shall be attached in such a manner as to render a door,
window, hood, trunk, or tailgate or a vehicle unmovable or unusable or to
violate the California Vehicle Code.
d. No vehicle sign shall have an arrow pointing towards the business that it
identifies or advertises.
12. Distraction to Motor Vehicle Operators. No sign shall in any way endanger the
health or safety of operators of motor vehicles on the streets and/or highways
through the use of motion, sound, or other mechanical devices. Blinking,
flashing, unusual lighting, or other means of animation which cause distraction
to operators of motor vehicles shall not be permitted on or by any sign. Signs
that revolve, rotate or orbit (except symbolic and common signs such as barber
pole, and mortar and pestle, which are traditional in nature and size) shall not be
permitted;
Alberhill Villages Specific Plan 136
13. Wall Decorations. In the Mixed-use areas, where walls are decorated with
scenic or artistic paintings or murals which do not in themselves either advertise
a product, or tend to become a mere extension or enlargement of a sign or other
advertising materials, such as scenic, architectural, or artistic paintings or
murals, shall be considered as a textural treatment of the wall surface and shall
be subject to review and approval by the design review process.
10.3 Sign Regulations — General
1. Sign Maintenance. All signs shall be maintained in a neat, attractive condition,
and in adequate repair, as determined by the City Director of Community
Development, or his/her designee.
2. Lighted Signs Near Street Intersections. All lighting of signs or outdoor
advertising located within 150 feet of any street intersection shall be of such
color and design that there will be no confusion with public signs or signals
regulating the flow of vehicular traffic.
3. Outdoor Advertising Structure Landscaping. All outdoor advertising structures
hereafter erected in conformity with these regulations shall be landscaped, and
such landscaping shall be maintained in a neat and orderly manner.
4. Advertising Structures Near Residential Uses. No outdoor advertising structure
may be placed or located on any vacant lot or parcel of land lying between two
residential buildings, structures, or uses where such structures or uses are less
than 100 feet apart, nor may any such outdoor advertising structure be located
within 50 feet of any residential use in the same block frontage.
5. Projections Over Right-of-Ways. All projecting signs shall be designed and
constructed in accordance with the following requirements:
a. No sign shall extend over a public sidewalk or right-of-way, except:
• Signs attached under canopies or marquees, which shall not
exceed dimensions of 12 inches high by 48 inches long, and
shall clear the surface below by not less than 8 feet may be
permitted through design review approval.
• Signs of historical significance which shall not exceed 16
square feet in area, and shall clear the surface below by not
less than 8 feet may be permitted through design review
approval.
b. A sign(s) for which an encroachment permit or license has been granted by
the City of Lake Elsinore pursuant to this section may encroach over a public
right-or-way.
c. Sign(s) affixed to the vertical face or valance of an awning or canopy for
buildings in the Mixed-Use areas may be permitted through design review
approval.
Alberhill Villages Specific Plan 137
6. Special Signs. All special signs as permitted in Section 10.4 may be permitted.
10.4 Special Signs - General
Subject to compliance with Section 10.3, the following special types of signs may be
permitted subject to compliance with the limitations and conditions prescribed herein;
provided further, that the area of any such sign(s) shall not be included in computing the
total allowable sign area or number of signs permitted for any lot or use.
1. Name signs or nameplates, which do not exceed 1 square feet in areas and
displaying only the name of the property or the premises upon which displayed
or the owner or lessee thereof, or of the address thereon.
2. Informational signs, provided such sign is not more than 5 square feet in area,
bearing no advertising message and located wholly within the lot to which the
sign is appurtenant.
3. Street address number, no trespassing, no parking, and other warning signs,
provided such sign is located on the lot to which the sign is appurtenant and
note exceeding 4 square feet in area; 1 non-illuminated nameplate not
exceeding 2 square feet in area for each dwelling unit.
4. Memorial signs or tablets, including names of buildings and dates of erection,
provided they are cut into the surface or the fagade of the building or structure
not more than 2 inches from the face of the building.
5. Public utility company signs, provided such sign indicates danger or serves as
an aid to public safety, or shows the location of underground facilities or of
public telephones.
