HomeMy WebLinkAbout11. Murdock Alberhill Ranch SPA (1)CASTLE & COOKE-ALBERHILL RANCH, INC.
Adopted by the City of Lake Elsinore
June 1992
Subsequently Amended by:
Administrative Amendment #1 on December 27, 2005
Specific Plan Amendment #2 on November 25, 2008
Specific Plan Amendment #3 on xxx, 2025
Alberhill rAnch
MURDOCK ALBERHILL RANCH
SPECIFIC PLAN
Alberhill rAnch
Prepared/or:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92330
Submitted by:
Castle & Cooke Alberhill Ranch, Inc.
4113 Pearl Street Lake Elsinore, CA 92530
Original Document Prepared by:
The Planning Associates
3151 Airway Ave., Suite R-1
Costa Mesa, CA 92626
Amendments #1&2 Prepared by:
Sierra Consulting, LLC
22359 Whirlaway Ct.
Canyon Lake, CA 92587
KWC Engineers, Inc.
1880 Compton Ave., Suite 100
Corona, CA. 92881
Amendments #3 Prepared by:
Kimley-Horn and Associates, Inc.
1100 Town and Country Rd. Suite 700
Orange, CA 92868
KWC Engineers, Inc.
1880 Compton Ave., Suite 100
Corona, CA 92881
Alberhill rAnch
MURDOCK ALBERHILL RANCH
SPECIFIC PLAN
MURDOCK ALBERHILL RANCH SPECIFIC PLAN SUMMARY OF APPROVALS & AMENDMENTS
Action Description Approval Date
Specific Plan No. 89-2 Alberhill
Ranch Specific Plan & EIR
(SCH # 88090517)
Adoption of a Master Specific Plan covering 1,853 acres
and three separate ownerships, generally located south
and east of the I-15 between Lake Street and Nichols Road.
The Specific Plan allowed for 3,705 dwelling units, 254
acres of commercial uses, 531 acres of open space, 30
acres of park land, and SO acres of school sites.
August 28, 1989
Murdock Alberhill Ranch Specific
Plan & EIR Addendum #1
Adoption of an Amendment to SP-89-2, which pertained to
the 511 acres owned by the Murdock Alberhill Ranch
Limited Partnership. The Amendment established the
Murdock Alberhill Ranch Specific Plan as a separate
document, and made various revisions to the land use
plan, circulation plan, phasing plan, and design guidelines.
The Specific Plan Amendment permitted a maximum of
1,819 dwelling units and included commercial land, two
public park sites, a school site, open space and private
park sites.
June, 1992
Vesting TTM 28214, Vesting TTM
30836 and EIR Addendum #2
Two Vesting Tentative Tract Maps were approved for the
specific plan property, implementing the land use plan and
densities contained in the Murdock Alberhill Ranch Specific
Plan.
January 13, 2004
Administrative Amendment #1 to
the Murdock Alberhill Ranch
Specific Plan
An Administrative Amendment was approved pursuant to
the amendment criteria contained in the Murdock Alberhill
Ranch Specific Plan. The amendment relocated the
proposed elementary school site at the request of the
school district, made various other concurrent adjustments
in the density allocation and boundaries of the planning
sub-areas, and increased the number of private park sites
from two to seven. The total number of units and overall
residential density did not change as a result of this
administrative amendment.
December 27, 2005
Specific Plan Amendment #2
and Mitigated Negative
Declaration No. 2008-12
SPA #2 modified the configuration and acreage of the
passive park site located at the eastern edge of Planning
Area 2.
November 25, 2008
Vesting TTM 35773 Approval of a 72 lot single family residential subdivision of
19.8 acres within Planning Area 2.
November 25, 2008
Specific Plan Amendment #3
and a Supplemental EIR
SPA #3 revised the boundary of Planning Area 1 by
increasing Subarea I from 13.9 acres to 60.7 acres and
revised the land use designation of Subarea I from
C-1/R-3* to Industrial (I). Additionally, it converted Subarea
J in Planning Area 2 from RSF to R2 and R3 to
accommodate a range of residential product types.
Furthermore, minor modifications were made to the
configuration and acreage of Planning Area 3.
xxx, 2025
i
CONTENTS
I. SPECIFIC PLAN SUMMARY
1.0 Executive Summary .......................................................................................................... 1
1.1 Introduction .....................................................................................................................1
1.2 Purpose .........................................................................................................................2
1.3 Description of the Specific Plan ..........................................................................................3
1.4 Features of the Plan .........................................................................................................3
1.5 Guide to the Specific Plan ................................................................................................3
II. SPECIFIC PLAN INTRODUCTION
2.0 Specific Plan Process ...................................................................................................... 5
2.1 Purpose of the Specific Plan ............................................................................................. 5
2.2 Legal Basis for the Specific Plan ..........................................................................................7
2.3 Content of the Specific Plan ..............................................................................................8
2.4 Relationship of the Murdock Alberhill Ranch Specific Plan to the City of Lake Elsinore ..................16
3.0 Environmental Setting .....................................................................................................22
3.1 Location and Extent .......................................................................................................22
3.2 Existing Physical Conditions.............................................................................................22
3.3 Summary of Existing Conditions .......................................................................................22
III. SPECIFIC PLAN DESCRIPTION
4.0 Objectives of the Specific Plan ......................................................................................... 31
5.0 Land Use Plan ...............................................................................................................31
5.1 Description of the Land Use Plan .......................................................................................31
5.2 Planning Area 1 .......................................................................................................... 33
5.3 Planning Area 2 .......................................................................................................... 33
5.4 Planning Area 3 .......................................................................................................... 33
5.5 Land Use Components .................................................................................................. 34
5.6 Residential .................................................................................................................. 34
5.7 Commercial ..................................................................................................................31
5.8 Public Facilities ............................................................................................................ 33
5.9 Circulation Plan ........................................................................................................... 33
6.0 Utilities....................................................................................................................... 33
6.1 Water Service ............................................................................................................. 34
6.2 Sewer Service ............................................................................................................. 34
TO BE UPDATED
6.3 Drainage Facilities ........................................................................................................ 33
7.0 Public Facilities ............................................................................................................ 34
7.1 Police Protection .......................................................................................................... 34
7.2 Fire Protection ................................................................................................................31
7.3 Schools ...................................................................................................................... 33
7.4 Parks ......................................................................................................................... 33
IV. SPECIFIC PLAN REGULATIONS
8.0 Specific Plan Zoning Ordinance ..................................................................................... 35
8.1 R-SF Single Family Residential District .................................................................................35
8.2 R-M Medium Density Single Family Residential District ............................................................37
8.3 R-2 Medium Density Single Family Residential District .............................................................37
8.4 R-3 High Density Residential ............................................................................................40
8.5 Industrial (I) District ......................................................................................................... 41
8.6 C-SP Commercial Specific Plan District .............................................................................. 42
8.7 Public Facilities and Open Space District .......................................................................... 44
V. SPECIFIC PLAN DESIGN ELEMENT
9.0 Design Guidelines ........................................................................................................ 35
9.1 Landscaping Guidelines .................................................................................................35
9.2 Site Planning Guidelines ..................................................................................................37
9.3 Architectural Guidelines ..................................................................................................40
9.4 Community Sign Program ............................................................................................... 41
VI. SPECIFIC PLAN IMPLEMENTATION
10.0 Implementation ........................................................................................................... 35
11.0 Financing ...................................................................................................................35
12.0 Project Phasing .............................................................................................................37
Appendix
City of Lake Elsinore Relevant Zoning Ordinance Sections
ii
iii
1. Planning Areas and Sub-Areas ............................................................................................. 2
2. Regional Location ............................................................................................................. 6
3. Existing and Approved Land Uses ....................................................................................... 11
4. Elevation Analysis ........................................................................................................... 13
5. Slope Analysis ............................................................................................................... 15
6. Geology Map ............................................................................................................... 16
7. Existing Hydrology ............................................................................................................ 17
8. Biology Map ................................................................................................................. 19
9. Constraints Summary ........................................................................................................ 21
10. Land Use Plan .............................................................................................................. 23
11. Circulation Plan ............................................................................................................ 24
12. Urban Arterial Standards ................................................................................................. 41
13. Major Highway Standards .............................................................................................. 45
14. Secondary Highway Standards ........................................................................................ 47
15. Collector “A” Standards .................................................................................................. 49
16. Collector “B” Standards ................................................................................................... 2
17. Local Street Standards ...................................................................................................... 6
18. Non-vehicular Circulation ................................................................................................. 11
19. Conceptual Backbone Water Distribution System .................................................................. 13
20. Conceptual Sanitary Sewer System ................................................................................... 15
21. Drainage Facilities ......................................................................................................... 16
22. Other Facilities ............................................................................................................... 17
23. Conceptual Entry Design ................................................................................................. 19
24. Landscape Concept ........................................................................................................ 21
25. Lake Street Section A ...................................................................................................... 23
26. Lake Street Section B and Nichols Road Section C ............................................................... 24
27. Nichols Road Section D Collector Section E ......................................................................... 41
28. Collector Street Sections F and G ..................................................................................... 45
29. Collector Street “B” Section H and Terra Cotta Road Section I .................................................. 47
30. Landscape Buffer - Multi-Family Residential Street Buffer .......................................................... 49
31. Landscape Buffer - Office-Commercial Street Buffer ............................................................... 49
32. Landscape Buffer - Single Family Multi-Family Residential Street Buffer ........................................ 49
EXHIBITS
TABLES
1. Summary of Approved and Proposed Land Uses ...................................................................... 5
2. Compliance with General Plan Goals and Objectives ................................................................ 7
3. Murdock Alberhill Ranch Specific Plan Statistical Summary ....................................................... 32
4. Buildout Population Projections ........................................................................................... 33
5. Water Usage by Land Use ................................................................................................ 34
6. Estimated Water Deman .................................................................................................... 51
7. Estimated Sewage Generation ............................................................................................ 51
8. Student Generation by Land Use ........................................................................................ 32
9. Park Dedication Requirements ............................................................................................. 33
10. Residential Phasing Program ............................................................................................. 34
11. Commercial Phasing Program ............................................................................................ 51
12. Transportation Phasing Program ........................................................................................ 51
33. Landscape Buffer - Commercial/Residential ......................................................................... 49
34. Landscape Buffer - Uphill Condition ................................................................................... 49
35. Landscape Buffer - Downhill Condition ............................................................................... 49
36. Open Space/Slope Transition Area .................................................................................. 49
37. Open Space/Pad Transition Area ..................................................................................... 49
38. Parks, Open Space and Trails Plan .................................................................................... 49
39. Conceptual Private Park Plans ........................................................................................... 49
40. Fencing Reference Plan ................................................................................................... 49
41. Community Wall and Fence Concepts ............................................................................... 49
42. Conceptual Grading Plan ................................................................................................ 49
43. Grading Cross Sections .................................................................................................. 49
44. Grading Cross Sections .................................................................................................. 49
45. Three to Ten-Year Phasing Plan ......................................................................................... 49
iv
I. SPECIFIC PLAN SUMMARY | 1
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
1.0 EXECUTIVE SUMMARY
1.1 INTRODUCTION
The approved Alberhill Ranch Specific Plan No. 89-2 (the “Specific Plan”) (the “SP 89-2”) and associated Environmental
Impact Report (SCH 88090517) pertain to approximately 1,853 acres within the city of Lake Elsinore, California. At the
time SP 89-2 was prepared (1989), there are currently were three major ownerships associated with the Specific Plan area.
They are Murdock Alberhill Ranch Limited Partnership (“Murdock”), Brighton Alberhill Associates, and Long Beach Equities,
Inc.
The Murdock Alberhill Ranch Specific Plan (the “Specific Plan”) constitutes an amendment to a portion of the previously-
approved Alberhill Ranch Specific Plan No. 89-2. Minor land use and circulation system changes from the approved
Alberhill Ranch Specific Plan have been made in the Murdock Alberhill Ranch Specific Plan. A statistical summary of
previously approved land uses and densities and the revised land uses and densities for Murdock Alberhill Ranch are shown
on Table 1. An addendum to the Alberhill Ranch Specific Plan Environmental Impact Report (SCH 88090517) was prepared
for the Murdock Alberhill Ranch Specific Plan.
Administrative Amendment (#1) to the Murdock Alberhill Ranch Specific Plan was approved by the City of Lake Elsinore on
December 27, 2005. The Administrative Amendment was processed in response to the Lake Elsinore School District’s desire
to relocate the elementary school site from Planning Area 2 to a more central location in Planning Area 1. In addition, it
was determined that a reconfiguration of the Community Park site to achieve more net usable acreage would be beneficial
to the overall plan. As a result of these modifications, minor adjustments were also made in the surrounding residential
sub-areas, in accordance with the criteria for administrative amendments as contained in Section 10.4 of this Specific Plan.
The Specific Plan exhibits and text contained herein incorporate the modifications approved in Administrative Amendment
#1.
Specific Plan Amendment #2 was approved by the City of Lake Elsinore on November 25, 2008. This Amendment
modified the configuration and acreage of the passive park site located at the eastern edge of Planning Area 2.
This document, together with its accompanying maps and diagrams, is the Murdock Alberhill Ranch Specific Plan. It
describes the proposed development of approximately 511.4 567.2 acres at the northwestern edge of the City. The two
largest portions of the project site (Planning Areas #1 and #2) are located on either side of Nichols Road between Lake
Street and Interstate 15. Approximately 16.9 17.9 acres of the project, Planning Area #3, is designated Commercial-
Specific Plan and Open Space by the current Specific Plan. Planning Area #3 is located at the southwest northwest corner
of realigned Temescal Canyon Road and Lake Street near Interstate 15.
I. SPECIFIC PLAN SUMMARY
2 | I. SPECIFIC PLAN SUMMARY
Murdock Alberhill Ranch will be a planned community which combines residential, commercial, industrial, and open space
and recreational uses. The Murdock Alberhill Ranch Specific Plan describes all aspects of the planned community in detail
and will guide its development.
A general plan amendment, an addendum a supplement to the Final Environmental Impact Report, and a development
agreement were processed and approved concurrently with the Murdock Alberhill Ranch Specific Plan.
TABLE 1A: MURDOCK ALBERHILL RANCH SPECIFIC PLAN LAND USE COMPARISON CHART
Original Alberhill Ranch Specific Plan* (Adopted August, 1989)
Land Use Acres Density Dwelling Units
RR 169.0 0.2 34
R-SF 175.5 4.0 702
R-M 43.0 8.0 344
R-3 11.1 24.0 266
C-1 10.7
C-SP 16.9
ES/P 15.0
P 30.0
OS 10.1
Roads 30.1
Total 511.4 2.6 1346
* Table reflects only the Murdock Alberhill ownership portion of the original SP.
TABLE 1B: LAND USE COMPARISON CHART
Murdock Alberhill Ranch Specific Plan (Adopted January, 1992)
Land Use Acres Density Dwelling Units
R-SF 258.3 3.8 975
R-M 80.8 3.6 294
R-3 9.4 19.1 180
C-1/R3*15.4 24.0*370*
C-SP 16.9
ES/P 22.5
P 34.0
OS 41.9
Roads 25.1
Private Parks 3.5
Tank Site 3.6
Total 511.4 2.6/3.5*1449/1819*
* Figures reflect multi-family development option.
TABLE 1C: CURRENTLY PREVIOUSLY APPROVED LAND USE PLAN CHART
I. SPECIFIC PLAN SUMMARY | 3
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
Specific Plan Amendments #1 and #2
(Adopted by the City Counci1 on 12/27/05 and 11/25/08)
Land Use Acres Density Dwelling Units
R-SF 254.4 3.8 963
R-M 88.2 3.6 315
R-3 10.3 20.1 207
C-1/R3*13.9 24.0*334*
C-SP 16.9
ES/P 11.4
P 27.2
OS 53.8
Roads 24.4
Private Parks 7.1
Tank Site 3.3
Utilities 0.6
Total 511.4 2.9/3.5*1485/1819*
* Figures reflect multi-family development option.
TABLE 1D: CURRENTLY APPROVED LAND USE PLAN CHART
Specific Plan Amendments #3
(Adopted by the City Counci1 on XXXX)
Land Use Acres Density Dwelling Units
R-SF 173.0 3.9 680
R-M 88.2 3.6 315
R-2 69.0 12.4 857
R-3 30.5 19.9 607
Industrial 60.6
C-SP 16.7
ES/P 11.4
P 28.4
OS 39.5
Roads 40.4
Private Parks 5.5
Tank Site 3.3
Utilities 0.8
Total 567.2 4.3 2459
I. SPECIFIC PLAN SUMMARY | 4
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I. SPECIFIC PLAN SUMMARY | 4 I. SPECIFIC PLAN SUMMARY | 5
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 1, Planning Areas and Sub Areas
6 | INTRODUCTION
N.T.S.Exhibit 1, Planning Areas and Sub Areas
NORTH
WATER BOOSTER STATION
0.3 AC GROSS
O.S.
0.5 AC GROSS
PRIVATE PARK (PASEO)
0.8 AC GROSS
OS
34.6 AC GROSS
PRIVATE PARK NO. 3
0.9 AC GROSS
O.S.
1.2 AC GROSS
PRIVATE PARK NO. 5
0.5 AC GROSS
PRIVATE PARK NO. 2
1.3 AC GROSS
TANK SITE
0.9 AC GROSS
PRIVATE PARK NO. 1
1.7 AC GROSS
SEWER LIFT STATION
0.5 AC GROSS
TANK SITE
2.4 AC GROSS LAKE STREETLINCOLN STREETNICHOLS ROAD
N
I
C
H
O
L
S
R
O
A
DLAKE STREETTERRA COTTAROADPLANNING AREA 1
PLANNING AREA 2
PLANNING AREA 3
R-3
10.5 AC GROSS
RSF
53.4 AC GROSS
R-M
23.6 AC GROSS
C-SP
16.7 AC GROSS
P
PUBLIC PARK
22.4 AC GROSS
20.1 AC NET
ES
ELEMENTARY
SCHOOL
11.4 AC
GROSS
R-M
64.6 AC GROSS
I
60.6 AC GROSS
RSF
43.4 AC GROSS RSF
22.9 AC
GROSS
RSF
53.3 AC GROSS
R-3
20.0 AC GROSS
PUBLIC PARK (PASSIVE)
6.0 AC GROSS
R-2
32.0 AC GROSS
R-2
37.0 AC GROSS
O.S.
2.0 AC GROSS
STREET B
A
B
C
D E
F
G
H
I
L
MK
J
N
O
A
L
BERHI L L R A N C H ROADLAKE STREETBAKER STREET
PROPOSED REALIGNMENT
*PIERCE STREET PRIVATE PARK NO. 4
0.3 AC GROSS
NOTE: RESIDENTIAL LAND USE DESIGNATIONS ARE
CONSISTENT WITH LAKE ELSINORE GENERAL PLAN,
ADOPTED DECEMBER 13, 2011
O.S (TEM CREEK)
1.2 AC GROSS
EXISTING TEMESCAL
CANYON ROAD
R
E
A
L
I
G
N
ED TEMESCAL CANYON ROA D
KINGS HIGHWAY
1.KINGS HIGHWAY MAY BE VACATED AND INCORPORATED INTO THE PROJECT BOUNDARY.
*PRIVATE RECREATION AREA INCLUDED IN SUBAREA J. SIZE OF PRIVATE RECREATION AREA WILL BE
DETERMINED DURING THE DESIGN REVIEW STATE.
I. SPECIFIC PLAN SUMMARY | 7
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
1.2 PURPOSE
The purpose of the Murdock Alberhill Ranch Specific Plan is to specify the proposed distribution, location, and extent of
land uses, public facilities, and infrastructure which compose the Murdock Alberhill Ranch Specific Plan project area. An
additional purpose of this specific plan is to establish a land plan and standards which provide for orderly growth which is
integrated into the environment and local setting. Section 2.3 identifies the specific plan requirements as stipulated in the
California Government Code.1.3 Project Description.
1.3 DESCRIPTION OF THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
The Murdock Alberhill Ranch site is divided into three general planning areas (Exhibit 1). The central portion of the project
(Planning Area #1), located south of Nichols Road between Lake Street and Terra Cotta Road Baker Street, consists of
Open Space areas and sub-areas A through I and L. The eastern portion of the project area (Planning Area #2) consists
of sub-areas J and K, N and O, and Open Space areas on the north side of Nichols Road just east of the main entrance
of the Planning Area #2 just southwest of Interstate 15. The area adjacent to Temescal Canyon Road (Planning Area #3)
consists of Sub-area M.
The site is characterized by rolling terrain, ranging in elevation from approximately 1,200 feet above sea level in the
northern project area to almost 1,800 feet above sea level in the central project area. Vegetation on the site is generally
sparse, consisting predominantly of native grasses and chaparral. In response to the geography of the site, the Plan blends
13 15 development areas with open space areas, thereby providing a link to the area’s natural setting.
A land use summary is provided in Table 1C 1D of the text and on Exhibit 1, Planning Areas and Sub-areas. The residential
portion of the Alberhill Ranch Specific Plan proposes 1,485 2,459 dwelling units. with a residential development option on
the neighborhood commercial parcels which could raise the total number of dwelling units to a maximum of 1,819 dwelling
units. The residential areas are comprised of 8 10 neighborhoods (9 neighborhoods if the residential development option
is exercised) which provide a range of housing types and densities.
The neighborhood commercial (Planning Area #1, Sub-area I) portion of the project (with a multi-family development
option) encompasses approximately 14.5 gross acres located on both sides of Nichols Road at Terra Cotta Road. The
commercial sites will provide shopping opportunities for the residents of Murdock Alberhill Ranch. In addition, 16.9 17.9
gross acres of highway and office commercial uses will be located along Interstate 15 at Lake Street (Planning Area #3,
Sub-area M). This commercial area will serve the Murdock Alberhill Ranch Project as well as residences in the Temescal
and Elsinore Valleys.
60.6 gross acres of industrial uses will be located to the south of Nichols Road, between Terra Cotta Road and Baker Street,
providing uses varying from logistics, e-commerce, manufacturing, warehousing, research and development facilities to flex
business.
The Murdock Alberhill Ranch project will provide 34.3 33.9 gross acres of parks (including 7.1 5.5 acres of Private Parks),
and 53.8 42.8 gross acres of open space, including a 3.3 acre tank sites. The plan includes a 11.4 gross acre elementary
school site located adjacent to the 20 22.4 gross acre Community Park site.
1.4 FEATURES OF THE PLAN
Murdock Alberhill Ranch provides for a planned community with contemporary neighborhoods designed to respond to the
character of the Lake Elsinore area. The residential neighborhoods generally have curvilinear streets, many of which are
cul-de-sacs as opposed to a traditional grid pattern. Land uses within the project area are separated according to function,
commercial or residential, and type of density.