6. Signs located in the interior of any building or within an enclosed lobby or court
of any building or group of buildings, which signs are not visible from a public
street, right-of-way, or parking lot.
7. Time and temperature devices, provided such sign is not higher than permitted
detached signs, located on private property and bearing no advertising
message.
8. Traffic or other Municipal Signs (sign required by law). Railroad crossing signs,
legal notices, and such temporary emergency or non-advertising signs as may
be authorized by the City.
9. Public Convenience Signs. Signs not exceeding 1 square foot in area, erected
for the convenience of the public, such as signs identifying restrooms,
walkways, and similar features or facilities.
10. Community Activity Signs. Signs specifically approved by the City for the
purpose of advertising or identifying special civic events or activities deemed to
be of city-wide significance and/or general public interest.
Alberhill Villages Specific Plan 138
11. Temporary Real Estate Signs. Permitted in accordance with Section 10.5.
12. Parkways. NO signs shall be posted at any time in median or parkway.
10.5 Temporary Real Estate Signs
Temporary real estate signs for the purpose of sale, lease or rental of real property or
buildings may be permitted subject to the following limitations:
1. Conditions for Approval — General
a. The Master Homeowner Association, Sub-Association, or City may impose
design review procedures and permit application procedures to permit a
temporary real estate sign, which may include the following:
1) A certificate of letter of authorization shall be obtained from the
property owner of the property where the sign is to be located
(granting authorization to install said sign);
2) All signs shall be set back not less than 10 feet from the right-of-way
line of any public street.;
3) Not more than 1 real estate sign may be located within any 300
linear feet of street frontage, nor may more than 1 real estate sign be
located on the frontage of any 1 parcel;
4) No sign shall be so located as to create a hazardous traffic
condition,];
5) Except as may be otherwise specified hereinafter, any temporary real
estate sign shall be removed within 12 months from the date of
approval or within 15 days after the close of escrow or date of lease
or rental of such property, whichever period is the lesser, provided,
however, that such time limitation may be extended (for good cause
shown) by the City Community Development Director.
2. On-Site Real Estate Signs. One (1) unlighted sign not exceeding thirty-two (32)
square feet in area nor exceeding sixteen (16) feet in height may be permitted
on any lot in any zone, subject to the following limitations:
a. Subdivision Sales. Signs may be erected along each street frontage for the
purpose of land and/or building sales in tracts, parcel maps, or records of
survey, when two (2) or more lots are involved and when the signs are
located on the land to which the signs refer. Not more than four (4) signs of
any type or description shall be employed, and no one sign shall exceed an
area of 50 square feet or 16 feet in height nor shall the aggregate area of all
such signs exceed 100 square feet.
Alberhill Villages Specific Plan 139
3. Off-Site Real Estate Signs. Off-site directional real estate signs, for the purpose
of directing potential buyers or tenants to new residential subdivisions are
permitted subject to the design review approval process.
4. Temporary Residential "For Sale" Signs.
a. No signs shall be placed in any parkway of the Alberhill Villages community,
on a street tree, or on a utility pole
b. All signs shall be placed not less than 10 feet back from face of curb on the
residence side of any sidewalk.
5. Temporary Residential "Open House" Signs:
a. One (1) open house directional sign may be placed in the parkway at
any 2 intersections in Alberhill Villages. An additional 3rd sign will be
allowed if the home is located within a cul-de-sac street.
b. Two (2) flags and one (1) open house sign may be place in the parkway
of the open house.
c. No open house flags or signs shall be allowed in the parkways..
d. No sign shall be posted at any time in the Lake Street median or
parkway.
e. Any open house signs(s) remaining in the parkway after the weekend or
holiday shall be subject to confiscation by the Master Homeowner
Association, Sub-Association or City.
10.6 Directional and Kiosk Signs
Directional and Kiosk signs are part of a city-wide program for providing directional signs to
new residential projects, while minimizing confusion among prospective purchasers who
wish to inspect housing project, and promoting traffic safety and reducing visual blight from
the proliferation of signs.
The City regulations for Directional and Kiosk Signs are found in Section 17.196.12 of the
Lake Elsinore Municipal Code, and are made a part of these sign regulations for the
Alberhill Villages community.