8 | I. SPECIFIC PLAN SUMMARY
1.5 GUIDE TO THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
The Specific Plan is divided into six components. Component I, which concludes here, contains a brief summary of the
Murdock Alberhill Ranch Specific Plan. Component II is an introduction to the Murdock Alberhill Specific Plan that describes
the location and environmental setting for the Plan. Component II is a description of the Plan and contains the proposed
land uses, circulation, infrastructure, and public facility development concepts. Component III contains the Specific Plan
Regulations that supplement or replace the traditional zoning regulations that apply to other areas of the City of Lake
Elsinore. Component V contains the Community Design Element, which describes the elements of the Plan that will create
the overall identity of Murdock Alberhill Ranch. Component VI contains information about the implementation of the
Murdock Alberhill Ranch Specific Plan, such as phasing, infrastructure financing, and the development approval process.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 9
II. SPECIFIC PLAN INTRODUCTION
2.0 SPECIFIC PLAN PROCESS
2.1 PURPOSE OF THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
The primary purpose of the Murdock Alberhill Ranch Specific Plan is to specify the proposed distribution, location, and
extent of land uses, public facilities, and infrastructure which comprise the Murdock Alberhill Ranch Specific Plan project.
The Murdock Alberhill Ranch Specific Plan responds to interrelated environmental considerations. The Murdock Alberhill
Ranch Specific Plan will serve as the primary planning document to guide and regulate development within the Murdock
Alberhill Ranch Specific Plan area, consistent with the policies of the City’s General Plan.
The Murdock Alberhill Ranch Specific Plan constitutes an amendment to a portion of the previously-approved Alberhill
Ranch Specific Plan No. 89-2. Minor land use and circulation system changes from the approved Alberhill Ranch Specific
Plan have been made in the Murdock Alberhill Ranch Specific Plan. An addendum to the Alberhill Ranch Specific Plan
Environmental Impact Report (SCH 8809517) was prepared for the Murdock Alberhill Ranch Specific Plan. A separate
mitigation monitoring program was also prepared for the Murdock Alberhill Ranch Specific Plan.
2.2 LEGAL BASIS FOR THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
The Murdock Alberhill Ranch Specific Plan has been prepared in accordance with Section 65450 et. seq. of the California
Government Code. The Plan is accompanied by an addendum to the Final Environmental Impact Report for the Alberhill
Ranch Specific Plan in accordance with the provisions of the California Environmental Quality Act (CEQA), Section 21000
et. seq. of the Public Resources Code, and with the CEQA Guidelines promulgated by the State Secretary of Resources.
2.3 CONTENT OF THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
The California Government Code stipulates that a specific plan contain text and diagrams that specify the following in
detail:
Land Use - The Murdock Alberhill Ranch Specific Plan must specify the distribution, location, and extent of the uses of land,
including open space, within the area covered by the Plan.
Public Facilities - The Murdock Alberhill Ranch Specific Plan must show 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 located within the area covered by the Plan and needed to support the land uses described in
the Plan.
10 | II. SPECIFIC PLAN INTRODUCTION
Development Standards - The Murdock Alberhill Ranch Specific Plan must include standards and criteria by which
development will proceed, and standards for the conservation, development and utilization of natural resources, where
applicable.
Implementation Measures - The Murdock Alberhill Ranch Specific Plan must include a program of implementation
measures, including regulations, programs, public works projects and financing measures.
Consistency with the General Plan - The Murdock Alberhill Ranch Specific Plan must include a statement of the
relationship of the Plan to the General Plan.
2.4 RELATIONSHIP OF THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN TO THE
CITY OF LAKE ELSINORE GENERAL PLAN
Table 2 is an objective-by-objective analysis of the Murdock Alberhill Ranch Specific Plan’s compliance with the City of Lake
Elsinore General Plan.
TABLE 2: COMPLIANCE WITH GENERAL PLAN - MURDOCK: ALBERHILL RANCH
Land Use Goals and Objectives
GOAL 1.0 To achieve the development of a well-balanced and functional mix of residential, commercial,
industrial, open space, recreational and institutional land uses.
Objective 1.1 Encourage the development and maintenance of a broad range of housing types for all
income groups and age categories.
Implementation The Murdock Alberhill Ranch Specific Plan provides for three four categories of residential
land uses, ranging from single family residential uses at a density of approximately 4.0 3.9
dwelling units per acre to multi-family residential uses at a density of up to 24.0 19.9 dwelling
units per acre. This range of housing types will allow access to housing for a full range of
income groups and age categories.
Objective 1.2 Encourage the development of commercial land uses and the revitalization of existing
commercial uses that strengthen the city’s economic base and offer a range of enterprises that
serve the needs of residents and visitors.
Implementation The Murdock Alberhill Ranch Specific Plan includes the provision of neighborhood
commercial development sites and a commercial specific plan site which is intended to
accommodate commercial and business park uses with a freeway orientation.
Objective 1.3 Encourage industrial land uses to diversity Lake Elsinore’s economic base.
Implementation The Commercial-Specific Plan designation allows for the development of light industrial uses
which are associated with business park-type development.
Objective 1.4 Provide for open space and recreational land uses to meet the needs of the community.
Implementation The Murdock Alberhill Ranch Specific Plan contains three types of parks which account for
43.3 33.9 gross acres of parkland. Additionally, the Murdock Alberhill Ranch Specific Plan
designated approximately 41.9 35.1 gross acres for permanent open space in Planning Area
1. 1.2 gross acres for open space in Planning Area 2. 1.2 gross acres for open space in
Planning 3. Combined, parks and open space areas accounts for approximately 17% 13% of
the Murdock Alberhill Ranch Specific Plan area.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 11
Land Use Goals and Objectives
Objective 1.5 Provide for institutional land uses to meet the social, economic, cultural, spiritual, and
educational needs of the residents.
Implementation The Murdock Alberhill Ranch Specific Plan provides for school facilities serving the community
as well as park and recreational opportunities. Neighborhood commercial areas would allow
churches, with a conditional use permit.
Objective 1.6 Encourage a jobs-to-housing balance of one job for every .82 households by the year 2010.
Implementation The Murdock Alberhill Ranch Specific Plan includes both neighborhood and regional/
subregional commercial land use designations to reduce regional and subregional commuting
and to encourage balance between jobs and housing.
GOAL 2.0 To maintain the city’s role as a year-round resort destination.
Objective 2.1 Provide for new development around the lake that offers increased recreational activities for
residents and tourists.
Implementation The Murdock Alberhill Ranch Specific Plan area is not located near the lake, and will not
impede the attainment of this objective.
Objective 2.2 Ensure that new development provides open space, parkland, and amenities that contribute to
a high quality of life for residents and tourists.
Implementation The Murdock Alberhill Ranch Specific Plan area includes approximately 17% 13% of the land
area devoted to parks and open space to contribute to a high quality of life for residents and
visitors.
GOAL 3.0 To achieve a physical environment in which development of the land respects the city’s natural
environment.
Objective 3.1 Ensure the consideration of environmental and geologic features in the planning process.
Implementation The Murdock Alberhill Ranch Specific Plan includes the preservation of a significant amount of
open space/ parkland and contains a detailed landscaping plan and criteria to minimize
impact on the natural environment.
Objective 3.2 Require physical and visual buffers between land uses characterized by differing functions and
density to ensure land use compatibility.
Implementation The Murdock Alberhill Ranch Specific Plan buffers different land uses with roadways,
landscaping, and open space/parks areas to ensure land use compatibility.
GOAL 4.0 To provide infrastructure and services to support existing and future land uses.
Objective 4.1 Ensure that impacts on infrastructure from new development do not exceed the city’s ability to
provide essential facilities and services; and plan for the correction of existing infrastructure
and service deficiencies.
Implementation The Murdock Alberhill Ranch Specific Plan provides for the timely development of adequate
public services and facilities through the phasing and financing sections of the plan. The
Murdock Alberhill Ranch Specific Plan addresses the provision of facilities for water, sewer,
flood control, school, and road improvements.
12 | II. SPECIFIC PLAN INTRODUCTION
Open Space/ Conservation Goals and Objectives
GOAL 1.0 To identify, protect, and conserve natural resources.
Objective 1.1 Preserve important biological habitats and protect plants and animal species of concern.
Implementation Endangered species habitat will be avoided, where feasible. Where it is not possible to avoid
this habitat, mitigation will insure provisions of replacement habitat.
Objective 1.2 Increase and preserve natural and planted vegetation on public and private lands.
Implementation Natural vegetation will be preserved through the preservation of permanent open space
areas. The landscaping regulations of the Murdock Alberhill Ranch Specific Plan will require
and increase in planted vegetation.
Objective 1.3 Promote water conservation and ensure that the quality of water resources is not degraded as
a result of urbanization of the city.
Implementation Provisions of on- and off-site improvements to water and sewer facilities, programmed as part
of the Murdock Alberhill Ranch Specific Plan, will ensure that water quality is not degraded
due to Murdock Alberhill Ranch Specific Plan development.
Objective 1.4 Promote the conservation of scarce energy resources and reduce the community reliance on
traditional energy resources.
Implementation The provisions of commercial development in close proximity to residential development will
reduce vehicular travel and promote the conservation of energy.
GOAL 2.0 To achieve and maintain state and national ambient air quality standards.
Objective 2.1 Promote land use patterns that reduce daily automotive trips and reduce trip distance for
work, shopping, school, and recreation.
Implementation The Murdock Alberhill Ranch Specific Plan provides for a land use pattern which locates
residential land uses adjacent to commercial, recreational, and educational land uses to
reduce trip distance.
Objective 2.2 Reduce air pollution emissions.
Implementation The location of neighborhood commercial land uses in close proximity to residential land use
decreases trip distance and associated air quality impacts.
GOAL 3.0 To prevent the loss of significant historical and cultural resources.
Objective 3.1 Identify and promote the preservation and conservation of palaeontological and
archaeological sites.
Implementation A possible remnant of historical use at the intersection of Nichols and Terra Cotta Roads may
be impacted by project development.
Objective 3.2 Assure the recognition of the city’s heritage through preservation of the city’s significant
historical sites and structures.
Implementation No sites of cultural or historical significance are located within the Murdock Alberhill Ranch
Specific Plan area.
GOAL 4.0 To identify and preserve open space areas for public safety, recreation, scenic quality, and
preservation of natural resources.
Objective 4.1 Preserve quality public views of the lake and ridgelines.
Implementation Extensive open space has been retained in the Murdock Alberhill Ranch Specific Plan area,
allowing for views of ridgelines and view-oriented lots are included in the Murdock Alberhill
Ranch Specific Plan. Construction of the project will not obstruct any views of the lake from
existing residential areas.
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II. SPECIFIC PLAN INTRODUCTION | 13
Open Space/ Conservation Goals and Objectives
Objective 4.2 Promote the establishment of permanent open space areas and preservation of significant
physiographic features.
Implementation The Murdock Alberhill Ranch Specific Plan area reserves 41.9 35.1 gross acres for permanent
open space in Planning Area 1, 1.2 gross acres for open space in Planning Area 2, and 1.2
gross acres for open space in Planning 3
GOAL 5.0 To encourage the conservation and efficient production of lands with mineral deposits
Objective 5.1 Ensure the viability of resource production in state designated regionally significant resource
areas, as well as other ongoing and potential mining sites, through the protection of such
resources from encroachment by incompatible land uses.
Implementation Historically, the project site has been subjected to mining activities. Area clay mining activity is
being phased out in accordance with a mining and reclamation permit in accordance with the
Surface Mining and Reclamation Act.
Objective 5.2 Control the extraction of mineral resources to ensure minimal disturbance to the environment
and surrounding land uses.
Implementation All mined areas of the Murdock Alberhill Ranch Specific Plan area will be regarded for
development in accordance with the City of Lake Elsinore Surface Mining and Reclamation
Ordinance.
GOAL 6.0 To identify, protect and preserve prime agricultural land from premature conversion to
urbanized areas.
Objective 6.1 Encourage continued production of prime agricultural souls, groves, and other agricultural
activity.
Implementation No land classified as prime agricultural land will be converted to urban uses as part of this
project.
Parks and Recreation Goals and Objectives
GOAL 1.0 To provide a range of recreational opportunities for all residents and visitors.
Objective 1.1 Provide a combination of local park acreage, park facilities, and parks and recreation
programs to serve the different needs of the community.
Implementation The Murdock Alberhill Ranch Specific Plan contains 43.3 33.9 acres of parkland, including a
neighborhood park, a community park, a paseo, and two five private park facilities. In
addition, the multi-family areas will also provide recreational facilities.
Objective 1.2 Provide parkland and recreational opportunities to complement the tourist orientation of the
community.
Implementation The neighborhood and community park will be available for use by the entire community as
well as for use by visitors.
Objective 1.3 Encourage the development of private recreational facilities in Lake Elsinore.
Implementation Two Five private park facilities and a paseo comprising a total of 3.5 5.5 gross acres will be
developed within the Murdock Alberhill Ranch Specific Plan area.
Objective 1.4 Establish a primary trail network that links city, County of Riverside, and state park and
recreation facilities.
Implementation A hiking trail system is provided as part of the Murdock Alberhill Ranch Specific Plan.
14 | II. SPECIFIC PLAN INTRODUCTION
Public Safety and Urban Services Goals and Objectives
GOAL 1.0 To ensure a high level of public safety for the community.
Objective 1.1 Provide effective and cost-efficient police, fire, and emergency medical service to the city to
minimize potential injury, loss, or destruction of persons and property and to provide a safe
and secure environment for the city’s residents and visitors.
Implementation Police protection will be provided from the existing Riverside County Sheriff’s substation in the
City of Lake Elsinore. Fire Protection will be provided by the Riverside County Fire Department.
Objective 1.2 Minimize the risk of loss of life, injury, property damage, and economic and social
displacement due to seismic and geologic hazards resulting from earthquakes and geological
constraints.
Implementation Although the entire City is located in an area of potential seismic activity, the potential impacts
of such activity will be mitigated by enforcement of City building codes which address
geological and seismic safety considerations.
Objective 1.3 Minimize the risk of injury to residents and visitors and of property damage due to flooding.
Implementation The Murdock Alberhill Ranch Specific Plan contains a plan for a storm drain system. The
design of the storm drain plan considered the runoff anticipated from proposed development
within the Murdock Alberhill Ranch Specific Plan area.
Objective 1.4 The city shall work towards reducing the level of risk to persons and property from hazardous
waste within the city.
Implementation No hazardous waste related land uses are designated within the Murdock Alberhill Ranch
Specific Plan area.
Objective 1.5 Coordinate with the County of Riverside and other appropriate agencies to provide effective
response to an emergency; minimize property damage in a disaster; and enhance citizen
awareness of evacuation routes and actions to be take in the event of an emergency through
education.
Implementation The Murdock Alberhill Ranch Project will fully comply with local planning for disaster
management and evacuation.
GOAL 2.0 To ensure public infrastructure supports existing and future land uses.
Objective 2.1 Coordinate with the water districts to provide domestic water supplies and fire flow water
requirements to meet existing and future demand.
Implementation The Elsinore Valley Municipal Water District will provide water service to the Murdock Alberhill
Ranch Specific Plan area. The water service plan within the Murdock Alberhill Ranch Specific
Plan contains provisions to provide domestic water supplies and fire flow water requirements
to serve buildout of the Murdock Alberhill Ranch Specific Plan.
Objective 2.2 Ensure that wastewater/ sewer flows are accommodated and provide facilities to meet existing
and future development.
Implementation The Elsinore Valley Municipal Water District will provide sewerage service to the Specific Plan
area. The sewer service plan within the Murdock Alberhill Ranch Specific Plan contains
provision to ensure that wastewater/ sewer flows generated by development of the Murdock
Alberhill Ranch Specific Plan are accommodated.
Objective 2.3 Coordinated with the County of Riverside in the establishment of a long-term solid waste
management plan.
Implementation The project will comply with applicable provisions of the long-term solid waste management
plan.
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II. SPECIFIC PLAN INTRODUCTION | 15
Public Safety and Urban Services Goals and Objectives
Objective 2.4 Coordinate planning and development proposals including general plan amendments,
changes in land use classifications, development agreements, annexations, public financing,
and redevelopment proposals as well as applicable determinations of consistency with the
general plan with the school district serving the planning area in an effort to assist the school
district in providing school facilities to meet the needs of the community in a timely manner.
Implementation A joint elementary school/ park site has been incorporated in the Murdock Alberhill Ranch
Specific Plan.
Objective 2.5 Ensure that adequate electrical, natural gas, and telecommunication systems are provided to
meet the demand of new and existing development.
Implementation Electric, natural gas, and telephone service will be provided by Southern California Edison,
Southern California Gas Company, and General Telephone, respectively. Existing or
approved facilities for these services will meet the requirements for the project.
Objective 2.6 Encourage the County of Riverside County/City Public Library System to provide sufficient
library services and facilities.
Implementation The project will comply with any applicable adopted City of Lake Elsinore program to help
provide library service.
Community Design Goals and Objectives
GOAL 1.0 To develop and reinforce an image of the city related to its regional and natural setting and its
tourist orientation.
Objective 1.1 Encourage the preservation of the countryside retreat image.
Implementation The design guidelines included in the Murdock Alberhill Ranch Specific Plan are intended to
establish a theme that responds to the rural setting of the outlying Lake Elsinore area.
GOAL 2.0 To preserve, strengthen, or develop the positive qualities of individual districts or
neighborhoods and enhance their image and function.
Objective 2.1 Encourage new residential development to establish identifiable neighborhoods.
Implementation The Murdock Alberhill Ranch Specific Plan contains a range of residential uses as part of a
land use plan which has been designed to provide identifiable neighborhoods.
Objective 2.2 Promote and strengthen business and commercial center identify through architecture,
landscaping, and signage.
Implementation Design guidelines and development standards contained in the Murdock Alberhill Ranch
Specific Plan promote and strengthen business and commercial center identity.
GOAL 3.0 To preserve elements of the natural environment in the community.
Objective 3.1 Promote site design and building construction that preserves significant landforms.
Implementation Significant landforms are being preserved within the Murdock Alberhill Ranch Specific Plan
area. Site design guidelines are included within the Murdock Alberhill Ranch Specific Plan.
GOAL 4.0 To develop a circulation system that creates community image and identity.
Objective 4.1 Establish methods to maintain a country road image in developed areas.
Implementation Parkways adjacent to major arterials and collectors are included as part of the landscape for
the Murdock Alberhill Ranch Specific Plan.
16 | II. SPECIFIC PLAN INTRODUCTION
Community Design Goals and Objectives
Objective 4.2 Identify the principal gateways of the community and establish arrival statements in the
landscape and architectural setting.
Implementation The major entry roads to the Murdock Alberhill Ranch Specific Plan area (Lake Street and
Nichols Road) will have monumentation signifying entry into the project. The intersections of
Lake Street and Nichols Road with Collector A are intended to be community arrival points.
GOAL 5.0 To protect and enhance public views of significant natural features and of developed land.
Objective 5.1 Establish practices that ensure development features enhance public views.
Implementation The landscape concept plan includes a landscape hierarchy along public streets within the
Murdock Alberhill Ranch Specific Plan area.
Objective 5.2 Encourage development to locate public streets and public facilities to take advantage of
views of natural features.
Implementation Streets and public facilities within the Murdock Alberhill Ranch Specific Plan area are located
in accordance with the landscape concept plan which includes streetscape plans which take
advantage of natural features.
GOAL 6.0 To remove visual blight.
Objective 6.1 Continue and improve efforts to upgrade the visual qualities of developed property.
Implementation The design guidelines contained in the Murdock Alberhill Ranch Specific Plan provide criteria
to ensure that developed property will have a rural quality that is enhanced.
Objective 6.2 Identify and encourage preservation of areas or structures with historical significance.
Implementation No buildings existing on the project site have been identified as worthy of preservation.
Circulation Goals and Objectives
GOAL 1.0 To provide a street network to move people and goods safely and efficiently throughout Lake
Elsinore.
Objective 1.1 Maintain a minimum level of Service C at intersections during non-peak hours and level of
service D at intersections during peak hours.
Implementation Roadways within the Murdock Alberhill Ranch Specific Plan area have been designed to
maintain or exceed minimum levels of service established by the city.
Objective 1.2 Establish measures to minimize unsafe circulation conditions.
Implementation Unsafe circulation conditions will be minimized by the circulation plan and design standards
provided in the Murdock Alberhill Ranch Specific Plan.
Objective 1.3 Preserve the quality of residential neighborhoods by maintaining the legally enforceable speed
limits and by discouraging the flow of truck traffic and through traffic.
Implementation The residential quality of neighborhoods within the Murdock Alberhill Ranch Specific Plan
area will be preserved by the design of roadway facilities.
GOAL 2.0 To promote a public transportation system that is safe, convenient, and effective.
Objective 2.1 Develop a strategy to meet the needs of the transit-dependent residents and visitors of the city.
Implementation Transit facilities such as benches, shelters, and pedestrian access will be provided along
expanded transit routes as they are developed by the City or other agencies.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 17
Circulation Goals and Objectives
GOAL 3.0 To promote alternatives to motorized transportation.
Objective 3.1 The city shall promote the design and location of future land uses to encourage access by
non-automotive means.
Implementation The Murdock Alberhill Ranch Specific Plan provides for bike lanes to promote non-automotive
travel.
GOAL 4.0 To provide a supply of parking to meet the needs of residents and visitors to the city.
Objective 4.1 Ensure that the public parking needs of the city are met.
Implementation As required by the City, adequate public parking will be provided with the Murdock Alberhill
Ranch Specific Plan Area.
Housing Goals and Objectives
GOAL 1.0 To provide decent housing opportunities and a satisfying living environment for residents of
Lake Elsinore.
Objective 1.1 Achieve the construction 1,352 new housing units during the next five years. (This objective
equals the market rate demands plus 20 percent of the non-market rate need.)
Implementation The Murdock Alberhill Ranch Specific Plan will provide a wide variety of and range of new
housing units within the City.
GOAL 2.0 To conserve and improve the condition of the existing affordable housing stock.
Objective 2.1 Encourage conservation of existing affordable rental housing throughout the city, including
dwelling occupied by households assisted through local, state, or federal programs.
Implementation Implementation of the Murdock Alberhill Ranch Specific Plan will not interfere with the City’s
efforts to conserve the existing affordable housing stock.
Objective 2.2 Prevent the physical decline of existing residential neighborhoods.
Implementation Implementation of the Murdock Alberhill Ranch Specific Plan will not interfere with the City’s
efforts to rehabilitate and protect the existing housing stock.
Objective 2.3 Achieve the rehabilitation of 50 dwelling units during the next five years.
Implementation Implementation of the Murdock Alberhill Ranch Specific Plan will not interfere with the City’s
efforts to rehabilitate and protect the existing housing stock.
GOAL 3.0 To assist in the development of housing to meet the needs of low and moderate income
households.
Objective 3.1 Facilitate the development of at least 200 dwelling units during the next five years to provide
the city’s fair share of low and moderate income households in accordance with Article 10.6
of the California Government Code.