10.7 Political Campaign Signs
10.7.1 Political Signs — General
Political signs are permitted in a district subject to the following limitations:
1. Time Limits. No sign shall be posted more than 90 days prior to the election to
which it pertains. All political signs shall be removed within seven days following
the election to which they pertain;
Alberhill Villages Specific Plan 140
10.7.2 Political Signs — Exceptions
Political signs shall be prohibited in locations listed below:
1. Public Right-of-Way. No political sign shall be posted within the street right-of-
way (including, but not limited to, median islands, tract entry planters, treewells
and parkways), or on any traffic-control sign, private or public utility company
poles;
2. Public Facilities. No political sign shall be posted on any building or on any land
owned by the City. (ref: City Ord. 937, 1992. Code 1987 § 17.94.110).
10.8 Construction Signs
Construction signs not exceeding 32 square feet may be maintained in any zone on an
active construction site. A valid permit must be obtained prior to erection of the sign. Any
such sign(s) shall be removed not later than three working days after the building
department the project to be completed.
10.9 Flags, Banners, Pennants, Balloons, Window and Interior
Signs
1. Use. The use of flags, banners, pennants, balloons, and exterior window signs
is prohibited except in connection with promotional sales sign programs of
businesses which meet the requirements as described in this section.
2. Time Limitations. Flags, banners, pennants, and exterior window signs will be
permitted for a maximum of 8 weeks within each quarter.
3. Size of Signs, Flags, or Banners.
a. The maximum size of any banner, flag or pennant shall not exceed 120
square feet.
b. Interior and window signs shall not obscure more than 50 percent of the
total window area of any window visible from a public street, right-of-way,
or parking lot.
4. Maximum Number. Not more than 1 banner or pennant shall be displayed on
each frontage on a public street, right-of-way, or parking lot.
10.10 Residential Signs - General
Except as provided in Section, no outdoor advertising sign shall be erected, installed, or
maintained for the identification or advertising or any residential use except as permitted
herein; provided, further, that the following additional provisions apply;
1. All signs shall be stationary;
Alberhill Villages Specific Plan 141
2. No signs, excepting nameplates, shall be directly lighted;
3. Roof signs shall be prohibited;
4. All signs shall be subject to review and approval by the design review board.
10.10.1 Single-Family Residential
1. Identification Signs. Two (2) single-faced or one (1) double-faced identification
sign at the main point of entry to the development, containing only the name
and street address of the development, not exceeding 24 square feet in area for
each face, and not exceeding 4 feet in height. One (1) additional 24 square
feet, 4-foot high single-faced identification sign shall be permitted along any
other public street right-of-way upon which the property has frontage, providing
such street frontage exceeds 330 feet. The setback of the particular zone shall
apply.
10.10.2 Multiple-Family Residential
In addition to signs permitted in Section 10.4, the following signs may be
permitted:
1. Identification Signs. Two (2) single-faced or one (1) double-faced identification
sign at the main point of entry to the development, containing only the name
and street address of the development, not exceeding 24 square feet in area for
each face, and not exceeding 4 feet in height. One (1) additional 24 square
feet, 4-foot high single-faced identification sign shall be permitted along any
other public street right-of-way upon which the property has frontage, providing
such street frontage exceeds 330 feet. The setback of the particular zone shall
apply.
2. For Sale, Lease, or Hire Signs. One unlighted sign not exceeding 12 square
feet on area pertaining only to the sale, lease or hire of the particular building,
property or premises upon which displayed.
3. Temporary Identification and Advertising Signs. One (1) on-site sign not
exceeding 50 square feet in area. Such sign shall be permitted for a period of
time not to exceed 6 months and may be renewed for 1 additional 6 month
period. Such sign shall pertain only to the development on the property.
10.11 Commercial and Professional Office Signs
10.11.1 Commercial -Attached
1. Attached Signs. Attached signs as defined in this section, either lighted or
unlighted, may be permitted or any building or structure in any commercial zone
when used for any commercial use.