Implementation The Murdock Alberhill Ranch Specific Plan provides for housing which ranges from apartment
to large single family homes, thereby providing a range and variety of housing types priced
and sized to meet community needs.
GOAL 4.0 To address, and where appropriate and legally possible, constraints to the maintenance
improvement, and development of housing.
Objective 4.1 Achieve reasonable processing times and fees and encourage incentives for the provisions of
quality housing opportunities.
Implementation This objective is a matter for City implementation and does not call for implementation
through the Murdock Alberhill Ranch Specific Plan.
18 | II. SPECIFIC PLAN INTRODUCTION
Housing Goals and Objectives
GOAL 5.0 To promote housing opportunities for all persons regardless of race, religion, sex, marital
status, ancestry, national origin, or color.
Objective 5.1 Coordinate with state and country agencies involved in ensuring compliance with fair housing
laws.
Implementation The developer of the Murdock Alberhill Ranch Specific Plan area will cooperate with all City,
County, and State agencies in enforcing fair housing laws.
GOAL 6.0 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.
Objective 6.1 Evaluate each residential proposal of more than 50 dwelling units for opportunities to
conserve energy.
Implementation Energy conservation will be taken into account in the site plan and design phases of
development allowed by the Murdock Alberhill Ranch Specific Plan.
Noise Goals and Objectives
GOAL 1.0 To reduce noise impacts from transportation noise sources.
Objective 1.1 Reduce transportation noise through a variety of methods, including coordination with various
agencies, proper design of transportation facilities, and coordination of traffic routing.
Implementation Anticipated noise levels generated by project traffic will not exceed City standards. Adequate
landscape and building setback will insure noise attenuation.
GOAL 2.0 To incorporate noise considerations into land use planning decisions.
Objective 2.1 Establish acceptable limits of noise for various land uses throughout the community.
Implementation The project will comply with all City noise standards and requirements for land uses within the
project.
GOAL 3.0 To develop measures to control non-transportation noise impacts.
Objective 3.1 Reduce noise generated by non-transportation sources.
Implementation The project will comply with all City noise standards and requirements for non-transportation
noise services within the Murdock Alberhill Ranch Specific Plan Area.
3.0 ENVIRONMENTAL SETTING
3.1 LOCATION AND EXTENT
Murdock Alberhill Ranch is located approximately 50 miles southeast of Los Angeles in Riverside County in the City of Lake
Elsinore. The specific plan area contains approximately 511.4 567.2 acres situated in the northwestern portion of the City
of Lake Elsinore (Exhibit 2).
3.2 EXISTING PHYSICAL CONDITIONS
The following is a brief description of the existing physical conditions at Murdock Alberhill Ranch. In the following description,
all references to the site include only those parcels that will be covered by the Murdock Alberhill Ranch Specific Plan.
Historically, the project site and adjacent areas have been subjected to mining activities. Clay and coal were discovered in
the project vicinity in the 1800s. As Exhibit 3 illustrates, the majority of properties north of the project site are undeveloped
or were used for past mining activities. To the east, low density residential development exists. The predominant type of
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 19
housing is single-family detached south of the project site. To the west of Planning Area #3, Pacific Clay Products-operates
its ceramic factory near the Lake street interchange. Clay mining operations also are in process in this area. The majority
of recent development has occurred south and west of the site.
In addition to several large single family subdivisions, remaining land uses south of the project site in the Terra Cotta area
consist of very low density residences. In the vicinity of Collier Avenue, industrial uses are developing near the freeway.
A number of Specific Plans have been approved in the vicinity of the Murdock Alberhill Ranch Specific Plan area, including:
Horsethief Canyon (to the northwest), North Peak, Ramgate, and Tuscany Hills (to the east).
1. GEOLOGY AND LANDFORM
A. Topography and Slope - The project site is located adjacent to the foothills of the Santa Ana Mountains in southwestern
Riverside County. Elevations range from 1,200 feet above sea level in Planning Area #3 to a range from 1,300 feet to
1,600 feet in Planning Area 2, and from 1,300 feet to 1,800 feet in Planning Area #1 (Exhibit 4). Planning Area #3
is generally a level site, whereas Planning Areas #l and #2 contain rolling hills with some slopes exceeding 251.
Exhibit 5 shows the distribution of slope categories within the project site.
B. Regional Geology - The project site is located at the southeast end of the Temescal Valley, which is situated along the
southwest boundary of the Perris Peneplain. Igneous and Metamorphic rocks form the basement complex which is
overlain by Tertiary and Quaternary age marine and non-marine sediments. The geologic structure of the southern
Temescal Valley is characterized by a complex of northeast-trending faults which have developed in response to
tectonic activity along the Elsinore fault zone.
C. Local Geology - The geology of the site includes Santiago Peak Volcanics, Alluvium, and the Pauba Formation in
Planning Areas #l and #2 and Alluvium in Planning Area #l (Exhibit 6). According to geotechnical investigation
conducted for Alberhill Ranch, the project site is suitable for development from a geotechnical standpoint.
D. Mining Operation - Clay and coal were discovered in the Murdock Alberhill Ranch Specific Plan area around the
1880s. All tunnels and shafts created during the mining operations have either been removed or sealed. Except for the
future removal of stockpiles, on-site area clay mining activity has ceased. Before development of mined areas occurs,
all mined areas of the Murdock Alberhill Ranch Specific Plan area will be regraded for development in accordance with
the City of Lake Elsinore Surface Mining and Reclamation Ordinance.
E. Soils - The Murdock Alberhill Ranch Specific Plan site contains numerous soil types divided into two dozen soil series.
The majority of these project soils have textures ranging from loams, to loamy sands, to gravelly loams. These soils are
generally moderately deep to shallow, with low to high erosion hazard. The soils’ permeability ranges from low to high,
depending upon texture, relative density, and ground slope.
Based on a field exploration the native soils and fill soils composing a majority of the site should be readily gradable
with conventional earthmoving equipment. Some ripping may be required in areas underlain with bedrock formations.
In addition, excavation exceeding depths of 30 to 60 feet in some areas will require blasting. Some erosion has
occurred on site in areas of sparse vegetation; however, this erosion can be controlled by planting and properly
constructing drainage systems.
F. Seismicity - The project site is located in the vicinity of the Whittier-Elsinore Fault Zone, which has a continuous record
of seismic activity. The Elsinore Fault Zone lies mostly along the southwestern side of the rift-like feature known as the
Elsinore Trough, bordering the Santa Ana and Elsinore Mountains on the northeast. The northwestern part of the fault
zone cuts diagonally west-northwest, away from the trough, across the northwesterly base of the Santa Ana Mountains.
20 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 2,Regional Location
I. SPECIFIC PLAN SUMMARY | 21
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 3, Existing and Approved Land Uses
22 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 4, Elevation Analysis
I. SPECIFIC PLAN SUMMARY | 23
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 5, Slope Analysis
24 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 6, Geology Map
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 25
The most active portions of the Elsinore Fault Zone appear to be in the Main Street, Glen Ivy South, Wildomar, and
Glen Ivy North segments from the northwestern to southeastern ends of Lake Elsinore. The Glen Ivy fault passes
immediately southwest of the project site. The Murdock Alberhill Ranch Specific Plan is not within an Alquist-Priolo
Zone, and contains no active faults.
A moderately large earthquake (estimated magnitude 6.0) took place in the Elsinore Fault Zone in 1910, in the
Temescal Valley area, and earthquakes of that magnitude can be expected in the future. Figures indicate that recorded
magnitudes within 1.5 miles of the Alberhill Ranch Specific Plan site do not exceed Richter Magnitude 5.4.
2. HYDROLOGY AND DRAINAGE
A. Surface Drainage - The project site is located within the extensive Upper Santa Ana Valley watershed which extends to
the main divide of the Santa Ana Mountains south of Trabuco Creek. Drainage from the site is tributary to the Santa
Ana River through Temescal Creek, which ultimately flows into the Pacific Ocean near Newport Beach in Orange
County. Temescal Creek is the main drainage course near the site. It collects runoff from the Walker Canyon area which
encompasses slopes both east and west of I-15. One hundred year storm runoff in this area is 11,500 cubic feet per
second (cfs). In addition, drainage flows from Rice Canyon, east of Horsethief Canyon, generally follows the Lake Street
alignment along the site northwestern boundary, and into Walker Canyon contributing 3,800 cfs to the flow. From
there, drainage flows west to the Prado Flood control Basin near corona. Hydrologic conditions associated with the
project site are shown in Exhibit 7.
Existing Federal Emergency Management Agency (FEMA) data does not include the project area. Since no FEMA
mapping bas been conducted on the site, no 1OO-year floodplain has been established for either Walker or Rice
canyons. Also, according to the Riverside County Flood control District, the Northwestern Elsinore Drainage Plan only
covers watershed south of Rice Canyon that feeds into Lake Elsinore at the downtown outflow. Nonetheless, a Flood
Insurance study conducted for the City of Lake Elsinore indicates that Walker Canyon (Temescal Creek) to Nichols Road
would be subject to flooding at a peak exit flow rate of 5,600 cfs in a 1OO-year storm (Q-100) (flooding 20.4 square
miles), and that 2.8 square miles of Rica Canyon would potentially flood at a peak exit flow rate of 1,900 cfs in Q-1OO
conditions.
B. Groundwater - Groundwater storage is continually being replenished by deep water percolation caused by precipitation
and stream flow. The depth to groundwater surface is typically determined by existing on-site water wells. However, no
wells are known to be present on the site and no groundwater was encountered in any exploration pits during field
analysis conducted for Alberhill Ranch.
3. VEGETATION AND WILDLIFE
A. Biotic communities - Several biotic communities are found on-site. Biotic communities which can be found on the
Murdock Alberhill Ranch site are shown in Exhibit 8, and described below.
1. Coastal Sage Scrub. Native coastal sage scrub is found over the steeper hillsides on sit. Coastal sage scrub
supports a moderate diversity of wildlife in comparison to other habitats in Southern California. However, vegetative
productivity is normally high and large numbers of individuals of each pieces are usually found. During field
analysis conducted for the Alberhill Ranch environmental documentation, several species of lizards and snakes
were observed or were identified as expected including side blotched lizard, western fence lizard, spiny granite
lizard, gopher snake, red diamond rattlesnake, and red racer. Rodents and other small mammals are also abundant.
The more common species observed and expected are deer mouse, botta pocket gopher, pacific kangaroo rat,
audubon cottontail, and beechey ground squirrel.
26 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 7, Existing Hydrology
I. SPECIFIC PLAN SUMMARY | 27
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 8, Biology Map
28 | II. SPECIFIC PLAN INTRODUCTION
2. Introduced Grassland. Introduced grassland is a vegetation type that replaces native communities following
dryland farming, heavy grazing, and other artificial clearing. Relatively large introduced grasslands are found on
the more gentle south-facing hillsides of the site. Large open expanses of grassland-support a limited diversity of
wildlife, but those that are present are normally abundant. No amphibian species are expected in this dry disturbed
habitat. The side-blotched lizard, western fence lizard, red diamond rattlesnake and gopher snake are the
characteristic reptiles of this community. The latter two species as well as larger mammalian predators, such as
coyote, fox and bobcat, are supported by abundant population of rodents and small mammals and birds.
3. Blueline Stream. Blueline steams are found along drainage courses throughout California where moisture is at or
near the surface on a year-round basis. These conditions are favorable for the establishment of a rich cover of
trees, shrubs, herbs, and grasses. Blueline steams are found along drainage courses near the project site, and a
blueline stream exists within the boundaries of Murdock Alberhill Ranch in Planning Area 3.
4. Disturbed Ruderal. This biotic community has been completely altered from its native condition. Alterations have
been so intensive that large expanses of bare ground exist today. What little vegetation does exist is scattered and
characterized by plant species commonly considered to be roadside weeds. This condition of intensive and/or
frequent disturbance supporting sparse non-native vegetation is termed “ruderal.”
5. Wildlife habitat values of ruderal vegetation are extremely low due to the lack of cover, nesting/denning areas and
food resources. Only a handful of species are expected and most of these are considered to be transitory only.
B. Rare/Endangered Species - The Stephens’ kangaroo rat, whose range includes the study area (California Department
of Fish and Game, 1982), has been provided protection by the Endangered Species Act of 1973.
In order to determine the presence or absence of the species on site, a trapping program was undertaken. The results
of the trapping program found evidence of SKR habitat in scattered localities. Development of areas which are presently
occupied by the Stephens’ kangaroo rat will eliminate the species presently on-site. Due to the small size of the
Stephens I kangaroo rat population on the project site, long-term preservation of the species is unlikely.
Since the Stephens’ kangaroo rat ls on the Federal and State Endangered Species list, development of the Murdock
Alberhill Ranch in the Stephens kangaroo rat range will require a ”permit to take” from the U.S. Fish and Wildlife
service. In addition, the project will be in accordance with the mitigation fee program adopted by the city of Lake
Elsinore.
The least Bell’s vireo is an endangered wildlife species which also may be present within the study area, associated with
the dense riparian habitat along Temescal Creek. This species may exist in the Temescal canyon area because the
species characteristically inhabits dense willow thickets. Historically, this species was found throughout California in
expansive riparian habitats. Today, however, the past loss of riparian habitats has limited its distribution to relatively few
areas.
4. ARCHAEOLOGY/PALEONTOLOGY
A search of the archaeological site records on file at the Archaeological Research Unit (ARO), University of California,
Riverside, during environmental analysis conducted for the Alberhill Ranch project approval, did not locate any recorded
archaeological sites within the project boundaries.
A possible remnant of the historical use at the intersection of Nichols and Terra Cotta Roads may be impacted by project
development.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
II. SPECIFIC PLAN INTRODUCTION | 29
3.3 SUMMARY OF EXISTING CONDITIONS
Exhibit 9 shows the summary of physical constraints to development of the Murdock Alberhill Ranch site.
Slopes of 25% or greater may be found at several locations on the site. The 25% slopes may be sensitively recontoured to
blend into the natural topography. This recontouring will also eliminate areas of the property disturbed by mining. Stephens
kangaroo rat habitat also may be found at several locations on the site. The developer will be required to pay fees in
accordance with the City’s Stephens kangaroo rat mitigation ordinance and obtain a 10(a) permit. A blueline stream exists
in Planning Area #3. Permits will be required for streambed alteration as a part of project development.
30 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 9, Constraints Summary
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 31
III. SPECIFIC PLAN DESCRIPTION
4.0 OBJECTIVES OF THE MURDOCK ALBERHILL SPECIFIC PLAN
Several fundamental objectives have guided the preparation of the Murdock Alberhill Ranch Specific Plan. They are:
• Provide sufficient area for both active and passive recreation in conjunction with open space areas throughout the
project area;
• Utilize state-of-the-art grading techniques which minimize the intrusion of development into natural open space areas
and which maintain, to the greatest extent possible, existing natural terrain and significant topographic features;
• Minimize the extent of environmental impacts resulting from the development of this project and provide substantial
mitigation for all adverse effects;
• Provide opportunities for regional/sub-regional commercial/industrial development which do not conflict or compete
with the City’s downtown development potential;
• Provide attractive neighborhoods which offer a wide range of housing opportunities; and
• Provide the public facilities and improvements necessary to accommodate the ultimate buildout of the project and to
maintain a quality level of service for its residents.
I. SPECIFIC PLAN SUMMARY | 3232 | III. SPECIFIC PLAN DESCRIPTION
5.0 LAND USE PLAN
5.1 DESCRIPTION OF THE LAND USE PLAN
The land use plan for Murdock Alberhill Ranch, as shown in Exhibit 10 and as detailed in Table 3, is based upon a
comprehensive evaluation of the environmental and physical factors described in the preceding sections.
TABLE 3: MURDOCK ALBERHILL RANCH SPECIFIC PLAN STATISTICAL SUMMARY
Land Use Acres Density Dwelling Units FAR SQFT
R-SF 254.4 173.0 3.8 3.9 963 680
R-M 88.2 3.6 315
R-2 69.0 12.4 857
R-3 10.3 30.5 20.119.9 207 607
C-1/R3*13.9 24.0*334*0.5 302,742
I 60.6 0.45 1,187,881
C-SP 16.9 16.7 2.0 1,472,328
1,454,904
ES/P 11.4
P 27.2 28.4
OS 53.8 39.5
Roads 40.4
Private Parks 7.1 5.5
Tank Site 3.3
Utilities 0.8
Total 511.4 567.2 2.9/3.5* 4.3 1485/1819*
2,459
1,775,070
2,642,785
* Figures reflect multi-family development option.
5.2 PLANNING AREA 1 (MURDOCK ALBERHILL RANCH - CENTRAL)
Planning Area 1 (Exhibit 10) represents the central portion of Murdock Alberhill Ranch. Planning Area 1 is located south of
Nichols Road (except for 4 acres at Terra Cotta Road) and east of Lake Street.
Planning Area 1 will consist of 1,536 1,202 residential units, with project densities ranging from 3.2 to 24.0 19.7 dwelling
units per gross acre. A 20.1 net 22.4 gross acre community park, five private recreation facilities, a greenbelt paseo, and
open space areas along the southern hill are also included in this planning area. On Nichols Road at Terra Cotta Road
two parcels will be reserved for commercial uses oriented towards the needs of local residents. The neighborhood
commercial sites include a R-3 multi-family development option. The R-3 multi-family overlay provides the potential for 334
additional dwelling units for a total of 1,536 within Planning Area 1.Lastly, 60.6 gross acres have been designated for
industrial use totaling 1,187,881 sq.feet.
5.3 PLANNING AREA 2 (MURDOCK ALBERHILL RANCH - EAST)
Planning Area 2 (Exhibit 10) is located to the east of Planning Area 1 on the north side of Nichols Road near I-15. It is
designated R-SF R2 and R3, with a an average density of 3.9 12.8 dwelling units per acre. Planning Area 2 will consist of
283 single family residential dwelling units 857 R2 and 400 R3 dwelling units. In addition, this planning area contains a
I. SPECIFIC PLAN SUMMARY | 32 I. SPECIFIC PLAN SUMMARY | 33
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 10, Land Use Plan
34 | INTRODUCTION
N.T.S.Exhibit 10, Land Use Plan
NORTH
WATER BOOSTER STATION
0.3 AC GROSS
O.S.
0.5 AC GROSS
PRIVATE PARK (PASEO)
0.8 AC
OS
34.6 AC GROSS
PRIVATE PARK NO. 3
0.9 AC GROSS
O.S.
1.2 AC GROSS
PRIVATE PARK NO. 4
0.3 AC GROSS
PRIVATE PARK NO. 5
0.5 AC GROSS
PRIVATE PARK NO. 2
1.3 AC GROSS
TANK SITE
0.9 AC
PRIVATE PARK NO. 1
1.7 AC
SEWER LIFT STATION
0.5 AC GROSS
TANK SITE
2.4 AC GROSS
PLANNING AREA 1
PLANNING AREA 2
PLANNING AREA 3
R-3
10.5 AC GROSS
207 DU
19.7 DU/AC
RSF
53.4 AC GROSS
222 DU
4.2 DU/AC
R-M
23.6 AC GROSS
110 DU
4.7 DU/AC
C-SP
16.7 AC GROSS
P
PUBLIC PARK
22.4 AC GROSS
20.1 AC NET
ES
ELEMENTARY
SCHOOL
11.4 AC GROSS
10.5 AC NET
R-M
64.6 AC
205 DU
3.2 DU/AC
I
60.6 AC GROSS
RSF
43.4 AC
163 DU
3.8 DU/AC
RSF
22.9 AC
87 DU
3.8 DU/AC
RSF
53.3 AC
208 DU
3.9 DU/AC
R-3
20.0 AC
400 DU
20.0 D\U/AC
PUBLIC PARK (PASSIVE)
6.0 AC GROSS
R-2
32.0AC
457 DU
14.3 DU/AC
R-2
37.0 AC
400 DU
10.8 DU/AC
O.S.
2.0 AC GROSS LAKE STREETLINCOLN STREETNICHOLS ROAD
N
I
C
H
O
L
S
R
O
A
DLAKE STREETSTREET B
A
L
B
ERHIL L R A N C H ROADLAKE STREETTERRA COTTAROADR
E
A
L
I
G
N
ED TEMESCAL CANYON ROA D
KINGS HIGHWAY PIERCE STREETBAKER STREET
PROPOSED REALIGNMENT
NOTE: RESIDENTIAL LAND USE DESIGNATIONS ARE
CONSISTENT WITH LAKE ELSINORE GENERAL PLAN,
ADOPTED DECEMBER 13, 2011
1.KINGS HIGHWAY MAY BE VACATED AND INCORPORATED INTO THE PROJECT BOUNDARY.
*PRIVATE RECREATION AREA INCLUDED IN SUBAREA J. SIZE OF PRIVATE RECREATION AREA WILL BE DETERMINED DURING THE DESIGN REVIEW STATE.
O.S (TEM CREEK)
1.2 AC GROSS
EXISTING TEMESCAL
CANYON ROAD
1 Kings Highway may be vacated and incorporate into the project boundary.
1
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 35
4.8 6.0 gross acre public park site, a private park site an approximately 18 2.0 gross acre basin, and an approximately 1.2
gross acre of open space.
5.4 PLANNING AREA 3 (MURDOCK ALBERHILL RANCH - NORTH)
Planning Area 3 (Exhibit 10) consists of 16.9 16.7 gross acres of specific plan district commercial (C-SP) and 1.2 gross acres
of open space (OS) uses located on the south north side of realigned Temescal Canyon Road (TCR) at Lake Street. The
intent of this zoning designation C-SP is to provide office, retail, commercial, and light industrial uses that are relatively free
of nuisance or hazardous characteristics and to protect areas designated for C-SP from intrusion by residential and other
inharmonious uses. The OS areas have been conceyed to the city to be used as biological mitigation for building the TCR
Bridge. See Section 8.5 for uses allowed within this designation in Murdock Alberhill Ranch.
5.5 LAND USE COMPONENTS
Murdock Alberhill Ranch Specific Plan land use designations of C-1 and R-3 are Industrial is the same as those the land
use designations in the City of Lake Elsinore General Plan. Other land use designations discussed below are tailor-made
for the Murdock Alberhill Ranch Specific Plan.
1. RESIDENTIAL USES
A variety of housing types and densities will be accommodated within the project. Overall, the project is Low Density, in
keeping with the residential character of development immediately adjacent to the project site and consistent with the
General Plan concept of providing lower densities diverse housing options tailored to residents of varying income levels at
the perimeter of the City.
2. COMMERCIAL USES
A combination of neighborhood-oriented and freeway-oriented commercial uses are contemplated within the project.
Within the interior of the project, commercial sites are located at major intersections to provide convenient access to the
residents in Murdock Alberhill Ranch. At freeway interchanges (Planning Area 3), a mix of commercial retail and business
park uses will be accommodated. Such commercial uses will include support services for office and business park uses in
addition to freeway-oriented retail and service commercial uses and light industrial uses. The freeway-oriented and business
park uses will serve a more regional market area.