2. Allowable Sign Area. The maximum allowable area of any attached sign shall
be based on a calculation of the linear dimension(s) of the building face(s)
fronting on a public street, right-of-way, or parking lot, as follows:
Alberhill Villages Specific Plan 142
a. Single-occupancy buildings. Allowable sign area shall not exceed one (1)
square foot for each linear foot of building face. One (1) sign shall be
permitted for each separate building frontage on a public street, right-of-way,
or parking lot. In no case shall any such sign(s) exceed 120 square feet in
area.
b. Multiple-occupancy buildings. In the case of a multiple-occupancy
commercial site having a common wall or walls, the allowable attached sign
area shall be one (1) square foot per foot of building face. One (1) sign shall
be permitted for each street frontage of each separate occupancy. In no
case shall any such sign(s) exceed 120 square feet in area.
10.11.2 Commercial - Detached
Excepting as provided in Section 10.4, detached signs shall be permitted in the commercial
zone, subject to the following limitations:
1. Allowable Number of Signs. Not more than one (1) detached identification sign
shall be permitted for each lot frontage along a public street, except as permitted
in subsection E of this section.
2. Allowable Height of Permitted Signs.
a. Site of Five (5) Acres or Less. Detached signs shall not exceed 12 feet in
height.
b. Sites of More than Five (5) Acres. Detached signs shall not exceed 16 feet
in height.
c. Attachments to Permitted Signs. There shall be no attachment of other
signs or panels to detached signs unless approved by the design review
board.
3. Area of Permitted Signs. One hundred (100) square feet.
4. Sign Incentive. Where a multiple-occupancy building utilizes only a monument
sign as a detached sign containing no more than 60 square feet in area and not
exceeding 8 feet in overall sign height, a second monument sign, not to exceed
60 square feet in area and a maximum of 8 feet in height, may be permitted on
the same street frontage, provided the monument signs are separated by a
minimum of 100 feet.
5. Sign Setback. No detached sign, as permitted in this section, shall be located
less than 15 feet from any property line separating a multi-occupancy
commercial center from another property.
6. Internal Directory. One (1) internal directory sign containing a list of businesses
located in a multiple-use center, not exceeding 6 feet in height and a maximum
of 48 square feet in area, shall be permitted adjacent each main entry drive of a
commercial center provided that such sign is not designed to be readily visible
from a public street.
Alberhill Villages Specific Plan 143
10.11.3 Professional Office —Attached
1. Attached Signs. Attached signs as defined in this section, either lighted or
unlighted, may be permitted on any building or structure in a professional office
zone when used for any professional office use.
3. Allowable Sign Area. The maximum allowable area of any attached sign shall
be based on a calculation of the linear dimension(s) of the building face(s)
fronting on a public street, right-of-way, or parking lot, as follows:
a. Single-occupancy buildings. Allowable sign area shall not exceed one (1)
square foot for each linear foot of building face. A maximum of two (2) signs
shall be permitted for each separate building frontage on a public street.
b. Multiple-occupancy buildings. In the case of a multiple-occupancy
professional office site having a common wall or walls, the allowable
attached sign area shall be one (1) square foot per foot of building face. In
no case shall any such sign(s) exceed 60 square feet in area.
10.11.4 Professional Office — Detached
Excepting as provided in Section 10.4, detached signs shall be permitted in all single and
multiple-occupancy uses in all professional office zones provided hereinafter. subject to the
following limitations:
1. Allowable Number of Signs. Not more than one (1) detached identification sign
shall be permitted for each lot frontage along a public street.
2. Allowable Height of Permitted Signs. Detached signs shall not exceed 8 feet in
height and shall be constructed to be architecturally compatible with the
adjacent building.
3. Attachments to Permitted Signs. There shall be no attachment of other signs or
panels to detached signs unless approved by the design review.
4. Area of Permitted Signs. Thirty-six (36) square feet.
5. Sign Setback. No detached sign, as permitted in Section 10.11.2, shall be
located less than 15 feet from any property line separating one parcel from
another parcel.
6. Internal Directory. One (1) internal directory sign containing a list of businesses
located in a multiple-use center, not exceeding 5 feet in height and a maximum
of 20 square feet in area, shall be permitted adjacent each main entry drive of a
commercial center provided that the sign is located a minimum of 50 feet from a
public street and further that the sign is not designed to be readily visible from a
public street.
Alberhill Villages Specific Plan 144
Chapter
11
DEFINITIONS
ARSPA—Abbreviation for Alberhill Ranch Specific Plan Amendment
Architectural Focal Point — A highly visible unique architectural feature that the
community can identify with.
Community Park - A large park that serves the needs of the broader community and that
is designed for providing active and structured recreation opportunities as well as
accommodating passive recreational pursuits.
Design Review — The process of City review and approval of site plans, floor plans, and
elevation drawings identifying architectural details prior to the issuance of building permits
based on Chapter 17.82 of the City of Lake Elsinore Zoning Ordinance with amendments
as outlined in the specific plan.
Development Status Matrix — A table used to track the number of approved dwelling
units, square footage of mixed-use development, and ADTs used and available for transfer
at the Phased Development Plan and Design Review stages of implementation.
District — A specifically delineated region of the specific plan consisting of two or more
planning areas within which broad regulations and requirements are aimed at establishing
a unified character.
Edge Condition — The treatment of the interface between two different uses to reduce or
minimize potential conflicts.
Equivalent Dwelling Unit (EDU) — The amount of commercial or office space which is
equivalent to one dwelling unit based on the traffic demand created by one single-family
housing unit.
Focal Point Event Area —A social gathering place such as a plaza, mini-park, town green,
or amphitheater.
Full Cut Off - A fully shielded light source where the bulb and/or glowing lenses are not
visible above 90 degrees or a horizontal plane.
Gross (acres) —The entire land area within the boundaries of a subarea or lot.
Net (acres) — The total area within the boundaries of subarea or lot exclusive of slopes,
public streets or other public dedications or easements which prevent the surface use of
the property for a building site or construction of structures.
Neighborhood Park — A park somewhat larger than a mini-park intended to serve the
recreation needs of people living or working within an approximate 1 mile area.
Alberhill Villages Specific Plan 145
Intensification Overlay—An area which may be developed at a lower intensity initially and
then redeveloped with additional development at a later time consistent with land uses
established in the specific plan based on changes in market conditions.
Interface —The location at which two different uses converge.
Land Use Category— An area of land within the specific plan identified for an intended use
such as for residential, institutional, or mixed-use development.
Land Use Plan — A conceptual plan created by analyzing and evaluating land use needs
and circulation patterns and arranging land use categories, roads, and open space systems
in a manner that forms a functional and livable community.
Land Use Structure Diagram — A diagram that identifies access points, regional trail
linkages, open space linkages, development type/neighborhood form, and transitional
edges for each subarea within a Phased Development Plan.
Loading Area — A portion of a site developed to accommodate loading spaces and related
aisles, access drives, and buffers. The loading area is intended to serve the temporary
parking of loading vehicles while loading or unloading.
Mini-Park — A small park generally one acre or less in size mostly intended to serve the
passive recreational needs of surrounding residents.
Multi-Use Trail — A trail designed to accommodate a variety of recreational pursuits such
as walking, running, bicycling, dog-walking, and sitting.
Open Space — Land set aside for the use and enjoyment of residents and visitors of the
ARSPA area. This land may include parks, plazas / hardscaped areas, and/or re-created
natural areas.
Open Space Connection — A linear re-created naturalized area intended to accommodate
for the movement of wildlife through or around the project site in a manner which allows for
safe passage under roadways and provides for connectivity to MSHCP areas located off-
site.
Parking area — A portion of a site devoted to the temporary parking of motor vehicles
including the actual parking spaces, aisles, access drives, and related landscaping.
Par Course - Obstacles or stations distributed along the length of a path or trail to promote
physical fitness training. Exercise equipment may consist of natural features including
climbable rocks, trees, and river embankments, or manufactured products such as stepping
posts, chin-up and climbing bars.
Phase — A geographic region within the ARSPA area for which a PDP will be prepared
once development for the area becomes imminent.
Phased Development Plan (PDP) — A plan to implement a specific phase of the specific
plan. The document includes additional detail beyond what was provided in the specific
plan.