3. PUBLIC FACILITIES
Adequate public facilities will be provided for the residents of Murdock Alberhill Ranch. An 11.4 acre elementary school site
is provided in Planning Area 1. The elementary school is located away from major thoroughfares to minimize potential
conflicts between motorists and pedestrians.
In addition, a 22.1 22.4 gross acre community park site has been located in Planning Area 1 to provide facilities for
residents of Lake Elsinore in addition to the Murdock Alberhill Ranch community. The community park site within Murdock
Alberhill Ranch is located at the intersection of Nichols Road and Lake Street.
4. CIRCULATION
The circulation system serving the Murdock Alberhill Ranch Specific Plan area is designed to utilize existing roadways and
to improve facilities in keeping with the City’s General Plan street classifications. Internal circulation systems are designed
to follow natural topography as much as possible while providing efficient and convenient access within the project with the
36 | III. SPECIFIC PLAN DESCRIPTION
minimum roadway width. Landscaped medians and parkways will be provided to enhance the streetscape and help define
the hierarchy of roadways serving the project.
5.6 RESIDENTIAL
Three Four categories of residential land use are provided within the Murdock Alberhill Ranch Specific Plan. Densities range
from 3.6 to 24.0 3.2 to 20.0 dwelling units per gross acre.
A total of 1,485 (1,819 with multi-family development option) 2,459 dwelling units is proposed in the categories described
below:
1. R-SF SINGLE FAMILY RESIDENTIAL
The R-SF category is consistent with the Low Medium Density Residential designation of the General Plan. This category is
intended primarily for conventional single family development. The overall density in this category is approximately 3.8 3.9
du/ac. A total of 963 680 units on 254.4 173.0 acres are designated R-SF within Murdock Alberhill Ranch as shown on the
land use plan (Exhibit 10).
2. R-M SINGLE FAMILY RESIDENTIAL
The R-M category is consistent with the General P1an’s Low Medium Density Residentia1 designation. This category is
intended to allow a variety of housing types, including single family detached dwellings, zero lot line dwellings, and attached
townhouses. A total of 315 units on 88.2 acres is designated R-M within Murdock A1berhill Ranch as shown on the 1and
use plan (Exhibit 10).
3. R-2 SINGLE FAMILY RESIDENTIAL
The R-2 category is consistent with the General P1an’s Medium Density Residentia1 designation. This category provides for
single family detached and attached homes, duplexes, triplexes, fourplexes, multi-family residential units, group quarters,
public and quasi-public uses, and similar and compatible uses. A total of 857 units on 69.0 acres is designated R-2 within
Planning Area 2 as shown on the 1and use plan (Exhibit 10).
4. R-3 MULTI-FAMILY RESIDENTIAL
The R-3 category is consistent with the General Plan’s High Density Residential designation. This category is intended to
allow multi-family apartment and condominium projects. The overall density wil1 average approximately 20 du/ac. A total
of 207 607 units on 10.3 30.5 acres is designated R-3 within Murdock Alberhill Ranch as shown on the land use plan
(Exhibit 10). See section 5.7, Commercial Uses, regarding the R-3 multi-family overlay for C-1 Neighborhood Commercial
sites within Murdock A1berhill Ranch.
5. RESIDENTIAL DENSITY AND POPULATION
Within the project area, a variety of residential densities and housing types are proposed. A total of 1,485 2,459 dwelling
units will be provided in the project area which encompasses 511.4 567.2 acres. The overall residential density on a gross
acreage basis is therefore 2.9 4.3 dwelling units per acre. This density is consistent with similar Specific Plan areas designated
in the City’s General Plan including Ramsgate at 2.5 du/ac, North Peak at 2.4 du/ac, and Centex at 2.9 du/ac. If the multi -
-family development option is implemented, a total of 1,819 residential dwelling units will be provided and the overall
residential density will become 3.5 dwelling units per acre.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 37
Population projections established by the City of Lake Elsinore in the calculating park dedication requirements indicate a
factor of 3.22 persons/dwelling unit for single family, 2.71 persons/dwelling unit for duplex/medium-low density, and 2.2
persons per dwelling unit for apartments/condos. Utilizing these factors, the anticipated population generated by Murdock
Alberhill Ranch at buildout is consistent with the City of Lake Elsinore General Plan and is projected in Table 4.
TABLE 4: MURDOCK ALBERHILL RANCH SPECIFIC PLAN BUILDOUT POPULATION PROJECTIONS
Category Land Use Dwelling Units Population1
R-SF Single Family Residential 963 680 3,100 2,190
R-M Single Family Residential 315 854
R-2 Single Family Residential 857 2,322
R-3 Multi-Family Residential 207 607 455 1,335
Total 1,485 2,459 4,409 6,701
C-1/R3*Multi-Family Overlay 334*735
Total 1819*5,144
* Figures reflect multi-family development option.
1 Projections derived from City of Lake Elsinore Resolution No. 91-42, adopted May 1991.
5.7 COMMERCIAL
Two categories of commercial use are provided within the Murdock Alberhill Ranch Specific Plan. Neighborhood commercial
and office and business park uses are proposed. These land use categories are described in more detail below. In general,
the neighborhood commercial C-1 centers will serve primarily the project residents and those persons living in the area
immediately surrounding the project.
Larger commercial centers and those with a broader range of uses (e.g., office commercial/business park C-SP developments)
will generally attract consumers from a wider area than will the neighborhood center. The C-SP center will serve a more
city-wide and regional function.
1. C-SP COMMERCIAL - SPECIFIC PLAN
This category is intended to accommodate mixed use development projects with a freeway orientation.
The predominant uses would be retail and service commercial in conjunction with business park uses, such as research and
development, limited manufacturing, office and administrative uses.
Business support services are also compatible within this category. A total of 16.9 17.9 acres have been designated at the
freeway interchange at Lake Street/I-15 within the project area.
2. C-1 NEIGHBORHOOD COMMERCIAL
This category is intended primarily to provide retail and commercial services for the project area, and nearby residents in
the immediate vicinity surrounding the project. Neighborhood centers, in general, will contain a supermarket as the principal
anchor tenant, and may also contain drug stores, gift shops, book stores, cleaners, and other related uses. Commercial
office uses are also compatible within neighborhood commercial centers. A total of 13.9 acres of neighborhood commercial
development is provided at the intersection of Nichols Road and Terra Cotta Road, central to the adjacent neighborhood
areas for the convenience of the residents.
38 | III. SPECIFIC PLAN DESCRIPTION
The C-1 Neighborhood Commercial sites within the Murdock Alberhill Ranch have an R-3 multi-family development option.
The R-3 multi-family overlay establishes the potential for 334 additional dwelling units.
Prior to development of the C-1 Neighborhood Commercial sites, a feasibility analysis will be undertaken to determine
whether the R-3 Multi Family Development Overlay Option should be exercised. The analysis will evaluate land uses in the
vicinity of the C-1 Neighborhood Commercial sites and evaluate marketing considerations to determine appropriate land
uses.
Subject to design review approval, the multi family development option may be permitted in the C-1 District in conformance
with the development regulations/standards of the R-3 District. Exercise of the R-3 overlay option shall not require any
further amendment to the Specific Plan.
5.8 INDUSTRIAL
This category is intended to accommodate office and administrative uses, light industrial, industrial parks, warehouses,
manufacturing, research and development, office-based firms, including office support facilities, restaurants, medical
clinics, public and quasi-public uses, and similar and compatible uses. A total of 60.6 acres have been designated at the
south of Nicols between Terra Cotta Road and Baker Street within the Planning Area 1.
5.9 PUBLIC FACILITIES
1. NEIGHBORHOOD AND COMMUNITY PARKS
A major element of the Murdock Alberhill Ranch Specific Plan is the open space and recreational amenities offered. The
Murdock Alberhill Ranch Specific Plan proposes to devote nearly 17.2% 13% of the total Specific Plan acreage to parks and
open space. According to Resolution No. 91-42 of the City of Lake Elsinore, 5 acres of park land must be dedicated for
every 1,000 residents.
The Murdock Alberhill Ranch Specific Plan provides for approximately 34.3 33.9 gross acres of park land and 53.8 42.8
(including 3.3 gross acres of tank sites) gross acres of passive open space. In addition, the multi-family areas will be
required to provide recreational facilities. All dedications will be in accordance with Resolution No. 91-42.
The types of recreational facilities to be provided in the Murdock Alberhill Ranch Specific Plan area are described below.
Neighborhood Park:
Murdock Alberhill Ranch Specific Plan provides for one 4.8 6.0 gross acre neighborhood park in Planning Area 2. The
Neighborhood Park is adjacent to Nichols Road and is easily accessible to residents of the Murdock Alberhill Ranch Specific
Plan as well as the general community.
The types of facilities which are appropriate for the neighborhood park include the following:
A. Sports field
B. Tot lot lawn area
C. Restrooms
D. Parking facilities
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 39
Community Park Site:
A 22.4 gross acre community park site has been designated at the intersection of Nichols Road and Lake Street, and will
accommodate a variety of playfields, sports courts and other recreational amenities.
Private Parks:
Six Five private park facilities and a paseo comprising a total of 7.1 5.5 gross acres will be developed in Planning Areas 1
& 2 to serve the residential neighborhoods within the Specific Plan. Additional private recreational areas will be provided
within R-3 in Planning Area 2. The size of such areas will be determined during the design review stage.
2. OPEN SPACE
Approximately 53.8 36.3 gross acres within the Murdock Alberhill Ranch Specific Plan area have been designated as
permanent open space in Planning Areas 1 & 2. This area These areas will be left in its natural condition, except for
development associated with the construction of the 3.3 gross acre tank sites. In those areas where remedial grading
disturbs natural vegetation, the slopes will be revegetated with either indigenous plant materials or other appropriate native
materials.
In open space areas adjacent to development, fuel modification zones will be established utilizing fire retardant and fire
resistant plant materials. Landscaping and revegetation plans will be reviewed with the County Fire Department to ensure
fire protection in areas prone to grassland and range fires. Developed recreational facilities are not proposed within natural
open space areas.
3. SCHOOLS
The Murdock Alberhill Ranch Specific Plan provides for one elementary school site. This school site within the Murdock
Alberhill Ranch Specific Plan has been provided in accordance with the Lake Elsinore Unified School District (LEUSD), and
will be made available for purchase, in accordance to State regulations. An effort has been made to provide a schoo1 site
bounded on three sides by streets, subject to LEUSD requirements.
The e1ementary schoo1 site in the Murdock A1berhi11 Ranch inc1udes joint use with the adjacent Community Park. The
e1ementary schoo1 wi11 be 11.4 gross acres in size. A 10.5 acre (net) pad wil1 be provided in accordance with LEUSD
criteria for the e1ementary school site. The site has been located adjacent to Nichols Road and A1berhi11 Ranch Road, and
is in c1ose proximity to residentia1 deve1opments to reduce vehicular trips. Both pedestrian and bicycle access wi11 be
provided between residentia1 areas and the schoo1 site, as shown on Exhibit 18.
4. COMMUNITY ELEMENT MAINTENANCE PLAN
Successful community maintenance operations are important in providing for a qua1ity specific plan project. Community
elements and maintenance responsibility are listed below.
A. Parks and Open Spaces
All open space and park areas which are private recreational facilities directly associated with a particular residential
development will be maintained by a homeowners’ association. All open space and park areas which are not associated
with a particular residentia1 development will be dedicated to the City for ownership and maintenance.
B. Expanded Parkways
All expanded parkways that are within designated rights-of-way will be dedicated to the City for ownership and maintenance.
Any parkway areas outside the pub1ic right-of-way will be maintained by a homeowners’ association.
40 | III. SPECIFIC PLAN DESCRIPTION
C. Pedestrian
The maintenance of sidewalks will be the responsibility of the City, since they will be dedicated for public use. Pedestrian
walkways outside the public right-of-way will be maintained by a homeowners’ association.
5.10 CIRCULATION PLAN
The circulation system serving the Murdock Alberhill Ranch Specific Plan area and adjacent areas as illustrated in Exhibit
11 will utilize the existing street network in the area with appropriate improvements to adequately handle projected increased
traffic.
The major streets serving the project are discussed below. Nichols Road (Coal Road) will be realigned to become a Major
Street which will ultimately connect Lake Street (Robb Road) with Interstate 15. Terra Cotta Road will be improved from the
intersection of Nichols Road to the project boundary. A new collector Street “A” (Alberhill Ranch Road) will improve road
access between Lake Street (Robb Road) and Nichols Road (Coal Road). A new collector Street “B” will provide the
residents and visitors access from Nichols Road to Planning Area 2.
1. INTERSTATE 15 INTERCHANGES
Freeway interchanges exist at Lake Street on the north side of Alberhill Ranch, and Nichols Road on the southeast. The
current improvements at these interchanges are under-utilized and will accommodate anticipated increases in project
related traffic, with certain improvements.
2. LAKE STREET
Freeway interchanges exist at Lake Street on the north side of Alberhill Ranch, and Nichols Road on the southeast. The
current improvements at these interchanges are under-utilized and will accommodate anticipated increases in project
related traffic, with certain improvements.
The Lake Street/Temescal Canyon Road intersection will be improved to Urban Arterial standards with a 140-foot right-of-
way, 14-foot raised median, and two foot travelways as illustrated in Exhibits 11 and 12.
Lake Street (Robb Road) to the north and south of Nichols Road (Coal Road) is currently two lanes. At buildout, this portion
of Lake Street will be improved to- Major Highway standards with a 120-foot right-of-way and 14-foot median. The street
cross-section is illustrated in Exhibit 13.
3. NICHOLS ROAD
Nichols Road (Coal Road) will be improved to Major Highway standards with a 120-foot right-of-way. The street cross-
section, as illustrated in Exhibit 13, provides a 14-foot raised median and two travel ways.
4. SECONDARY HIGHWAYS
Temescal Canyon Road and Terra Cotta Road will need to be upgraded to Secondary Highway standards as shown in
Exhibit 11.
A. Temesca1 Canyon Road
Temescal Canyon Road is currently a two-lane roadway. This roadway will become a Secondary Highway west of its
intersection with Lake Street as illustrated in Exhibit 14.
B. Terra Cotta Road
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 41
Terra Cotta Road is currently a two-lane unimproved road. At buildout, Terra Cotta Road will be improved to the project
boundary to a Secondary Highway Standard with a 114-foot right of-way and a 62-foot curb-to-curb pavement width, as
illustrated in Exhibit 15.
5. COLLECTOR STREETS
Alberhill Ranch Road (Collector A) within the project will be improved to Collector Street standards.
A. Alberhill Ranch Road (Collector A) and Terra Cotta Road will be improved with a 90- foot right-of-way, 14-foot median,
and two travel ways, as illustrated in Exhibit 15.
B. Collector “B” will be improved with a 76-foot right-of-way in residential areas, and an 84-foot right-of-way in commercial
areas, as illustrated in Exhibit 16.
6. LOCAL STREETS
Vehicular access within individual planning areas will be provided by local streets which will extend from the collector
streets. Access from local streets to streets larger than Collectors will be limited to reduce points of conflict on the roadways
carrying higher traffic volumes and speeds. The local street cross-section, as illustrated in Exhibit 17, provides a 54-foot
right-of-way and a 40-foot curb-to-curb pavement width or a 50-foot right-of-way and a 36-foot curb-to-curb pavement
width at appropriate locations to be determined by the City Traffic Engineer.
7. PRIVATE ROADS
In addition to vehicular access provided to planning areas by local roads, private roadways may be utilized. A minimum of
36 feet of paved roadway will be provided for private roads. This width will insure proper fire access, smooth traffic flow,
and on-street parking.
8. NON-VEHICULAR SYSTEMS
In conjunction with the roadway system, non-vehicular systems will be provided throughout the project area as shown on
Exhibit 18.
A. Bicycle Paths
The County Plan of Bicycle Routes identifies a Class II Bike Lane along Lake Street (Robb Road). This bike lane continues
west along Temescal Creek Road. A Class II facility provides for a separate bike lane within the road right-of-way. A Class
II bike lane is designated through the project site in keeping with the County’s designation. In addition, a Class II lane is
provided along Nichols Road (Coal Road) through the project site and eventually extending (not as part of this specific plan)
east of I-15 to provide bicycle access from Alberhill Ranch to Temescal canyon High School (Exhibit 18). Class II bike lanes
will also extend along Collectors “A” and “B” in Murdock Alberhill Ranch (Exhibit 18).
B. Pedestrian Facilities
The majority of pedestrian facilities will be provided in the form of sidewalks provided along Major, Arterial, Secondary,
and Collector Streets within the project. Within individual development areas served by local streets, opportunities will be
available to provide walkways and bike lanes through greenbelt systems (i.e., expanded landscaped parkways within the
street right-of -way) which link park and school sites to residential areas, separating non-vehicular traffic from motorists.
C. Hiking Trails
The County Parks and Recreation Area Map does not designate any hiking trails within the project area. However,
opportunities for such facilities exist within the community park.
42 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 11, Circulation Plan
NORTH
Legend
Interstate 15 Freeway
(varied R/W)
Urban Arterial
(140’ R/W with Class II Bike Trail)
Major Highway
(120’ R/W with Class II Bike Trail)
per C.O.A. for Lake & Nichols
Secondary Highway
(114’ R/W with Class II Bike Trail)
Collector Road
(90’ R/W with Class II Bike Trail)
Alb
e
rhill R a nch RoadPlanning Area
2
Planning Area 1
Planning Area 3
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R
o
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Int
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I
-
1
5
Lake StreetPierce StreetTerra CotaRoad
I. SPECIFIC PLAN SUMMARY | 43
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 12, Urban Arterial Standards
Interstate 15 Freeway
(varied R/W)
Urban Arterial
(140’ R/W with Class II Bike Trail)
Major Highway
(120’ R/W with Class II Bike Trail)
per C.O.A. for Lake & Nichols
Secondary Highway
(114’ R/W with Class II Bike Trail)
Collector Road
(90’ R/W with Class II Bike Trail)
44 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 13, Major Highway Standards
I. SPECIFIC PLAN SUMMARY | 45
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 14, Secondary Highway Standards
46 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 15, Collector Road Standards
I. SPECIFIC PLAN SUMMARY | 47
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 16, Collector B Standards
48 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 17, Local Street Standards
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 49
6.0 UTILITIES
In order to adequately service the proposed development associated with the Murdock Alberhill Ranch Specific Plan, the
infrastructure improvements described below will be required.
6.1 WATER SERVICE
Freeway interchanges exist at Lake Street on the north side of Alberhill Ranch, and Nichols Road on the southeast. The
current improvements at these interchanges are under-utilized and will accommodate anticipated increases in project
related traffic, with certain improvements.
1. SERVICE DEMAND
Elsinore Valley Municipal Water District (EVMWD) provides water service for the Lake Elsinore area. The average daily
demand by land use is shown below in Table 5.
The total water service demand for the project is summarized in Table 6. An addendum to Table 6 is provided which
represents the demand factor if the multi-family overlay development option is implemented. Development under the
Murdock Alberhill Ranch Specific Plan will explore opportunities for recycling of water.
2. SERVICE DEMAND
Exhibit 19 illustrates the proposed water distribution system for Murdock Alberhill Ranch. The majority of the project area
could be serviced by the 1601 pressure zone. However, areas to the east of the site would have to be served by the 1800.5
pressure zone system. At this time, there are no facilities to serve the 1800.5 pressure zone system. To provide service to
this area, the regional pump station, pump discharge/distribution lines and storage reservoirs must be constructed.
TABLE 5: WATER USAGB BY LAND USE - EVMWD
Category Land Use Average Daily Demand
Residential Single Family or Duplex 500 Gal./Unit; 2,500 Gal./Acre
Multi-Family Low Rise 400 Gal./Unit; 4,000 Gal./Acre
Commercial Commercial/Industrial Mix 100 Gal./1,000 sq.ft.
Commercial/Residential Mix 120 Gal./1,000 sq.ft.
Industrial Limited Industrial TBD
Schools/Parks 4,000 Gal./Acre; 60 Gal./Student
Maximum daily water demand is two times the average daily demand (MDC = ADD x 2) .
For calculating storage requirements, EVMWD uses MDD plus fire flow for 4 hours duration. For this
analysis, fire flow was assumed to be an average of 3,500 gallons per minute (GPM).
Source: Elsinore Valley Municipal Water District.
50 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 18, Non-Vehicular Circulation
NORTH
Legend
Class II Bike Trails and Pedestrian Walkways
Planning Area
2
Planning Area 1
Planning Area 3
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e
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5
Lake StreetPierce StreetTerra CotaRoad
I. SPECIFIC PLAN SUMMARY | 51
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 19, Conceptual Backbone Water Distribution System
52 | III. SPECIFIC PLAN DESCRIPTION
TABLE 6: MURDOCK ALBERHILL RANCH SPECIFIC PLAN ESTIMATED WATER DEMAND
Category / Land Use Acreage Dwelling Units Est. Population1 ADD2
(mgd)3
MDD4
(mgd)
R-SF/ Single Family 258.3 173.0 975 680 2925 2190 0.488 0.976
R-M/ Single Family 80.8 88.2 294 315 782 854 0.147 0.294
R-2/ Single Family 68.4 857 2,322
R-3/ Multi-Family 9.4 30.3 180 607 540 1,335 0.072 0.144
C-1/ Neighborhood
Commercial
15.4 0 0 0.046 0.092
C-SP/ Commercial
Specific Plan District
16.9 16.7 0 0 0.050 0.100
Industrial 60.7 0 0
P/ Park 34.0 28.4 0 0 0.016 0.032
ES-P/ Elementary
School/Park
5.8 (sc);
16.7 (pk)
0 0 0.048;
0.067
0.096;
0.134
PP/ Private Parks 3.5 5.5 0 0 0.014 0.028
Total 4247 6701 0.948 1.896
TABLE 6: MURDOCK ALBERHILL RANCH SPECIFIC PLAN ESTIMATED WATER DEMAND WITH MULTI-
FAMILY OVERLAY OPTION
Category / Land Use Acreage Dwelling Units Est. Population1 ADD2
(mgd)3
MDD4
(mgd)
C-1/ Neighborhood
Commercial
15.4 0 0 0.046 0.092
C-1/ R-3/Multi-Family
Overlay
15.4 370 1110 0.148 0.296
Total 1110 0.102 0.204
1 Estimated population assumes 3.0 persons per dwelling unit.3.22 persons per RSF, 2.71 persons per RM and R2, 2.2
persons per R3.
2 A.D.D. Average Daily Demand based on EVMWD criteria
3 M.G.D. Million Gallons per Day.
4 M.D.D. Maximum Daly Demand (MDD= ADD x 2).
6.2 SEWER SERVICE
1. SERVICE DEMAND
The estimated sewage generation from the proposed project was determined according to Elsinore Valley Municipal water
District (EVMWD) criteria. The criteria assumes an average daily flow of 100 gallons per person per day (GPD), with an
average population factor of three persons per dwelling unit. Total average daily flow (ADF) for the Murdock Alberhill
Ranch Specific Plan is summarized in Table 7. An addendum to Table 7 is also provided which shows the demand factor if
the multi-family overlay development option is implemented. The criteria further assumes a peaking factor of 2.90 based
on current EVMWD data. Peak daily flow (PDF) is determined by multiplying the ADF by the peaking factor. Adequate sewer
capacity must be provided to accommodate daily flows from the project, as determined by EVMWD.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 53
2. PROPOSED FACILITIES
A new treatment plant is proposed in the EVMWD Master Plan to be located west of the project site. The conceptual
backbone sanitary sewer system for the Murdock Alberhill Specific Plan is shown on Exhibit 20.
The sizing and construction of all sewer facilities will be coordinated through the Elsinore Valley Municipal Water District,
who ultimately has the responsibility of owning and operating the system. Any oversizing of facilities to accommodate
adjacent and other proposed land development will be done according to EVMWD standards. Phasing of the construction
of all facilities will be accomplished in accordance to the overall land development Phasing Plan (Exhibit 45).
TABLE 7: MURDOCK ALBERHILL RANCH SPECIFIC PLAN ESTIMATED SEWAGE GENERATOR
Category / Land Use Acreage Dwelling Units Est. Population1 ADF2 (mgd)
R-SF/ Single Family 258.3 173.0 975 680 2925 2190 0.2925
R-M/ Single Family 80.8 88.2 294 315 882 854 0.0882
R-2/ Single Family 68.4 857 2,322
R-3/ Multi-Family 9.4 30.3 180 607 540 1,335 0.0540
C-1/ Neighborhood Commercial 15.4 0 0 0.0125
C-SP/ Commercial Specific Plan District 16.9 16.7 0 0 0.0137
Industrial 60.7
ES-P/ Elementary School/Park 5.8 (sc);
16.7 (pk)
0 0 0.0785 3
PP/ Private Parks 3.5 5.5 0 0 0
Total 4147 6701 0.5394
TABLE 7 ADDENDUM: MURDOCK ALBERHILL RANCH SPECIFIC PLAN ESTIMATED SEWAGE GENERATOR
WITH MULTI-FAMILY OVERLAY OPTION
Category / Land Use Acreage Dwelling Units Est. Population1 ADD (mgd)
C-1/ Neighborhood Commercial 15.4 0 0 0.0125
C-1/ R-3/Multi-Family Overlay 15.4 370 1110 0.1110
Total 1110 0.0985
1 Estimated population assumes 3.0 persons per dwelling unit.3.22 persons per RSF, 2.71 persons per RM and R2, 2.2
persons per R3.
2 A.D.F. Average Daily Flow baaed on EVMWD criteria
3 Generation for entire elementary school.
The Murdock Alberhill Ranch Specific Plan site consists of rolling terrain. The site generally drains to the northwest, ultimately
flowing into Temescal Creek. The proposed drainage system utilizes natural drainage channels to the greatest extent
possible, although improvements will be necessary to accommodate expected flows from the project.
54 | III. SPECIFIC PLAN DESCRIPTION
The design of the storm drain system has considered the runoff anticipated to be generated by the proposed densities within
Murdock Alberhill Ranch. However, specific drainage systems will be designed as each planning area develops. Drainage
systems will comply with adopted City standards and the Master Plan of storm drains. The proposed drainage facilities are
delineated in Exhibit 21.
D. Other Utilities
The extension of electrical, gas, telephone and cable television lines will be designed as each portion of the project
develops. Specific easements for these facilities will be determined during the subdivision stage of development. The
location of existing utilities is illustrated in Exhibit 22.
Electrical service requirement to the project site will be determined by the Southern California Edison Company. The
developer will be responsible for the cost of extending adequate power to the project site.
The Southern California Gas Company indicates that the existing lines on Lake Street (Robb Road) are adequate for local
service needs. The cost of extending gas service to the project area will be borne by the developer.
The General Telephonet Company has advised that the existing facilities in the area are not adequate to service the project
site. GTE will design and pay for these lines, except for 200 feet of line next to each tract boundary. These costs will be the
developer’s responsibility.
King Videocable Company provides cable television service to the area. King videocable will pay for the cost of installation,
utilizing SCE trenches throughout the project area.
I. SPECIFIC PLAN SUMMARY | 55
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 20, Conceptual Sanitary Sewer System
56 | II. SPECIFIC PLAN INTRODUCTION
Exhibit 21, Drainage Facilities
I. SPECIFIC PLAN SUMMARY | 57
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 22, Other Utilities
58 | III. SPECIFIC PLAN DESCRIPTION
7.0 PUBLIC FACILITIES
A. Police Protection
The Riverside County Sheriff’s Department will provide protection to the project area from the-existing substation located
at 177 South Langstaff Street in Lake Elsinore. Service will be provided on a response basis only; regular patrols will not be
provided.
B. Fire Protection
The County Fire Department assumes a standard of one substation per 2,000 residents of a service area. A fire substation
may be required within the larger Alberhill Ranch Specific Plan area (89-2) to provide the necessary coverage. The substation
would provide a response time within five minutes to any location in the project area.
C. Schools
A school sites has been provided in accordance with the Lake Elsinore Unified School District criteria for sizing facilities.
Estimated student generation from the project is summarized in Table 8. An addendum to Table 8 is also provided which
represents the student generation factor if the multi-family overlay development option is implemented. A 11.4 gross acre
elementary school is located south of Nichols Road within Planning Area 1 of the Murdock Alberhill Ranch Specific Plan
project area.
The Lake Elsinore Unified School District requires 10-net acre sites for elementary schools, as provided in the Land Use
Plan. Maximum enrollment for school facilities is 600 students. It is expected that several acres of the site will be used for
school district buildings and parking facilities. The remainder of the site will be used for playgrounds, ballfields, and
miscellaneous open space and recreational activities in conjunction with the adjacent Community Park.
TABLE 8: MURDOCK ALBERHILL RANCH SPECIFIC PLAN STUDENT GENERATION BY LAND USE
Category Land Use Dwelling
Units
Student
K-61
Student
7-8 2
Student
9-12 3 Total
R-SF Single Family Residential 963 680 561396 82 58 11178 754 532
R-M Single Family Residential 315 184 27 36 247
R-2 Single Family Residential 857 500 73 99 672
R-3 Multi-Family Residential 207 607 79 354 18 52 24 70 121 476
Total 824 1,434 127 210 171 283 1,122 1,927
TABLE 8: MURDOCK ALBERHILL RANCH SPECIFIC PLAN STUDENT GENERATION BY LAND USE WITH
MULTI-FAMILY OVERLAY OPTION
Category Land Use Dwelling
Units
Student
K-61
Student
7-8 2
Student
9-12 3 Total
C-1/R-3 Multi-Family Overlay 334 127 28 38 193
Total 1,315
Lake Elsinore Unified School District generation factors:
1.583 per DU for single family and 0.38 for multi-family
2.085 per DU
3.115 per DU
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
III. SPECIFIC PLAN DESCRIPTION | 59
D. Parks
Park facility demand has been calculated based on the City of Lake Elsinore Resolution No. 91-42, requiring park dedication
and/or payment of fees. Park dedication requirements are shown in Table 9 and Table 9A below. A total of 22.04 33.5
gross acres of public park land is required to be dedicated within the Specific Plan, as shown in Table 9. In the event that
the Multi-family residential option in the Land Use Plan is implemented, the park dedication requirement increases to a total
of 25.71 gross acres, as shown in Table 9A.
Park dedication requirements for the Specific Plan have been met through the provision of on-site 27.2 28.4 gross acres of
public park lands, as illustrated in the Murdock Alberhill Ranch Specific Plan land use exhibit, and off-site public parks
located within Alberhill Villages adjacent to the Murdock Specific Plan area. In addition to the two public park sites, the
specific plan provides 7.1 5.5 acres of private park land, distributed over six five separate parks and a greenbelt area.
Overall, the project provides 34.3 33.9 acres of public and private park land for the community. The locations of the
proposed public and private park sites are illustrated in Exhibit 38.
TABLE 9: MURDOCK ALBERHILL RANCH SPECIFIC PLAN PARK DEDICATION REQUIREMENTS
Category Land Use Dwelling Units Persons/DU1 Total
R-SF Single Family Residential 963 680 3.22 3100 2190
R-M Single Family Residential 315 2.71 854
R-2 Single Family Residential 857 2.71 2,322
R-3 Multi-Family Residential 207 607 2.2 455 1335
Total 2459 4408 6701
Park Dedication requirement= 4408 x 5 acres/1000= 22.04 acres 6701 x 5 acres/1000= 33.5 acres
1. Persons per dwelling unit factors per City Resolution No. 91-42, adopted May 1991.
TABLE 9A: MURDOCK ALBERHILL RANCH SPECIFIC PLAN PARK DEDICATION REQUIREMENTS WITH
MULTI-FAMILY OVERLAY OPTION
Category Land Use Dwelling
Units Persons/DU1 Total
C-1/R-3 Multi-Family Overlay 334 2.2 735
Total park dedication requirement= 5143 x 5 acres/1000= 25.71 acres
1. Persons per dwelling unit factors per City Resolution No. 91-42, adopted May 1991.
This page is intentionally left blank.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
IV. SPECIFIC PLAN REGULATIONS | 61
IV. SPECIFIC PLAN REGULATIONS
8.0 MURDOCK ALBERHILL RANCH SPECIFIC PLAN ZONING
ORDINANCE
This chapter establishes zoning and land use development standards for each of the land uses planned within the Murdock
Alberhill Ranch Specific Plan project area. The standards provided in Section 8.0 supersede the City’s Zoning Ordinance.
For those standards not contained in Section 8.0, the City’s Zoning Ordinance in effect at the time of document adoption
shall prevail.
It is not the intent of the Murdock Alberhill Ranch Specific Plan Zoning Ordinance to replace the City of Lake Elsinore Zoning
Ordinance. Many of the regulations contained within the Murdock Alberhill Ranch Specific Plan Zoning Ordinance are
identical to those contained within the City of Lake Elsinore zoning Ordinance. Rather, it is the intent of the Murdock
Alberhill Ranch Specific Plan Zoning Ordinance to supplement and supersede the City of Lake Elsinore Zoning Ordinance
to respond to the unique aspects of the development program of the Murdock Alberhill Ranch.
Exhibit 10, Land Use Plan, depicts the zoning for the entire Murdock Alberhill Ranch Specific Plan. Zoning districts include
the following:
• R-SF: Single-Family Residential
• R-M: Low Medium Density Single-Family Residential
• R-2: Medium Density Single-Family Residential
• R-3: High Density Residential
• C-1: Neighborhood Commercial
• C-SP: Commercial - Specific Plan
• I: Industrial
• OS: Open Space District
• ES/P: Elementary School/Park
• P: Park
62 | IV. SPECIFIC PLAN REGULATIONS
In addition to the Murdock Alberhill Ranch Specific Plan Zoning, which is adopted by Ordinance, the Murdock Alberhill
Ranch Specific Plan has set forth detailed Design Guidelines. The design guidelines comprise Component V of the Murdock
Alberhill Ranch Specific Plan text. Component V specifies criteria for such items as landscaping, site planning, architecture,
grading, signage, etc. It is the purpose of the design guidelines to augment the Murdock Alberhill Ranch Specific Plan
Zoning Ordinance.
In the City of Lake Elsinore, Specific Plan zoning (Section 17.99.060) can occur by either of two alternative procedures,
either of which to be selected by the applicant. The conditional specific plan zoning process allows the applicant to receive
a specific plan zoning designation for properties prior to preparing and submitting specific plan documents. The non
conditional specific plan zoning process allows the applicant to receive concurrent approval of the specific plan documents
and specific plan zoning designation. The Murdock Alberhill Ranch Specific Plan is being processed as a non conditional
specific plan.
Section 17.99.070 of the City of Lake Elsinore Zoning Ordinance requires that a residential, commercial or industrial
development intensity policy be established for each specific plan zone concurrent with the approval of specific plan zoning
or other applicable zoning. The City Council shall determine the allowable development intensity for Specific Plan zones
and shall designate said density on the official zoning map of the City and/or as described in the text of the Zoning
Ordinance.
A residential designation shall be made where residential uses within the specific plan zone combine to comprise over fifty
percent (50%) of the proposed land use within the specific plan zone. Residential densities shall be noted on the official
zoning map referencing the gross average density per acre permitted within the specific plan zone. The Murdock Alberhill
Ranch Specific Plan is a residential specific plan as 348.5 360.7 acres of land (53%) (64%) are to be developed with
residential uses.
8.1 R-SF: SINGLE-FAMILY RESIDENTIAL DISTRICT (FOUR DWELLING UNITS PER ACRE)
Purpose. The R-SF District is intended to accommodate low density projects comprised of single-family residences
developed in an urban environment with available public services, and infrastructure.
Permitted Uses. Uses permitted in this District shall include those uses listed below when developed in compliance with
the purpose and intent of this chapter.
A. Single-family detached dwelling units: one dwelling unit per lot.
B. Small family day care and residential care facilities pursuant to Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
C. Public utility distribution and transmission facilities excluding private radio, television, and paging antenna and towers.
D. Government buildings and service facilities.
E. Public parks, playgrounds, community centers, recreation buildings, elementary, junior high and high schools.
F. Manufactured houses in compliance with the provisions of Chapter 17.14 of the City of Lake Elsinore Zoning Ordinance.
G. Similar uses to those listed above as approved by the Community Development Director or designee.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to the above
Permitted Uses, may have the potential to impact surrounding properties and, therefore, require additional approval and
consideration.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
IV. SPECIFIC PLAN REGULATIONS | 63
Uses permitted subject to approval of a use permit, pursuant to Chapter 17.74 of the City of Lake Elsinore Zoning Ordinance,
in the R-SF District shall be as follows:
A. Large family day care homes in compliance with the provisions of Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
B. Second units in compliance with the provisions of Chapter 17.17 of the City of Lake Elsinore Zoning Ordinance.
C. Keeping of exotic animals or birds, or more than three dogs and/or cats, on the same lot as a permitted dwelling for
pets only and not for commercial purposes. The Planning commission shall impose adequate limitations to assure that
the residential character of the property and neighborhood are maintained.
D. Churches, located on a site a minimum of one acre in size and located on streets designated as arterial streets or
collector streets.
E. Horticultural uses, including growing of fruit, fruits, vegetables, and ornamental plants for commercial purposes.
F. Parochial or private preschools, elementary, junior high or high schools.
G. Similar uses as those listed above as approved by the Planning Commission.
Accessory Uses and Structures. The following accessory buildings and uses may be located on the same lot with a
permitted dwelling, provided that they are found to be compatible with the residential character of the neighborhood and
that any buildings or structures be harmonious with the architectural style of the main building. With the exception of open
trellis-type patio covers and detached garages, all accessory buildings and/or structures shall be located only in rear one-
half of the lot.
A. Uses
1. Home occupations; subject to the approval of an application for a home occupation issued by the Director of
Community Development or designee and compliance with the provisions of Chapter 17.15 of the City of Lake
Elsinore Zoning Ordinance.
2. Non-commercial hobbies.
3. Keeping of household pets (when no commercial activity is involved). For the purpose of this ordinance, a household
pet is an animal clearly considered customary to a residential use, e.g. dogs, cats, birds, and fish. Said pets shall
be limited to a maximum of three weaned dogs and/or cats. Birds shall be permitted only inside the main dwelling
unit, unless a use permit is obtained.
B. Structures
1. Group I: Sheds, children playhouses, and similar enclosures of less than 120 square feet, provided they do not
exceed a maximum height of six and one-half feet. Such structures may be located on a property line provided the
design of the structure complies with the City’s Fire and Building Code.
2. Group II: Unenclosed structures such as carports, gazebos, and patio covers (both trellis-type and solid) as well as
detached enclosed structures not included in Group I, but containing less than 600 square feet of floor area such
as sheds, children’s playhouses and workshops, provided they do not exceed a maximum height of fifteen feet and
are located no closer than five feet to a side property line, or ten feet to a rear property line. Attached, enclosed
structures in this category shall be located no closer to a property line than the setback prescribed for the main
dwelling unit.
64 | IV. SPECIFIC PLAN REGULATIONS
3. Group III: Garages, enclosed patios, workshops, cabanas, and similar enclosed structures containing 600 or
more square feet of floor area provided they are located no closer to a property line than the setback prescribed
for the main dwelling unit, except that straight in entry garages may be required to have a greater setback.
4. Group IV
a. Antennas subject to compliance with the provisions of Chapter 17.67 of the City of Lake Elsinore Zoning
Ordinance.
b. Swimming pools, Jacuzzis, spas, and associated equipment provided they may be permitted only within rear
yard areas or the enclosed portion of a side yard. Pool equipment located within ten feet of a property line
shall be separated from the adjacent property by a minimum six foot high masonry wall. Otherwise there shall
be no required setback provided the design and installation complies with the City’s Building Codes.
c. Open trellis-type patio covers may be located in a front yard area but shall not encroach more than five feet
into required setback.
Lot Area. The minimum lot area for any new lot created in the R-SF District for Murdock Alberhill Ranch shall be as follows:
A. Interior Lot: Maximum 5,500 square feet.
B. Corner Lot: Minimum 6,000 square feet.
Street Frontage Width. The street frontage width for any new detached single family residential lot created in the R-SF
District in Murdock Alberhill Ranch shall be measured from the property line as follows:
A. Standard Interior Lots: Minimum fifty-five (55) feet.
B. Corner Lots: Minimum sixty (60) feet. Measured at building setback.
C. Flag Lots: Minimum twenty (20) feet; provided that the average width of the principal portion of the lot is fifty-five (55)
feet.
D. Knuckle and Cul de Sac Lots: Minimum thirty five (35) feet: provided that the average width of the lot is sixty (60) feet.
Setbacks. The following minimum standards shall apply to all new construction within the R-SF District:
A. Front Yard:
1. Main Dwelling Unit: Twenty (20) feet from the property line.
2. Garage: Twenty (20) feet from the property line, provided that turn-in entry garages may encroach to within fifteen
(15) feet of the front property line.
B. Side Yard:
1. Main Dwelling Unit: Adjacent to an interior lot line there shall be minimum side yard of five (5) feet. Adjacent to ta
public right-of-way there shall be then (10) feet.
2. Accessory Structure: All accessory structures are to be located on the rear one-half of the lot, except for open trellis
-type patio covers and detached garages. Setbacks are as follows: Adjacent to an interior lot line, there shall be
minimum side yard of five (5) feet. Adjacent to a public right-of-way, there shall be ten (10) feet. However, where
straight-in entry garage gains access via the side yard, the setback shall be twenty (20) feet.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
IV. SPECIFIC PLAN REGULATIONS | 65
3. Finished slopes exceeding five percent (5%) shall not be permitted within five (5) feet of the main dwelling unit.
C. Rear Yard:
1. Main Dwelling Unit: Minimum ten (10) feet; average twenty (20) feet.
2. Accessory Structure: As specified in “Accessory Uses and Structures” in this District, with the exception that where
straight in entry garage gains access via rear yard, the setback shall be twenty-two (22) feet.
3. Rear Yard: Finished slopes in excess of five percent (51) shall not be permitted within fifteen (15) feet of the main
dwelling units.
Lot coverage. The maximum lot coverage in the R-SF District shall be fifty (50) percent.
Building Height. No building or structure shall exceed a building height in the R-SF District of thirty (30) feet, excluding
appurtenances. For the purposes of this chapter, in all cases of split levels, no vertical section through the building shall
measure more than thirty (30) feet.
Minimum Dwelling Unit size. The minimum dwelling unit size within the R-SF District shall be 1,000 square feet exclusive
of garage area, provided that at least 201 of the total number of units within any planning area shall exceed the minimum
square footage by 151.
Parking. The provisions of Chapter 17.66 17.148 of the city of Lake Elsinore Zoning Ordinance shall be used to determine
the required parking for development in the R-SF District.
Design Review. No building permits shall be issued for the construction of any building or structure in the R-SF District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.82, Design Review, of the City
of Lake Elsinore Zoning Ordinance. The following exemptions shall apply.
A. Additions or alterations to an existing structure which do not change the use from one permitted in the District and
which does not increase the floor area by more than SOI.
B. Group I, II, and IV accessory structures.
C. Fences and Walls.
Although the above exempted structures do not need formal Design Review approval, their proposed location and design
must be approved by the Director of Community Development or designee prior to construction or installation.
8.2 R-M: LOW MEDIUM DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT
(FOUR DWELLING UNITS PER ACRE)
Purpose. The R-M District is intended to accommodate low medium density projects comprised of single-family residences
developed in an urban environment with available public services and infrastructure.
Permitted Uses. Uses permitted in this District shall include those uses listed below when developed in compliance with
the purpose and intent of this chapter.
A. Single-family detached dwelling units including, but not limited to, patio homes, “wide and shallow” lots, zero lot line
lots, Z-lot and Angled Z-lot developments.
B. Attached single-family dwelling units, including but not limited to, duplexes, triplexes, fourplexes, townhomes, and
stacked units.
66 | IV. SPECIFIC PLAN REGULATIONS
C. Small family day care and residential care facilities pursuant to Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
D. Government buildings and service facilities.
E. Public parks, playgrounds, community centers, recreation buildings, elementary, junior high and high schools.
F. Manufactured houses in compliance with the provisions of Chapter 1.7.14 of the City of Lake Elsinore Zoning Ordinance.
G. Similar uses to those listed above as approved by the Community Development Director or designee.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to the above
Permitted Uses, may have the potential to impact surrounding properties and, therefore, require additional approval and
consideration.
Uses permitted subject to approval of a use permit, pursuant to Chapter 17.74 of the City of Lake Elsinore Zoning Ordinance,
in the R-M District shall be as follows:
A. Two, three, or four detached single-family dwellings on a single-lot subject to the following:
1. The property is presently zoned fer single family dwellings.
2. The Director of Community Development or designee has determined that the property cannot be subdivided to
comply with established let dimension and street frontage criteria.
3. There is lot area equivalent to 7,260 square feet per dwelling unit exclusive of any required drive aisles or access
easements.
B. Large family day care homes in compliance with the provisions of Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
C. Second units in compliance with the provisions of Chapter 17.17 of the City of Lake Elsinore Zoning Ordinance.
D. Keeping of exotic animals or birds, or more than three dogs and/or cats, on the same lot as a permitted dwelling for
pets only and not for commercial purposes. The Planning Commission shall impose adequate limitations to assure that
the residential character of the property and neighborhood are maintained.
E. Churches, located on a site a minimum of one acre in size and located on streets designated as arterial streets -or
collector streets.