Alberhill Villages Specific Plan 146
Planning Area — An area of land which is a division of a District and is depicted in the
specific plan and statistical summary.
Site Plan - A drawing of a property showing the property lines, any structures that currently
exist on the land, proposed structure locations, ingress and egress, parking, landscape
areas, signs, fences, walls, and preliminary grading information.
Special Permit — A permit issued by the City of Lake Elsinore for the purpose of
transferring development outside of the Specific Plan area.
Stage —A segment of development occurring within a Phase.
Subarea —A portion of a Planning Area, normally with only one specific land use.
Town Green — An outdoor social gathering place approximately 1 acre in size which can
accommodate community events, recreational sports, and other active or passive
recreational pursuits.
Traffic Calming Device (TCD) — A device or design that is intended to reduce automobile
speed.
Transfer of Development—The relocation of dwelling units and mixed-use square footage
between districts, planning areas, and subareas within the specific plan using ADTs as the
basis for transfers and the relocation of units and equivalent dwelling units outside of the
specific plan area to redevelopment areas in other parts of the City.
Under crossing — A tunnel underneath a busy roadway or freeway which permits the safe
passage of pedestrians and/or wildlife.
Use — The purpose for which land or a building is occupied, arranged, designed, or
intended.
Variance — A relaxation of the zoning requirements attached to a property due to a
substantial unnecessary hardship that is unique to the property in question. Economic
considerations shall not constitute the principal reason for the hardship. Any variance
approved shall be the least deviation from the zoning requirements necessary to alleviate
the hardship.
Yield Plan — A plan which identifies the maximum development which can occur on a
specific property given the constraints of existing zoning regulations including parking
requirements, lot coverage, permitted density, height restrictions, and setbacks.
Zone — A specifically delineated area to which regulations and requirements uniformly
govern the use, placement, spacing, and size of land and buildings within that area. The
ARSPA identifies the zones to implement each land use category. The precise placement
of these zones is to be defined in a Phased Development Plan.
Alberhill Villages Specific Plan 147
APPENDIX A
Entitlement History
Alberhill Villages Specific Plan 148
f City of Lake Elsinore(2008)
County of Riverside
Cleveland National Forest
1989 Annexation
Alberhill Ranch Specific Plan
89-2*
�` �� ` -`^ti:; _ ..• *Env nine ta!{mpa ►geport jor Al�ierhill
Ranch JQeci�c P an 8�-2 within 2,66/Acre
I Annexation Area(April 1989)
SCALE NORTH MILE
0 1/4 1/2 3/4 1
5 �
t
Figure A-1
Alberhill Villages Alberhill Ranch Specific Plan 89-2
Specific Plan 100rN
rPROJECT DESIGN CONSULTANTS
0 1/4 mile 1/2 mile
City of Lake Elsinore(2008)
❑County of Riverside
Cleveland National Forest
1989 Annexation
Alberhill Ranch Specific Plan
189-2
��`" ■Alberhill Specific Plan
Amendment Number I*
" ,,e• �\ 'Alberhill Specific Plan Amendment No.I
Final Environmental Impact Report Acklenthon
(September 10,1991)
` lnty
SCALE NORTHMILE
0 1/4 1/2 3/4 1
Zj ❑
TT
I ,
I aC C 1 I;Ifll fly O v cm-I-_
Figure A-2