F. Horticultural uses, including growing of fruit, nuts, vegetables, and ornamental plants for commercial purposes.
G. Parochial or private preschools, elementary, junior high or high schools.
H. Public utility distribution and transmission facilities excluding private radio, television, and paging antenna and towers.
I. Similar uses as those listed above as approved by the Planning Commission.
Accessory Uses and Structures. The following accessory buildings and uses may be located on the same lot with a
permitted dwelling, provided that they are found to be compatible with the residential character of the neighborhood and
that any buildings or structures be harmonious with the architectural style of the main building. With the exception of open
trellis-type patio covers and detached garages, all accessory buildings and/or structures shall be located only on the rear
one half of the lot.
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A. Uses
1. Home occupations; subject to the approval of an application for a home occupation issued by the Director of
Community Development or designee and compliance with the provisions of Chapter 17.15 of the City of Lake
Elsinore Zoning Ordinance.
2. Non-commercial hobbies.
3. Keeping of household pets (when no commercial activity is involved). For the purpose of this ordinance, a household
pet is an animal clearly considered customary to a residential use, e.g. dogs, cats, birds, and fish. Said pets shall
be limited to a maximum of three weaned dogs and/or cats. Birds shall be permitted only inside the main dwelling
unit, unless a use permit is obtained.
B. Structures
1. Group I: Sheds, children playhouses, and similar enclosures of less than 120 square feet, provided they do not
exceed a maximum height of six and one-half feet. Such structures may be located on a property line provided the
design of the structure complies with the City’s Fire and Building Code.
2. Group II: Unenclosed structures such as carports, gazebos, and patio covers (both trellis-type and solid) as well as
detached enclosed structures not included in Group I, but containing less than 600 square feet of floor area such
as sheds, children’s playhouses and workshops, provided they do not exceed a maximum height of fifteen feet and
are located no closer than five feet to a side property line, or ten feet to a rear property line. Attached, enclosed
structures in this category shall be located no closer to a property line than the setback prescribed for the main
dwelling unit.
3. Group III: Garages, enclosed patios, workshops, cabanas, and similar enclosed structures containing 600 or
more square feet of floor area provided they are located no closer to a property line than the setback prescribed
for the main dwelling unit, except that straight in entry garages may be required to have a greater setback.
4. Group IV
a. Antennas subject to compliance with the provisions of Chapter 17.67 of the City of Lake Elsinore Zoning
Ordinance.
b. Swimming pools, Jacuzzis, spas, and associated equipment provided they may be permitted only within rear
yard areas or the enclosed portion of a side yard. Pool equipment located within ten feet of a property line
shall be separated from the adjacent property by a minimum six foot high masonry wall. Otherwise there shall
be no required setback provided the design and installation complies with the City’s Building Codes.
c. Open trellis-type patio covers may be located in a front yard area but shall not encroach more than five feet
into required setback.
Lot Area. The minimum lot area for any new lot created in the R-M District shall be as follows:
A. Detached Single-Family Residential:
1. Interior Lot: Maximum 5,500 square feet.
2. Corner Lot: Minimum 5,500 square feet.
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B. Attached Single-Family Residential: There is no minimum lot size requirement for attached single family residential
developments, including townhomes, however, there shall be a minimum net lot area of 4,500 square feet per unit.
Street Frontage Width. The minimum street frontage width for any new lot created in the R-M District shall be measured
from the property line as follows:
A. Detached Single-Family Residential:
1. Standard Interior Lots: Minimum fifty (50) feet.
2. Corner Lots: Minimum fifty-five (55) feet measured at building setback.
3. Flat Lots: Minimum twenty (20) feet, provided that the average width of the principal portion of the lot is fifty feet.
4. Knuckle and Cul de Sac Lots: Minimum thirty (30) feet; provided that the average width of the lot is fifth (50) feet.
B. Attached Single-Family Residential: There is no minimum lot size requirement.
Lot Depth. The minimum average lot depth for any new lot created in the R-M District shall be as follows:
A. Detached Single-Family Residential: Ninety (90) feet, provided that “wide and shallow” lots shall have a minimum depth
of sixty (60) feet. Lot depth shall not exceed four times the lot width.
B. Attached Single-Family Residential: There is no minimum lot depth requirement, provided that lot depth shall not
exceed four times the lot width.
Setbacks. The following minimum standards shall apply to all new construction within the R-M District:
A. Detached Single-Family Residential:
1. Front Yard:
a. Main Dwelling Unit: Ten (10) feet.
b. Garage: Minimum twenty (20) feet from the property line, provided that turn-in entry garages may encroach
to within ten feet of the front property line.
2. Side Yard:
a. Main Dwelling Unit: Adjacent to an interior lot line there shall be minimum side yard of five feet provided that
interior side yards may be reduced to accommodate zero lot line or common wall situations, except in no case
shall the reduction in the side yard reduce the required separation between detached structures to less than
ten feet. Adjacent to a public right-of-way there shall be a minimum side yard of ten (10) feet.
b. Accessory Structures: All accessory structures are to be located on the rear one-half of the lot, except for open
trellis type patio covers and detached garages. Setbacks are as follows: Adjacent to an interior lot line, there
shall be minimum side yard of five (5) feet. Adjacent to a public right-of-way, there shall be ten (10) feet.
However, where straight-in entry garage gains access via the side yard, the setback shall be twenty (20) feet.
3. Rear Yard: Ten (10) feet, with the exception that where straight-in entry garage gains access via rear yard, the
setback shall be twenty (20) feet.
B. Attached Single-Family Residential: For townhomes and attached single-family units, the following building setbacks
shall apply:
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1. Front Yard: The front yard setback to any building shall be no less than twenty (20) feet from the property line.
2. Side and rear yards:
a. Main Dwelling Unit: Adjacent to interior lot lines, the setback shall be ten (10) feet. Adjacent to residential and
local streets, either public or private, the minimum setback shall be fifteen (15) feet. The minimum setback
adjacent to all other streets and public rights-of-way shall be twenty (20) feet.
b. Garages: No minimum required.
c. Carports: Ten (10) feet.
d. Lattice patio covers may encroach to within ten (10) feet of a rear property line or a public right-of-way and to
within three (3) feet of a side property line not abutting a public right-of-way.
C. Slopes: Within the R-M District, a usable rear yard of at least fifteen (15) feet from building to slope shall be provided.
In addition, a usable side yard of at least five (5) feet from building to slope shall be provided. For the purposes of this
section, “usable” is defined as having a gradient not exceeding that of the balance of the building pad, or five percent
(5%), whichever is the lesser.
Lot coverage. The maximum lot coverage in the R-M District shall be sixty percent (60%).
Building Height. No building or structure shall exceed a building height in the R-M District of thirty (30) feet, excluding
appurtenances. For the purposes of this Chapter, in all cases of split levels, no vertical section through the building shall
measure more than thirty (30) feet.
Separation Between Buildings. The minimum required separation between main buildings shall be as follows:
A. Detached Single-Family Residential: Ten (10) feet.
B. Attached Residential:
1. Front to front: Twenty (20) feet for one story buildings plus each additional story on each building shall be setback
five (5) additional feet.
2. Front to rear or rear to rear: Fifteen (15) feet for one story building plus each additional story on each building shall
be setback five (5) additional feet.
3. End wall to front or rear: Ten (10) feet for one story buildings plus each additional story on each building shall be
setback five (5) additional feet.
4. In order to encourage obliquely aligned buildings, where such alignments are used, the distance in 1 or 2, as
applicable, may be decreased by five (5) feet.
5. No accessory structure shall be located closer than ten (10) feet from any property line or public right-of-way,
provided that no minimum spacing is required between any accessory structure and a main building.
Minimum Dwelling unit size. The minimum dwelling unit size within the R-M District shall be 1,000 square feet exclusive
of garage area, provided that at least 201 of the total number of units within any planning area shall exceed the minimum
square footage by 151.
Storage. There is no storage space requirement in the R-M District in Murdock Alberhill Ranch.
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Parking. Single-family detached or attached residences shall provide two (2) parking spaces per dwelling unit, including a
minimum of one (1) covered space. Guest parking shall be provided at one (1) space per five (5) units, where adequate
on-street parking is not available. Residential projects between one and four units shall provide a minimum of one-half
(0.5) guest parking space.
Design Review. No building permits shall be issued for the construction of any building or structure in the R-M District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.82, Design Review, of the City
of Lake Elsinore Zoning Ordinance. The following exemptions shall apply:
A. Additions or alterations to an existing structure which do not change the use from one permitted in the District and
which does not increase the floor area by more than 50%.
B. Group I, II, and IV accessory structures.
C. Fences and walls.
Although the above exempted structures do not need formal Design Review approval, their proposed location and design
must be approved by the Director of Community Development or designee prior to construction or installation.
8.3 R-2: MEDIUM DENSITY RESIDENTIAL
(EIGHTEEN DWELLING UNITS PER ACRE)
Purpose. The R-2 District is intended to accommodate medium density projects comprised of attached single family
residences developed in a compact environment with available public services and infrastructure.
Permitted Uses. Uses permitted in this district shall include those listed below where developed in compliance with the
purpose and intent of this chapter:
A. Single-family detached dwelling units including, but not limited to, patio homes, “wide and shallow” lots, zero lot line
lots, Z-lot and Angled Z-lot developments.
B. Attached single-family dwelling units, including but not limited to, duplexes, triplexes, fourplexes, townhomes, and
stacked units.
C. Small family day car, and residential care facilities pursuant to Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
D. Government buildings and service facilities.
E. Public parks, playgrounds, community centers, recreation buildings, elementary, junior high and high schools.
F. Manufactured houses in compliance with the provisions of Chapter 17.14 of the City of Lake Elsinore Zoning Ordinance.
G. Similar uses to those listed above as approved by the Community Development Director or designee.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to the above
Permitted Uses, may have the potential to impact surrounding properties and, therefore require additional approval and
consideration. Uses permitted subject to approval of a use permit, pursuant to Chapter 17.74 of the City of Lake Elsinore
Zoning Ordinance, in the R-2 District shall be as follows:
A. Two, three, or four detached single-family dwellings on a single-lot subject to the following:
1. The property is presently zoned for single-family dwellings.
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2. The Director of Community Development or designee has determined that the property cannot be subdivided to
comply with established lot dimension and street frontage criteria.
3. There is lot are equivalent to 7,260 square feet per dwelling unit exclusive of any required drive aisles or access
easements.
B. Large family day care homes in compliance with the provisions of Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
C. Second units in compliance with the provisions of Chapter 17.17 of the City of Lake Elsinore Zoning Ordinance,
D. Keeping of exotic animals or birds, or more than three dogs and/or cats, on the same lot as a permitted dwelling for
pets only and not for commercial purposes. The Planning Commission shall impose adequate limitations to assure that
the residential character of the property and neighborhood are maintained.
E. Churches, located on a site a minimum of one acre in size and located on streets designated as arterial streets or
collector streets.
F. Horticultural uses, including growing of fruit, nuts, vegetables, and ornamental plans for commercial purposes.
G. Parochial or private preschools, elementary, junior high or high schools.
H. Public utility distribution and transmission facilities excluding private radio, television, and paging antenna and towers.
I. Similar uses as those listed above as approved by the Planning Commission.
Accessory Uses. The following accessory buildings and uses may be located on the same lot with a permitted dwelling,
provided that they are found to be compatible with the residential character of the neighborhood and that any buildings or
structures be harmonious with the architectural style of the main building. With the exception of open trellis-type patio
covers and detached garages, all accessory buildings and/or architectures shall be located only on the rear one half of the
lot.
A. Uses
1. Home occupations; subject to the approval of an application for a home occupation issued by the Director of
Community Development or designee and compliance with the provisions of Chapter 17.15 of the City of Lake
Elsinore Zoning Ordinance.
2. Non-commercial hobbies.
3. Keeping of household pets (when no commercial activity is involved). For the purpose of this ordinance, a household
pet is an animal clearly considered customary to a residential use, e.g. dogs, cats, birds, and fish. Said pets shall
be limited to a maximum of three (3) weaned dogs and/or cats. Birds shall be permitted only inside the main
dwelling unit, unless a use permit is obtained.
B. Structures
1. Sheds, children’s playhouses, and similar enclosures of less than 120 square feet provided they do not exceed a
maximum height of six and one-half feet. Such structures may be located on a property line provided the design
of the structure complies with the City’s Fire and Building Code.
2. Unenclosed structures such as carports, gazebos, and patio covers (both trellis-type and solid) as well as detached
enclosed structures not included in Group I, but containing less than 600 square feet of floor area such as sheds,
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children’s playhouses and workshops, provided they do not exceed a maximum height of fifteen feet and are
located no closer than five feet and are located no closer than five feet to a side property line, or ten feet to a rear
property line. Attached, enclosed structures in this category shall be located no closer to a property line than the
setback prescribed for the main dwelling unit.
3. Garages, enclosed patios, workshops, cabanas, and similar enclosed structures containing 600 or more square
feet of floor area provided they are located no closer to a property line than the setback prescribed for the main
dwelling unit, except that straight-in entry garages may be required to have a greater setback.
4. Antennas subject to compliance with the provisions of Chapter 17.67 of the City of Lake Elsinore Zoning Ordinance.
5. Swimming pools, jacuzzis, spas, and associated equipment provided they may be permitted only within rear yard
areas or the enclosed portion of a side yard. Pool equipment located within ten feet or a property line shall be
separated from the adjacent property by a minimum six foot high masonry wall. Otherwise there shall be no
required setback provided the design and installation complies with the City’s Building Codes.
6. Open trellis-type patio covers may be located in a front yard area but shall not encroach more than five feet into
the required setback.
Lot Area. The minimum lot area for any new lot created in the R-2 District shall be as follows:
A. Detached Single-Family Residential:
1. Interior Lots: Minimum 5,000 square feet.
2. Corner Lots: Minimum 5,500 square feet.
B. Attached Single-Family Residential: There is no minimum lot size requirement for attached single-family residential
development, including townhomes, however, there shall be a minim net lot area of 4,500 square feet per unit.
Street Frontage Width. The minimum street frontage width for any new lot created in the R-2 District shall be measured
from the property line as follows:
A. Detached Single-Family Residential:
1. Standard Interior Lots: Minimum fifty (50) feet.
2. Corner Lots: Minimum fifty-five (55) feet measured at building setback.
3. Flag Lots: Minimum twenty (20) feet, provided that the average width of the principal portions of the lot is fifty feet.
4. Knuckle and Cul de Sac Lots: Minimum thirty (30) feet; provided that the average width of the lot is fifty (50) feet.
B. Attached Single-Family Residential: Three is no minimum street frontage width requirements.
Lot Depth. The minimum average lot depth for any new lot created in the R-2 District shall be as follows:
A. Detached Single-Family Residential: Ninety (90) feet, provided that “wide and shallow” lots shall have a minimum depth
of sixty (60) feet. Lot depth shall not exceed four times the lot width.
B. Attached Single-family Residential: There is no minimum lot depth requirements, provided that lot depth shall not
exceed four times the lot width.
Setbacks. The following minimum standards shall apply to all new construction within the R-2 District:
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A. Single-Family Detached Residential:
1. Front Yard:
a. Main Dwelling Unit: Ten (10) feet.
b. Garage: Minimum twenty (20) feet from the property line, provided that turn-in entry garages may encroach
to within ten feet of the front property line.
2. Side Yard:
a. Main Dwelling Unit: Adjacent to an interior lot line there shall be minimum side yard of five feet provided that
interior side yards may be reduced to accommodate zero lot line or common wall situations, except in no case
shall the reduction in the side yard reduce the required separation between detached structures to less than
ten feet. Adjacent to a public right-of-way there shall be a minimum side yard of ten (10) feet.
b. Accessory Structures: All accessory structures are to be located on the rear one-half of the lot, except for open
trellis-type patio covers and detached garages. Setbacks are as follows: Adjacent to an interior lot line, there
shall be minimum side yard of five (5) feet. Adjacent to a public right-of-way, there shall be ten (10) feet.
However, where straight-in entry garage gains access via the side yard, the setback shall be twenty (20) feet.
3. Rear Yard: Ten (10) feet, width the exception that where straight-in entry garage gains access via rear yard, the
setback shall be twenty (20) feet.
B. Attached Single-Family Residential: For townhomes and attached single-family units, the following building setbacks
shall apply:
1. Front Yard: The front yard setback to any building shall be no les than twenty (20) feet from the property line.
2. Side and rear yards:
a. Main Dwelling Unit: Adjacent to interior lot lines, the setback shall be ten (10) feet. Adjacent to residential and
local streets, either public or private, the minimum setback shall be fifteen (15) feet. The minimum setback
adjacent to all other streets and public rights-of-way shall be twenty (20) feet.
b. Garages: No minimum required.
c. Carports: Ten (10) feet.
d. Lattice patio covers may encroach to within ten (10) feet of a rear property line or a public right-of-way and to
withing three (3) feet of a side property line not abutting a public right-of-way.
C. Slopes: Withing the R-2 District, a usable rear of at least fifteen (15) feet from building to slope shall be provided. In
addition, a usable side yard of at least five (5) feet from building to slope shall be provided. For the purposed of this
section, “usable” is defined as having a gradient not exceeding that of the balance of the building pad, or five percent
(5%), whichever is the lesser.
Lot Coverage: The maximum lot coverage in the R-2 District shall be sixty percent (60%).
Building Height. No building or structure shall exceed a building height in the R-2 District of thirty (30) feet, excluding
appurtenances. For the purposes of this Chapter, in all cases of split levels, no vertical section through the building shall
measure more than thirty (30) feet.
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Minimum Dwelling Unit Size. The minimum dwelling unit size within the R-2 District shall be 1,000 square feet exclusive
of garage area, provided that at least 20% of the toral number of units within any planning area shall exceed the minimum
square footage of 15%.
Separation Between Buildings. The minimum required separation between main buildings shall be as follows:
B. Single-Family Detached Residential: Ten (10) feet.
B. Attached Residential:
1. Front to front: Twenty (20) feet for one story buildings plus each additional story on each building shall be setback
five (5) additional feet.
2. Front to rear or rear to rear: Fifteen (15) feet for one story building plus each additional story on each building shall
be setback five (5) additional feet.
3. End wall to front or rear: Ten (10) feet for one story buildings plus each additional story on each building shall be
setback five (5) additional feet.
4. In order to encourage obliquely aligned buildings, where such alignments are used, the distances in 1 or 2, as
applicable, may be decreased five (5) feet.
5. No accessory structure shall be located closer than ten (10) feet from any property line or public right-of-way,
provided that no minimum spacing is required between any accessory structure and a main building.
Parking. The provisions of Chapter 17.148 of the city of Lake Elsinore Zoning Ordinance shall be used to determine the
required parking for development in the R-3 District.
Design Review. No building permits shall be issued for the construction of any building or structure in the R-2 District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.82 of the City of Lake Elsinore
Zoning Ordinance. The following exemptions shall apply:
A. Additions or alterations to an existing structure which do not change the use from one permitted in the District and
which does not increase the floor area by more than 50%.
B. Group I, II, and IV accessory structures.
C. Fences and walls. Although the above exempted structure do not need formal Design Review approval, their proposed
location and design must be approved by the Director of Community Development or designee prior to construction
or installation.
8.4 R-3: HIGH DENSITY RESIDENTIAL
(TWENTY-FOUR DWELLING UNITS PER ACRE)
Purpose. The R-3 District is intended to provide locations for multiple-family residential projects at densities of up to twenty-
four dwellings to the acre. It may also provide sites for public and semi-public facilities needed to complement residential
areas and for institutions that require a residential environment.
Permitted Uses. Uses permitted in this district shall include those listed below where developed in compliance with the
purpose and intent of this chapter:
A. Multiple-family dwellings.
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B. Government buildings and service facilities.
C. Public parks, playgrounds, community centers, recreation buildings and schools including elementary, junior high and
high schools.
D. Small-family day care and residential care facilities pursuant to Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
E. Single-family uses when they comply with all requirements of Chapter 17.23 of the City of Lake Elsinore Zoning
Ordinance.
F. Similar uses to those listed above as approved by the Community Development Director.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to the
“Permitted Uses” above, may have the potential to impact surrounding properties and, therefore, require additional
approval and consideration. Such uses to be permitted in the R-3 District shall require a Use Permit pursuant to Chapter
17.74 of the City of Lake Elsinore Zoning Ordinance and shall include the following:
A. Churches.
B. Commercial child day care centers.
C. Condominiums subject to compliance with all provisions of Chapter 17.37 of the City of Lake Elsinore Zoning Ordinance.
D. Convalescent, retirement homes, rest homes, sanatoriums, and similar congregate care facilities.
E. Horticultural uses, including growing of fruit, nuts, vegetables, and ornamental plants for commercial purposes.
F. Large family day care homes in compliance with the provisions of Chapter 17.16 of the City of Lake Elsinore Zoning
Ordinance.
G. Keeping of exotic animals on the same lot as a permitted dwelling (or pets only and not for commercial purposes;) the
Planning Commission shall impose adequate limitations to assure that the residential character of the property and
neighborhood are maintained.
H. Private, non-commercial clubs and lodges.
I. Private preschools, elementary, junior and high schools.
J. Tennis clubs and swimming clubs.
K. Public utility distribution and transmission facilities excluding private radio, television, and paging antenna and towers.
L. Similar uses as those listed above as approved by the Planning Commission.
Accessory Uses. The following accessory buildings and uses may be located on the same lot with a permitted use provided
that they are found to be compatible with the residential character of the neighborhood and that any buildings or structures
be harmonious with the architectural style of the main building(s).
A. Uses
1. Home occupations; subject to the approval of an application for a home occupation issued by the Director of
Community Development or designee and compliance with the provisions of Chapter 17.15 of the City of Lake
Elsinore Zoning Ordinance.
76 | IV. SPECIFIC PLAN REGULATIONS
2. Non-commercial hobbies.
3. Keeping of household pets (when no commercial activity is involved). For the purpose of this ordinance, a household
pet is an animal clearly considered customary to a residential use, e.g. dogs, cats, birds, and fish. Said pets shall
be limited to a maximum of three (3) weaned dogs and/or cats. Birds shall be permitted only inside the main
dwelling unit, unless a use permit is obtained.
B. Structures
1. Antennas, satellite dishes, and similar devices; subject to compliance with the provisions of Chapter 17.67 of the
City of Lake Elsinore Zoning Ordinance.
2. Carports and garages.
3. Community recreation buildings and facilities for use by the residents of a permitted development.
4. Equipment storage structures not exceeding 400 square feet.
5. Lattice patio covers, and gazebos.
6. Rental offices and management offices; only when they serve the project on which property they are located.
7. Special use rooms such as laundry rooms and pool dressing rooms.
8. Swimming pools, Jacuzzis, spas, and associated equipment (provided said equipment is enclosed to reduce noise
impacts).
Unless otherwise permitted in this chapter, no accessory structures or associated equipment shall be located in a required
yard area.
Lot Area. The minimum lot area for any new multi family development in Murdock Alberhill Ranch shall be 7,260 square
feet. There shall be no minimum lot area required for attached single-family residential developments.
Lot Area Per Dwelling Unit. The minimum lot area required for each dwelling unit in the R-3 District shall be 1,815 square
feet of net lot area per unit.
Street Frontage Width. The minimum street frontage width for any new multi-family District lot in Murdock Alberhill Ranch
shall be sixty (60) feet as measured from the property line. The standard for attached single family development shall be
the same as those standards identified in the R-M District standards.
Setbacks. The following minimum standards shall apply to all new construction within the R-3 District:
A. Front Yard: The front yard setback to any building shall average twenty (20) feet from the property line but in no case
shall be less than fifteen (15) feet from the property line.
B. Side Yard and Rear Yards
1. Main Dwelling Unit: Adjacent to interior lot lines the setback shall be ten (10) feet: adjacent to a public right of-way
the minimum setback shall be fifteen (15) feet.
2. Garage or Enclosed Carports: Five (5) feet or less, or twenty (20) feet or greater.
3. Open carports: Three (3) feet.
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Lattice patio covers may encroach to within ten-(10) feet of a rear property line or a public right-of-way and to within three
feet of a side property line not abutting a public right-of-way.
Lot Coverage: The maximum lot coverage in the R-3 District shall be sixty (60) percent including all structures, drive-aisles,
and parking areas.
Building Height. Except as otherwise provided for accessory structures, the maximum building height in the ”R-3” District
shall be thirty-five (35) feet fouty-five (45) feet, excluding appurtenances. Structures located closer than twenty (20) feet
from an adjacent R-M or R-SF residential district in Murdock Alberhill Ranch shall be limited to a building height not to
exceed the maximum building height permitted in the adjacent district.
Minimum Dwelling Unit Size. The minimum dwelling unit size within the R-3 District exclusive of any balcony or patio area
shall be as follows:
A. Bachelor Apartment (sleeping quarters within the living room area): 450 sq. ft.
B. One (1) Bedroom Apartments: 600 sq. ft.
C. Two (2) Bedroom Apartments: 700 sq. ft. plus 100 sq. ft. for each additional bedroom
Open Space. In addition to any open space required by other provisions of the City of Lake Elsinore Zoning Ordinance,
all projects developed in an R-3 District shall provide the following open space:
A. Private Open Space:
Each dwelling unit shall be provided with a usable private open space area in the form of a patio or courtyard with a
minimum area of one hundred (100) square feet and a minimum dimension of ten (10) feet, or a balcony as follows:
1. Units of 600 square feet or less: A balcony of sixty (60) square feet with a minimum dimension of six (6) feet.
2. Units larger than 600 square feet of floor area: A balcony of eighty (80) square feet and a minimum dimension of
eight (8) feet.
For the purpose of this chapter, private open space shall mean a fenced or otherwise screened area which is devoid of
structures and improvements other than those provided for landscape or recreation purposes.
Common open space may be provided in lieu of private open space, if for each one (1) square foot of private open
space reduction there shall be one and one-half (1-1/2) square feet of common open space added to the project over
and above any other requirements of this chapter.
B. Common Open Space:
Two hundred and twenty-five (225) square feet of usable common open space per unit shall be provided within the
boundaries of all projects. Usable open space shall constitute area(s) readily accessible, practical, and generally
acceptable for active and/or passive recreational uses. As a minimum, each multi-family project will contain:
• A tot lot.
• A minimum of one pool complex at a ratio of one pool for up to 200 dwelling units.
• Passive recreational areas such as picnic grounds, barbecue pits, pedestrian paths or bikeways.
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Other possible facilities which may be provided or substituted for the above (with prior approval of the Community
Development Director) include tennis or racquet ball courts, volleyball courts, basketball courts, spas, etc. Recreation
facilities will be maintained by project owners for rental projects or a homeowners association for condominium
projects.
Separation Between Buildings. The minimum required separation between main buildings shall be as follows:
A. Front to Front: Twenty (20) feet for one story buildings plus each additional story on each building shall be setback five
(5) additional feet.
B. Front to Rear or Rear to Rear: Fifteen (15) feet for one story building plus each additional story on each building shall
be setback five (5) additional feet.
C. End Wall to Front or Rear: Ten (10) feet for one story buildings plus each additional story on each building shall be
setback five (5) additional feet.
D. In order to encourage obliquely aligned buildings, where such alignments a e used, the distances in A or B, as
applicable, may be decreased by five (5) feet.
Unless otherwise provided by any other adopted City regulation, accessory structures may be located without regard to
a minimum separation subject to Design Review approval.
Walkways. Where walkways pass between buildings, fences, or other structures, there shall be a minimum separation
between said structures of ten (10) feet.
Laundry Facilities. All projects developed within the R-3 District shall provide laundry facilities adequate to accommodate
the number of units proposed within the project. The minimum number shall be one washer and one dryer per each nine
units; however, in no case shall there be less than one washer and dryer provided.
Walls and Fences. Decorative masonry walls a minimum of six feet in height, as measured from the highest grade
elevation either side of the wall, shall be provided along all side and rear property lines or property lines that abut a major
utility easement. Wood fences may be used to separate private open space areas.
Landscape Buffer. Where an R-3 District immediately abuts a single-family residential district, a minimum fifteen (15) feet
wide landscape buffer shall be provided. Adjacent off-site homeowners association maintained landscaped slopes and/or
greenbelts may be included in complying with this requirement storage. A storage space of eight-five (85) cubic feet with:
a minimum dimension of three (3) feet shall be provided for each dwelling unit in a location external of the unit.
Parking. The provisions of Chapter 17.66 17.148 of the city of Lake Elsinore Zoning Ordinance shall be used to determine
the required parking for development in the R-3 District.
Design Review. No building permits shall be issued for the construction of any building or structure in the R-3 District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.82 of the City of Lake Elsinore
Zoning Ordinance. The following exemptions shall apply:
A. Accessory structures other than garages and carports.
B. Fences and walls.
Although the above exempted structures do not need formal Design Review approval, their proposed location and design
must be approved by the Director of Community Development or designee prior to construction or installation.
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8.4 C-1 NEIGHBORHOOD COMMERCIAL DISTRICT
Purpose. The intent of the C-1 District is to provide locations for general retail and office uses which offer the sale of goods
and services to the general public and which, through characteristics of their operation, serve primarily the day-to-day
shopping needs of local residents. C-1 properties are located in closer proximity to residential districts and on smaller City
streets than more intense commercial designations. The C-1 District is not intended for those uses which because of size or
nature of operation generate vehicular or truck traffic beyond that normally associated with a neighborhood use.
Permitted Uses. Uses-permitted in the C-1 District shall include those businesses listed below which operate in compliance
with the intent and standards of this District and are conducted entirely within a completely enclosed building.
A. All permitted uses in the C-O District as contained in the City’s Zoning Ordinance.
B. Apparel stores.
C. Appliance stores.
D. Bicycle shops.
E. Food stores including markets, bakeries, and health food establishments, candy stores.
F. Florists.
G. General merchandise stores
H. Hardware stores.
I. Health and exercise clubs.
J. Hobby supply stores.
K. Jewellery stores.
L. Media shops including bookstores, news-stands, and video tape outlets.
M. Music stores including sales of instruments, records, and tapes.
N. Personal service establishments; including barbershops, beauty shops, dry cleaning and tailors.
O. Pet shops; retail sales and grooming only. No boarding of animals.
P. Restaurants and eating places provided they comply with the requirements of Chapter 17.66, Parking Requirements, of
the City of Lake Elsinore Zoning Ordinance; but excluding drive-ins and drive throughs.
Q. Schools for dance and music.
R. Service establishments such as small appliance repair, watch and jewellery repair, and shoe repair.
S. Sporting goods, stores.
T. Toy shops.
U. Vehicle parts sales (new or rebuilt only) and excluding repair and service.
V. Similar uses to those listed above as approved by the Community Development Director.
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Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to the
Permitted Uses in the C-1 District, may have the potential to impact surrounding properties and, therefore, require additional
approval and consideration. Such uses to be permitted in the C-1 District shall require a Use Permit pursuant to Chapter
17.74 of the city of Lake Elsinore Zoning Ordinance and shall include the following:
A. Automatic car washes provided they shall be located a minimum of two hundred (200) feet from any residential use.
B. Bars or cocktail lounges not in conjunction with a restaurant.
C. Churches.
D. Drive-through or drive-in establishments provided a safe and efficient circulation system can be provided completely
on-site.
E. Game arcades includes any establishment having five or more mechanical or electronic games of chance, skill or
entertainment, whether as the primary use or in conjunction with another business, but excluding vending machines
dispensing a product for sale.
F. Gasoline dispensing establishments, subject to the provisions of Chapter 17.38 of the City of Lake Elsinore Zoning
Ordinance.
G. Hotels.
H. Mortuaries.
I. Motels.
J. Private clubs and lodges.
K. Restaurants and eating places with outside eating areas.
L. Small animal veterinary clinics subject to the following addition to all other conditions of the Use Permit:
1. Treatment of animals is restricted to dogs, cats, and other small domesticated animals and birds.
2. The operation shall be conducted in a completely enclosed and sound controlled - building in such a way as to
produce no objectionable noises or odors outside its walls.
3. There shall be no outdoor runs or animal holding areas.
4. There shall be no boarding of animals other than as necessary for recuperation of patients.
5. The clinic shall have direct access from the parking area.
M. The Murdock Alberhill Ranch Specific Plan establishes an R-3 overlay district over the C-1 designated areas shown on
the land use plan. Subject to a Conditional Use Permit and Design Review approval, the multi-family development
option may be permitted in the C-1 District in conformance with the development regulations/ standards of the R-3
District as described in this document up to a maximum of 370 dwelling units. Exercise of the R-3 overlay option shall
not require any further amendment to the Specific Plan.
Development under the R-3 overlay option shall automatically rescind the C-1 land use designation over the affected
area.
N. Similar uses as those listed above as approved by the Planning Commission.
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IV. SPECIFIC PLAN REGULATIONS | 81
Site Criteria. There shall be no minimum lot size required for a C-1 parcel. However, in establishing and maintaining
locations or approving uses for the C-1 District, it shall be demonstrated that the property is capable of compliance with
the following criteria:
A. The site can support safe and efficient on-site circulation and has convenient access to surface streets with adequate
capacity.
B. There is sufficient parcel size to ensure adequate buffering and screening where needed to protect residential
development.
C. The site is physically suitable for the proposed type and density of development and capable of permitting full compliance
with the City’s development standards and practices.
Setbacks. The following minimum standards shall apply to all new construction in the C-1 District:
A. Front: The front yard setback for any building in the C-1 District shall average twenty (20) feet but in no case shall be
less than fifteen (15) feet.
B. Side and Rear Yard: No setback shall be required from interior lot lines except adjacent to a public right-of way or a
residential use, in which case the minimum setback shall be fifteen (15) feet.
C. Notwithstanding Subsections 1 and 2, the setback from a public right-of-way to a parking or driveway area may be ten
(10) feet.
Building Height. The maximum building height shall be thirty-five (35) feet, excluding appurtenances.
Landscape Improvements. All area not utilized for structures, parking, or other permitted uses shall be landscaped. In
addition, the following minimum standards shall apply:
A. Adjacent to Streets: A continuous area, a minimum of ten (10) feet in depth, shall be landscaped and maintained
between parking areas and the public right-of-way.
B. Buffer Landscaping: A continuous landscape buffer, a minimum of fifteen (15) feet in depth, shall be maintained
adjacent to all interior property lines which abut residential uses. In addition, a solid block wall, a minimum of six (6)
feet in height shall be commercial uses from adjacent residential uses. At a minimum, said buffer shall contain one (1)
fifteen (15) gallon, non-deciduous, umbrella form tree for each thirty (30) lineal feet of boundary length. No structure
or use, including parking, drive aisles, or trash enclosures, but excepting said six (6 foot-high wall, shall encroach within
this area.
C. Generally: All building sites shall have a minimum landscaped coverage equivalent to the ten (10) percent of the total
lot area. Such landscaping shall be evenly distributed over the site and consist of an effective combination of trees,
ground cover and shrubbery, which may include landscaping required for setbacks or buffers. A reduction in coverage
may be sought and approved during the Design Review process in recognition of quality design. For the purpose of this
provision, quality considerations include the use of courtyards, atriums, creative use of ground floor public space,
creative use of water elements, and the incorporation of sculpture or art work in the landscape proposal.
Parking. The provisions of Chapter 17.66 of the city of Lake Elsinore Zoning ordinance shall be used to determine the
parking for development in the C-1 District.
Mechanical Equipment. All roof-mounted mechanical equipment satellite dishes, tanks, ducts, elevator enclosures,
cooling towers, or mechanical ventilators shall be screened from the round elevation view by architectural elements such
as parapets, etc., to a minimum sight distance of 1,320 feet.
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Floor Area Ratio. The maximum floor area ratio shall be .50.
Design Review. No building permits shall be issued for the construction of any building or structure in the C-1 District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.820 of the City of Lake Elsinore
Zoning Ordinance.
8.5 I: INDUSTRIAL DISTRICT
Purpose. The intent of the Industrial district is to reserve appropriate locations consistent with the General Plan for certain
categories of light industrial uses that are relatively free of nuisance or hazardous characteristics and to protect these areas
from intrusion by residential, commercial, and other inharmonious uses. Whereas Industrial uses will generally be located
in the more visible industrial areas of the City, such as adjacent to major thoroughfares, it is intended they will play a major
role in establishing the perceived identity of the City’s industrial districts. Accordingly, this section also includes appropriate
development criteria to assure a superior appearance of all structures and uses as well as provisions for the proper inclusion
of landscaping and buffer features.
Permitted Uses. Uses permitted in the Industrial district shall include those businesses listed below which operate in
compliance with the purpose, intent and standards of this district, are conducted entirely within a completely enclosed
building, and maintain an exterior environment free from odor, dust, smoke, gas, noise, vibration, electromagnetic
disturbance, and the storage of hazardous waste. Each business shall be evaluated in terms of its operational characteristics
and specific site location pursuant to the provisions of LEMC 17.415.050 and 17.415.060.
A. Manufacture, assembly, and repair of:
1. Garments.
2. Household appliances.
3. Machine tools.
4. Motor vehicles, farm equipment, motorcycle, recreational vehicles, boats and trailers and accessories and parts.
5. Small miscellaneous consumer products
B. Manufacture and maintenance of signs and advertising structures.
C. Offices for on-site management and leasing, provided they shall be directly related to and involved with the property
on which they are located.
D. Sheet metal shops.
E. Soils engineering and testing firms.
F. Upholstering shops.
G. Veterinary clinics.
H. Wholesale distribution.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses while similar in characteristics to permitted
uses in LEMC 17.136.020 may have the potential to impact surrounding properties and therefore require additional
approval and consideration. Such uses to be permitted in the M-1 district shall require a use permit pursuant to LEMC
17.415.070 and shall include the following:
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IV. SPECIFIC PLAN REGULATIONS | 83
A. Any use listed in LEMC 17.136.020 which because of operational characteristics specific to the particular business or
proposed location is found by the Director of Community Development to have the potential to negatively impact
adjoining properties, businesses, or residents and, therefore, requires additional approval and consideration. Said
impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people,
noise, or site location.
B. Heavy equipment sales and rental.
C. Headquarters and administrative offices with a minimum total floor area of 30,000 square feet for a single user and
provided they comply with all development standards of Chapter 17.116 LEMC, C-O Commercial Office District,
including parking requirements.
D. Health clubs, racquetball and indoor tennis courts and similar related facilities.
E. Mini-storage or mini-warehouses.
F. Recreational vehicle storage yards; provided, that there shall be a minimum 20-foot landscaped setback from all streets
and yards shall be screened from all public thoroughfares by a decorative, solid masonry wall a minimum of six feet in
height, as measured from the highest grade elevation from either side of the wall.
G. Research offices and laboratories for the conduct of scientific research involving design, fabrication, and testing of
prototypes and the performance of environmental tests.
H. Structures exceeding the maximum height permitted by LEMC 17.136.090.
I. Trade schools and industrial training centers.
J. Restaurants and eating places.
K. Other uses that the Planning Commission finds by resolution to be in accord with the purpose of this chapter and having
characteristics similar to those uses listed in this section. A list of these uses shall be maintained in the Planning Division
for future reference.
Accessory Uses. The following accessory buildings and uses may be located on the same lot in conjunction with a
permitted use; provided, that they remain clearly incidental and secondary to the primary use, are found to be compatible
with the character of the business district in which they are located, and that any building or structures are harmonious with
the architectural style of the main building(s). No accessory structure shall be located in a front setback area.
A. Outdoor storage areas subject to the following:
1. Outdoor storage areas shall be permitted only in conjunction with and as an integral aspect of a permitted use
and shall not be the primary use of the property.
2. All storage yards shall be enclosed on all sides with a screen a minimum of six (6) feet in height as measured from
the highest grade elevation either side of the screen. The screen shall be a decorative, solid masonry wall except
chain link with redwood or cedar slats or wood fencing may be permitted where the storage yard is not visible from
a public thoroughfare.
3. No materials shall be stored higher than the screen.
4. Storage areas shall not encroach upon parking, landsqap1ng, drive aisles, required truck loading areas or required
yard areas.
84 | IV. SPECIFIC PLAN REGULATIONS
5. No storage of scrap, waste or other material not utilized in the production process is permitted.
6. No storage area shall be located within fifty (50) feet of a property upon which there is a residential use.
7. All outdoor storage shall be subject to the approval of a conditional use permit pursuant to LEMC 17.415.070 and
shall also be reviewed to ensure adequate provision of screening of storage areas. Storage materials shall not be
visible from public rights-of-way, including freeways, or adjacent residential or commercial properties.
B. General Offices.
C. Guard offices excluding those with living facilities.
D. Employees’ cafeterias.
E. Retail sales or products produced on the premises and incidental retail sales relevant to businesses permitted in
“Permitted Uses” and “Uses Subject to a Conditional Use Permit” per this District.
F. Showroom for exhibition of products produced on the premises or available for wholesale distribution.
Lot Area. The minimum lot area for new lots in the I District shall be 20,000 square feet net. Industrial condominiums or
planned unit developments may have smaller lot areas provided they are master planned and share reciprocal facilities
such as parking and access and provided it can be shown that development upon those lots can comply, with the exception
of street frontage width, with all of the standards of this Section.
Street Frontage Width. The minimum street frontage width of any new lot created in the I District shall be 100 feet.
Setbacks. The following minimum standards shall apply to all new construction in the I District:
A. Front: The front yard setback for any building in the I District shall average twenty (20) feet but in no case shall be less
than fifteen (15) feet.
B. Side and Rear Yard: No setback shall be required from interior lot lines except adjacent to a public right-of way or a
residential use, in which case the minimum setback shall be the same as required for the front yard setback.
Building Height. In this District, the maximum building height shall be fifty-five (55) feet, excluding appurtenances.
Landscape Improvements. All area not utilized for structures, parking, or other permitted uses shall be landscaped. In
addition, the following minimum standards shall apply:
A. Adjacent to Streets: A continuous area, a minimum of fifteen (15) feet in depth, shall be landscaped and maintained
between parking area and the public right-of-way. Parking areas should be screened as much as possible utilizing
berms, shrubs, and other decorative treatments of sufficient size and height to meet this requirement.
B. Buffer Landscaping: A continuous landscape screen, a minimum of fifteen (15) feet in depth, shall be maintained
adjacent to all interior property lines which abut residential uses. In addition, a solid block wall, a minimum of six (6)
feet in height shall be constructed within this buffer to separate the commercial uses from any adjacent residential uses.
At minimum, said buffer shall contain one (1) twenty-four inch (24”) box, non-deciduous, umbrella form tree for each
thirty (30) lineal feet of Boundary length. No structure or use, including parking, drive aisles, or trash enclosures, but
excepting said six (6) foot high wall, shall encroach within this area.
C. Generally: All building sites shall have a minimum landscaped coverage equivalent to the twelve percent (12%) of the
total lot area. Such landscaping shall be evenly distributed over the site and consist of an effective combination of trees,
ground cover and shrubbery, which may include landscaping required for setbacks or buffers. A reduction in coverage
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IV. SPECIFIC PLAN REGULATIONS | 85
may be sought and approved during the Design Review process in recognition of quality design. For the purpose of this
provision, quality considerations include the use of ground floor public space, creative use of water elements, and the
incorporation of sculpture or art work in the landscape proposal.
Parking. The provisions of Chapter 17.148 of the Zoning Ordinance shall be used to determine the parking for development
in the I District.
Floor Area Ratio. The maximum floor area ratio shall be 0.45.
Good Neighborhood Policy: Industrial Design shall comply with City’s Good Neighborhood Policy Standards.
Design Review. No building permits shall be issued for the construction of any building or structure in the I District until
the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.415.050 and 17.415.060 of
the City of Lake Elsinore Zoning Ordinance.
8.6 C-SP: COMMERCIAL-SPECIFIC PLAN DISTRICT
Purpose. The intent of the C-SP District is to reserve appropriate locations for certain categories of office, retail, commercial,
and light industrial uses that are relatively free of nuisance or hazardous characteristics and to protect these areas from
intrusion by residential and other inharmonious uses. The C-SP uses are located in the more visible areas of Murdock
Alberhill Ranch, such as adjacent to major thoroughfares and freeways. Furthermore, it is anticipated that C-SP uses will
play an important role in establishing the perceived identity of the larger Alberhill Ranch area from adjacent off-site
freeways and major on-site thoroughfares.
Permitted Uses. Uses permitted in the C-SP District shall include those uses listed below which operate in compliance with
the purpose, intent, and standards of this District, are conducted entirely within a completely enclosed building, and
maintain an exterior environment free from odor, dust, smoke, gas, noise, vibration, electromagnetic disturbance, and the
storage of hazardous waste.
A. All permitted uses of the C-1 District as contained within this document.
B. Antique shops and auction galleries.
C. Bowling alleys.
D. Cabinet shops and furniture manufacture.
E. Catering services.
F. Ceramic products manufacture using only previously pulverized clay, and kilns fired by electricity or gas.
G. Cold storage plants.
H. Department stores.
I. Die and pattern making.
J. Equipment rental agencies.
K. Floor covering shops.
L. Furniture stores.
86 | IV. SPECIFIC PLAN REGULATIONS
M. Gas dispensing establishments subject to the provisions of Chapter 17.38 of the City of Lake Elsinore Zoning Ordinance.
N. Home improvement centers.
O. Hotels, motor inns, and motels.
P. Lawn mower repair shops.
Q. Machine shops.
R. Manufacture, assembly, and repair of:
1. Aircraft accessories and parts.
2. Electronic equipment and components.
3. Business machines. .
4. Electrical devices (generally).
5. Garments.
6. Household appliances.
7. Machine tools.
8. Motor vehicles, farm equipment, motorcycle, recreational vehicles, boats and trailers and accessories and parts.
9. Small miscellaneous consumer products
J. Manufacture and maintenance of signs and advertising structures.
K. Offices for on-site management and leasing, provided they shall be directly related to and involved with the property
on which they are located.