Alberhill Villages Alberhill Ranch Specific Plan Amendment #1
Specific Plan 100rN
rPROJECT DESIGN CONSULTANTS
0 1/4 mile 1/2 mile
City of Lake Elsinore(2008)
County of Riverside
Cleveland National Forest
I �� ®1989 Annexation
....mar.:.�
Alberhill Ranch Specific Plan
189-2
■Alberhill Specific Plan
Amendment Number 1
'' ■Murdock Alberhill Ranch
I^ r Specific Plan Amendment*
Murdock Alberhill Ranch Specific Plan
Amendment FEIR Addendum(April 1992)
t 0
SCALE N09rH MILE
QC 0 1/4 1/2 3/4 1
V111.1-k
Figure A-3
Alberhill Villages Murdock Alberhill Ranch Specific Plan Amendment
Specific Plan 100rN
rPROJECT DESIGN CONSULTANTS
0 1/4 mile 1/2 mile
❑City of Lake Elsinore(2008)
County of Riverside
i
❑Cleveland National Forest
T— 4 1989 Annexation
Alberhill Ranch Specific Plan
89-2
®Alberhill Specific Plan
Amendment Number 1
„,E• X Murdock Alberhill Ranch
■Specific Plan Amendment
Alberhill Ranch Specific Plan
z - ` Amendment Number 3*
�.. 3 •Alberhill Specqlc Plan Amendment No.3
a w Mitigated Negative Declaration 97-3
Sfnx.u -
�� ` SCALE NORTH MILE
0 1/4 1/2 3/4 1
r
❑
4%
Figure A-4
Alberhill Villages Alberhill Ranch Specific Plan Amendment #3
Specific Plan 100rN
rPROJECT DESIGN CONSULTANTS
0 1/4 mile 1/2 mile
City of Lake Elsinore(2008)
❑County of Riverside
❑Cleveland National Forest
t
1989 Annexation
Alberhill Ranch Specific Plan
89-2
■Alberhill Specific Plan Amendment Number 1
- ■Murdock Alberhill Ranch
Specific Plan Amendment
■Alberhill Ranch Specific Plan
Amendment Number 3
Alberhill/Lake Elsinore�U Sports and Entertainment Center
Alberhill/Lake Elsinore� Sports and` Entertainment Center EIR(2000)
0 SCALE NORTH MILE
0 1/4 1/2 3/4 1
Figure A-5
Alberhill Villages Alberhill/ Lake Elsinore Sports and Entertainment Complex
Specific Plan 100rN
rPROJECT DESIGN CONSULTANTS
0 1/4 mile 1/2 mile
r�
■ City of Lake Elsinore
NationalCounty of Riverside
'm Cleveland .
�-� 11: Pacific Clay Annexation
SCALE NORTH MILE
�+�! -
I IN
_mmmmmmi
-
��
nii7ll T/'� �•
Bill
isa/I�'� �U.ma II
3�:Ww}w.c �� � � �i• �u
ns d111�1- 1.= � � �R•t��1��s��
APPENDIX B
Sample Traffic Calming
Devices
Alberhill Villages Specific Plan 149
4'`� �� �` ,� `� //jam}2•- � � �(� �'
• � � �,'r� .-=r ,t __ y' "i `ram., /�' ' " ��_ �+_-�
Planted in iah,•divided roadwafs w t
Median at intersection - Plante •roundabo.Aiat mtersectidn:
4.
t � s
.�,. �r ,.gin• , _ f 1
T o lane divided road with
R abou ith 1 S1t1�T1 ``` ` -=--bi e laY4fand adjacent trees in parkway
Curb extension, local road Traffic circle and curb extensions
• .t v r
i� Ix
MMUZO
�NNW _sar carve
Traffic circle, local roa Curb extension, local road
x
i
it �,�. .A�� � �. �k•''��'
I At
p ® - 1
J
Mid-block crossing at -"artLandscape island in knuckle
\ L •'+
tip$ 1
L
Mid-bCk crossing at pocket,parks aerial view Landscape island in knuckle aerial vie
,E
.. Neighborhood focal pint,a�ria_l vie Pocket park neighborhood focal point
Rol, V4
�•'t`:-�f ti � o . i
g may
73*AV
' w
*r ' ' '�v l! y .`-•;' I ' --+,.mow-� c; 11
et'�park at '.'T'=,intersection Pocket park, visual terminus
c. ... •�.� ._. .tire ,
Planting island in cul-de- c
R
Planted island in cul-de-sac with pede ian link
APPENDIX C
Sample Stormwater
Management Techniques
Alberhill Villages Specific Plan 150
ti
' •� •: Low f low swale wit iin erground-storm water
Swa a wifh"m `ass' lantin 's
- - Depressed median low
kit,
Aw
All
Depressed median water usage plant material
Figure C-1
Alberhill Villages Swales, Depressed Medians
Specific