L. Sale of motor vehicle, motorcycle and recreational vehicle parts and -accessories and service incidental to the sale of
parts.
M. Second hand and thrift shops.
N. Service businesses similar to retail store which do not involve warehousing or storage, except accessory storage of
commodities sold at retail on the premises.
O. Sheet metal shops.
P. Skating rinks.
Q. Soils engineering and testing firms.
R. Theaters provided they comply with the requirements of Chapter 17.66, Parking Requirements, of the City of Lake
Elsinore Zoning Ordinance.
S. Upholstering shops.
T. Veterinary clinics.
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IV. SPECIFIC PLAN REGULATIONS | 87
U. Wholesale distribution.
V. Similar uses as those listed above as approved by the Community Development Director.
Uses Subject to a Conditional Use Permit. It is recognized that certain uses, while similar in characteristics to “Permitted
Uses” per this District, may have the potential to impact surrounding properties and, therefore, require additional approval
and consideration. Such uses to be permitted in the C-SP District shall require Planning Commission review and approval
of a Use Permit pursuant to Chapter 17.74 of the City of Lake Elsinore Zoning Ordinance and shall include the following:
A. Any C-SP use proposed to be located on a parcel which is within 100 feet of the exterior boundaries of a residential
district.”
B. Any use listed in “Permitted Uses” per this District which, because of operational characteristics specific to the particular
business or proposed location, is found by the Director of Community Development to have the potential to negatively
impact adjoining properties, businesses, or residents, and, therefore, requires additional approval and consideration.
Said impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of
people, noise, or site location.
C. Uses permitted subject to a Conditional Use Permit in the C-1 District as contained in this document.
D. Bus depots and transit stations.
E. Business colleges and professional schools.
F. Car washes.
G. Churches.
H. Commercial kennels.
I. Dance halls, discotheques, or any establishment providing live entertainment.
J. Electro-plating.
K. Headquarters and administrative offices with a minimum total floor area of 30,000 square feet for a single user.
L. Health clubs, racquet ball and indoor tennis courts, and similar related facilities where they occupy a minimum of
20,000 square feet of building area.
M. Heavy equipment sales and rental.
N. Mini-storage or mini-warehouses.
O. Motor vehicle, motorcycle and recreational vehicle sales and service incidental to the sale of parts but excluding major
overhauls, painting and body work.
P. Outdoor sales and display incidental and accessory to a permitted use.
Q. Recreational vehicle storage yards, provided that there shall be a minimum twenty (20) foot landscaped setback from
all streets and yards shall be screened from all public thoroughfares by a decorative, solid masonry wall a minimum of
six feet in height, as measured from the highest grade elevation from either side of the wall.
R. Recycling centers, not including automobile salvage or dismantling.
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S. Research offices and laboratories for the conduct of scientific research involving design, fabrication, and testing of
prototypes and the performance of environmental tests.
T. Trade schools and industrial training centers.
U. Restaurants and eating places.
V. Similar uses as those listed above as approved by the Planning Commission.
Accessory Uses. The following accessory buildings and uses may be located on the same lot in conjunction with a
permitted use, provided that they remain clearly incidental and secondary to the primary use, are found to be compatible
with the character of the business district in which they are located, and that any building or structures are harmonious with
the architectural style of the main building(s). No accessory structure shall be located in a front setback area.
A. Outdoor storage areas subject to the following:
1. Outdoor storage areas shall be permitted only in conjunction with and as an integral aspect of a permitted use
and shall not be the primary use of the property.
2. All storage yards shall be enclosed on all sides with a screen a minimum of six (6) feet in height as measured from
the highest grade elevation either side of the screen. The screen shall be a decorative, solid masonry wall except
chain link with redwood or cedar slats or wood fencing may be permitted where the storage yard is not visible from
a public thoroughfare.
3. No materials shall be stored higher than the screen.
4. Storage areas shall not encroach upon parking, landsqap1ng, drive aisles, required truck loading areas or required
yard areas.
5. No storage of scrap, waste or other material not utilized in the production process is permitted.
6. No storage area shall be located within fifty (50) feet of a property upon which there is a residential use.
B. General Offices.
C. Guard offices excluding those with living facilities.
D. Employees’ cafeterias.
E. Retail sales or products produced on the premises and incidental retail sales relevant to businesses permitted in
“Permitted Uses” and “Uses Subject to a Conditional Use Permit” per this District.
F. Showroom for exhibition of products produced on the premises or available for wholesale distribution.
Lot Area. The minimum lot area for new lots in the C-SP District shall be 20,000 square feet net. Industrial condominiums
or planned unit developments may have smaller lot areas provided they are master planned and share reciprocal facilities
such as parking and access and provided it can be shown that development upon those lots can comply, with the exception
of street frontage width, with all of the standards of this Section.
Street Frontage Width. The minimum street frontage width of any new lot created in the C-SP District shall be 100 feet.
Setbacks. The following minimum standards shall apply to all new construction in the C-SP District:
A. Front: The front yard setback for any building in the C-SP District shall average twenty (20) feet but in no case shall be
less than fifteen (15) feet.
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B. Side and Rear Yard: No setback shall be required from interior lot lines except adjacent to a public right-of way or a
residential use, in which case the minimum setback shall be the same as required for the front yard setback.
C. Notwithstanding Subsections 1 and 2, the setback from a public right-of-way to a parking or driveway area may be ten
(10) feet.
Building Height. In this District, the maximum building height shall be forty-five (45) feet, excluding appurtenances.
Landscape Improvements. All area not utilized for structures, parking, or other permitted uses shall be landscaped. I
addition, the following minimum standards shall apply:
A. Adjacent to Streets: A continuous area, a minimum of ten (10) feet in depth, shall be landscaped and maintained
between parking area and the public right-of-way. Parking areas should be screened as much as possible utilizing
berms, shrubs, and other decorative treatments of sufficient size and height to meet this requirement.
B. Buffer Landscaping: A continuous landscape screen, a minimum of fifteen (15) feet in depth, shall be maintained
adjacent to all interior property lines which abut residential uses. In addition, a solid block wall, a minimum of six (6)
feet in height shall be constructed within this buffer to separate the commercial uses from any adjacent residential uses.
At minimum, said buffer shall contain one (1) twenty-four inch (24”) box, non-deciduous, umbrella form tree for each
thirty (30) lineal feet of Boundary length. No structure or use, including parking, drive aisles, or trash enclosures, but
excepting said six (6) foot high wall, shall encroach within this area.
C. Generally: All building sites shall have a minimum landscaped coverage equivalent to the eight percent (8%) of the total
lot area. Such landscaping shall be evenly distributed over the site and consist of an effective combination of trees,
ground cover and shrubbery, which may include landscaping required for setbacks or buffers. A reduction in coverage
may be sought and approved during the Design Review process in recognition of quality design. For the purpose of this
provision, quality considerations include the use of ground floor public space, creative use of water elements, and the
incorporation of sculpture or art work in the landscape proposal.
Parking. The provisions of Chapter 17.66 17.148 of the Zoning Ordinance shall be used to determine the parking for
development in the C-SP District.
Floor Area Ratio. The maximum floor area ratio shall be 2.0.
Design Review. No building permits shall be issued for the construction of any building or structure in the C-SP District
until the applicant has obtained Design Review approval pursuant to the provisions of Chapter 17.82 of the City of Lake
Elsinore Zoning Ordinance.
8.7 PUBLIC FACILITIES AND OPEN SPACE DISTRICT
(INCLUDES OS, ES/P, AND ZONING DESIGNATIONS)
Purpose. The intent of the Public Facilities and Open Space District is to reserve land for public park, school, and recreation
uses and to secure natural open space as a permanent public resource, in order to protect the public health, safety, and
welfare and preserve environmental and scenic resources.
Permitted uses.
A. Parks, picnic grounds, and playgrounds, including neighborhood and community parks.
B. Game courts, including tennis, racquet ball, and basketball.
C. Athletic fields.
90 | V. SPECIFIC PLAN DESIGN ELEMENT
D. Parking lots.
E. Primary and secondary schools, both public and private.
F. Drainage or flood control channels, creeks, rivers, lakes and floodplains, including riparian habitat areas.
G. Land which would endanger the health, safety, and public welfare of the residents, to include:
1. Areas where terrain is too steep to build upon or where grading of the land may endanger public heal and safety
due to erosion by flooding
2. Areas subject to flooding or inundation from storm water
3. Geologically unstable areas; and
4. Greenbelt areas which are formed by land development by preserving the land as a natural area.
H. Areas of outstanding cultural or historical value or significance.
I. Areas of outstanding natural, biological, or scenic value or significance.
J. No building or land shall be used, and no building or structure shall be designed, erected, structurally altered or
enlarged except for the following purposes:
1. Drainage channels, bridges or crossings, watercourses, spreading grounds, settling basins, freeways, parkways,
public streets, park drives, utility access roads, hiking/riding trails, and fire lanes.
2. Privately owned or public recreational areas, parks, picnic grounds, playgrounds, wildlife preserve, and such
buildings and structures as are related thereto, but permitting no commercial uses.
3. Game courts, including tennis, racquet ball, and basketball courts.
4. Athletic fields.
5. Parking lots.
6. Equestrian facilities, including trails, riding stables, showgrounds, and competition facilities.
7. Primary and secondary schools, both public and private.
8. Utility facilities, such as pump stations transmission towers, water reservoirs, substations, and similar structures.
9. Wild life or wilderness preserves.
10. Agricultural uses provided an agreement between the City and the land owner can be made which will allow the
land owner to operate under the California Land Conservation Act.
K. Similar uses to those listed above as approved by the Planning Commission.
Lot Area. There is no minimum lot size requirement.
Street Frontage Width. There is no minimum street frontage width, provided that each lot or parcel containing a school
building or structure shall have a width of not less than sixty (60) feet at the building setback line. There is no width
requirement for open space or park lots or parcels or for those lots or parcels used for drainage or other related uses.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 91
Setbacks. There are no yard requirements for buildings which do not exceed twenty-five (25) feet in height. Any portion of
a building which exceeds thirty-five (35) feet in height shall be setback from the front, rear, and side lot lines not less than
two (2) feet for each foot by which the height exceeds thirty-five (35) feet. The front setback shall be measured from the
master plan roadway right-of-way line. The rear setback shall be measured from the existing rear lot line or from any
recorded alley or easement: if the rear line adjoins a street, the rear setback requirements shall be the same as required for
a front setback. Each side setback shall be measured from the side lot line, or from a master plan roadway right-of way line.
Building Height. No building shall exceed twenty-five (25) feet in height (excluding appurtenances) or more than one-
story, except for public and private school buildings and structures which shall not exceed fifty (50) feet in height or four
stories.
Lot Coverage. No structure shall be permitted except accessory buildings or those structures related to public park and
recreation facilities or utilities. In no case shall buildings or structures exceed thirty (30) percent of the total area in use.
Parking. The provisions of Chapter 17.66 17.148, Parking Requirements, of the City of Lake Elsinore Zoning Ordinance
shall be used to determine the parking for development in the Public Facilities and Open Space District.
Mechanical Equipment. All roof-mounted mechanical equipment, satellite dishes, tanks, ducts, elevator enclosures,
cooling towers, or mechanical ventilators shall be screened from the round elevation view by architectural elements such
as parapets, etc., to a minimum sight distance of 1,320 feet.
Width of Fuel Modification Zones. Fuel modification zones will extend so feet into open space areas where development
is downslope and 100 feet in an upslope condition.
Design Review. All structures, parking facilities, or storage lots and grading operations within this district shall be subject
to Planning Commission approval.
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V. SPECIFIC PLAN DESIGN ELEMENT | 93
V. SPECIFIC PLAN DESIGN ELEMENT
9.0 DESIGN GUIDELINES
GENERAL GUIDELINES, PURPOSE AND THEME
The architectural concept of Murdock Alberhill Ranch will be varied, new and different. A blend of traditional, early
California, and Mediterranean will be tastefully integrated throughout the community. Because of the history of clay
production in the Elsinore community and the Murdock concern for tradition, homes will be designed to feature rich accents
of brick with strong fascia and architectural elements of wood, shingle and beams. Roof materials will incorporate clay tiles
to blend harmoniously with the varied architectural styles.
Specific project-wide design goals and objectives are as follows:
A. To provide guidance to developers, builders, engineers, architects, landscape architects, and other professionals in
order to maintain the desired design quality;
B. To provide guidance to City staff, the Planning Commission and the City Council in the review of future development
projects in e Murdock Alberhill Ranch Specific Plan area;
C. To provide guidance in the formulation of covenants, Conditions and Restrictions for the use of land in the Specific Plan
area; and
D. To provide guidance in the formulation of concise development guidelines for the various planning areas within the
Specific Plan boundaries.
The guidelines provided herein are intended to be dynamic, flexible and to be illustrative in nature. Over time, they may
respond to unanticipated conditions, such as changes in buyer’s taste, lifestyles, community desires, economic conditions,
and the marketplace.
9.1 LANDSCAPING GUIDELINES
A. Landscaping Goals and Objectives
1. To reduce emphasis-on vehicular impact by careful placement of roads and parking lots, and screening of same
from view.
2. To emphasize pedestrian access and circulation, especially between and around roads and buildings.
I. SPECIFIC PLAN SUMMARY | 9494 | V. SPECIFIC PLAN DESIGN ELEMENT
3. To accommodate walkways by such treatments as arcades, trellises, courts, and canopies, accented with street
furnishings and pedestrian-scale lighting.
4. To use repetition of details, with variation, to tie buildings together.
B. Entry Statements
1. Concept
In designing the land use plan for Murdock Alberhill Ranch, it was intended that a sense of arrival be created and that
the overall theme of the project be established. The major entry roads to the community (Lake street and Nichols Road).
The intersections of Lake Street and Nichols Road with Collector A are intended to be community arrival points,
establishing arrival to the community. Project and neighborhood entries will establish the sense of arrival of a more
specific locational basis. As described in the following sections, these entries will serve as logical sections, these entries
will serve as logical statement points for the community’s overall theme. The entries, along with the overall landscape
concept, are shown in Exhibit 23.
2. Primary Monument Signage
In order to establish a “sense of arrival” to the Murdock Alberhill Ranch community, primary monument signage will be
located on Lake Street at Collector “A” and Nichols Road at Collector “A”. A formal arrangement of large theme trees
with a theme wall is combined with flowering shrubs and community signage.
3. Secondary Monumentation Signage
Secondary monumentation signage into residential neighborhood areas provides focus for and identification of the
individual neighborhood. Relations to pedestrian scale in concert with building entrances are also important site
planning considerations.
4. Project Identification Signage
Project identification signage into Murdock Alberhill Ranch is provided at Lake street/Nichols Road and Nichols Road/
Terra Cotta Road.
C. Streetscapes
1. Concept
A definitive street hierarchy has been established in order to present a clear distinction between the relative level of
streets and to emphasize certain key aspects of each street in Murdock Alberhill Ranch. This hierarchy is depicted in the
Landscape Concept, Exhibit 24. This hierarchy will, in part, be established by the street landscaping, which has been
chosen to reflect the project’s overall “rural California” theme. Careful consideration of the relationship between street
and plant material characteristics such as size, form, texture and color will help establish a character that will reinforce
this theme.
2. Urban Arterial (Lake Street, generally north of Nichols Road)
A semi-formal landscape concept is proposed for Lake Street and is shown in detail on Exhibit 25. The landscape
concept consists of informal groupings of evergreen and deciduous trees in the parkways, along with a formal planting
of medium evergreen trees in the median, combined with an understory of ground cover and low shrubs.
3. Major Highway (Nichols Road and Lake Street, generally south of Nichols Road)
I. SPECIFIC PLAN SUMMARY | 94 I. SPECIFIC PLAN SUMMARY | 95
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 23, Conceptual Entry Design
For Illustration Purpose Only
96 | INTRODUCTION
N.T.S.Exhibit 24, Landscape Concept
To be updated.
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 97
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 25, Lake Street Section A
This should be a 120’ Lake Street Lake
as shown in Circulation Plan (Exhibit 11)
For Illustration Purpose Only
120’
33’33’
12’12’
98 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 26, Lake Street Section B & Nichols Road Section C
This should be a 120’ Lake Street as
shown in Circulation Plan (Exhibit 11)
This should be a 120’
Nichols Road as shown in
Circulation Plan (Exhibit
11)
SECTION B
SECTION C
For Illustration Purpose Only
120’
120’
33’
33’
33’
33’
12’
12’
12’
12’
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V. SPECIFIC PLAN DESIGN ELEMENT | 99
Nichols Road will function as the entry road into the Murdock Alberhill Ranch Specific Plan area.
The landscape concept is informal and will transition to a formal theme at the intersection arrival points. Informal
groupings of medium evergreen canopy trees will be planted in the median and deciduous and evergreen trees will be
planted in the parkways. Exhibit 26 shows the major highway landscape detail.
4. Secondary Highways (Temescal Canyon Road, Terra Cotta Road) and Collector Streets (A and B).
The landscape treatment for the secondary highways and collector streets within Murdock Alberhill Ranch will be
informal and pedestrian oriented.
Grouping of canopy and conical shade trees will be regularly spaced within beds of ground cover and will provide a
canopy over the sidewalks, creating a pleasant pedestrian environment. The use of different species of trees on each
street will uniquely identify various streets within the project. Landscape de ails for secondary highways and collector
streets are shown in Exhibits 27, 28 and 29.
D. Landscaping Standards & Requirements for Commercial, Industrial and Office Developments
Prior to the issuance of any Building Permits, detailed landscape and irrigation plans shall be reviewed and approved
according to the City’s Design Review criteria as discussed in Chapter 17.82 of the City of Lake Elsinore Zoning
Ordinance. Whenever one of the following standards or regulations conflicts with a standard or regulation per City
code, the more stringent shall apply.
1. There shall be a minimum of 151 of the overall site area landscaped with trees, shrubs and ground covers. Off-site
public rights-of-way, provided that they are contiguous with site landscaping, can be counted as a part of the
overall required landscaped area.
2. For all landscaped area(s), plus any off-site public rights-of-way required for these developments, there shall be a
permanent automatic irrigation system installed. Temporary irrigation systems may be used at the applicant’s
discretion for temporary landscaping on an undeveloped area of the project.
3. Low plantings of ground cover, turf, or annual color shall be used in combination with the foreground. When turf
is used with other plantings, it shall be separated with a mow strip of concrete, redwood header, or other similar
material.
4. All landscaping shall be maintained in a manner which allows the landscaping to improve and mature over the
years. Any landscape materials that die shall be replaced within thirty (30) days.
5. Trees shall be double-staked and maintained until the tree materials are strong enough to withstand normal area
winds. Annual color plantings shall be replaced immediately upon decline.
6. Required landscaping shall be maintained in a neat, clean, and healthy condition. This includes pruning, mowing
of lawns, weeding, removal of litter, fertilizing, replacement of plant materials where necessary, and the regular
watering of all plant material.
100 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 27, Nichols Road Section D & Collector A Section E
This should be a 120’ Nichols
Road as shown in Circulation
Plan (Exhibit 11)
SECTION E
SECTION D
For Illustration Purpose Only
120’
33’33’
12’12’
I. SPECIFIC PLAN SUMMARY | 101
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 28, Collector A Section F & G
SECTION F
SECTION G
For Illustration Purpose Only
102 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 29, Collector B (Residential) Section H & Terra Cotta Road Section I
This should be a 90’ Terra Cota Road as
shown in Circulation Plan (Exhibit 11)
SECTION H
SECTION I
For Illustration Purpose Only
90’
10’10’20’20’
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 103
E. Plant Palette
Plants for the Murdock Alberhill Ranch Specific Plan environment should be selected for stress durability, drought
tolerance, adaptability to soil type, suitability for the climate, speed of growth, and regeneration from damage. The list
below includes plants that are suitable for the Lake Elsinore region and may be used throughout Murdock Alberhill
Ranch. This plant palette is not intended to be comprehensive, but is presented as a guide for developers, builders, and
landscape architects within Murdock Alberhill Ranch. Final plant materials are not limited to the list below and will be
selected during preparation of working drawings for each individual project.
Trees
Scientific Name Common Name
Acacia melanozylon Black Acacia
Albizia julibrissin Albizia
Arecastrum romanzoffianum Queen Palm
Cercidium floridum Paloverde
Cercis occidentalis Red Bud
Eucalyptus spp. Eucalyptus
Fraxinus velutine Arizona Ash
Fraxinus X. 'Modesto'Modesto Ash
Gleditsia triancanthos Honey Locust
Jacaranda acutifolia Jacaranda
Lagerstroemia indica Crepe Myrtle
Liquidambar styraciflua Sweet Gum
Phoenix canariensis Canary Island Date Palm
Pinus canariensis Canary Island Pine
Pinus pinea Stone Pine
Pistacia chinensis Chinese Pistache
Pittosporum phillyraeoides Willow Pittosporum
Platanus acerifolia London Plane
Platanus racemosa California Sycamore
Schinus molle California Pepper
Ulmus parvifolia Evergreen Elm
Washingtonia robusta Mexican Fan Palm
Shrubs
Scientific Name Common Name
Abelia 'Edward Goucher' Edward Goucher Abelia
Agapanthis africanys Lily of the Nile
Baccharis pillularis Coyote Bush
Euonymus fortunei No common name
Genista hispanica Spanish Broom
Heteromeles arbutifolia Christmas Berry
104 | V. SPECIFIC PLAN DESIGN ELEMENT
Shrubs
Ligustrum lucidum Glossy Privet
Ligustrum japonicum Japanese Privet
Mahonia aquifolium Oregon Grape
Myrtus communis True Myrtle
Nandina domestica Heavenly Bamboo
Nerium oleander Oleander
Photinia fraseria Photinia
Pittosporum tobira No common name
'Wheeler's Dwarf'Mock Orange
Rosa Banksiae Lady Banks' Rose
Veronica spp.Speedwell
Xylosma congestum Xylosma
Category
Scientific Name Common Name
Ajuga reptans Carpet Bugle
Ampelopsis
brevipendunculata
Blueberry Climber
Bougainvillea spp.Bougainvillea
Cerastium tomentosum Snow-in-summer
Festuca ovina glauca Blue Fescue
Gazania spp. Gazania
Lobularia maritima Sweet Alyssum
Lonicera japonica Japanese Honeysuckle
Oenothera missouriensis Evening Primrose
Santolina chamaecyparissus Lavendar Cotton
Trachelospermum
Jasminoides
Star Jasmine
Vinca major Periwinkle
F. Landscape Setbacks: Adjacent to Multi-Family and Commercial Areas
1. Adjacent to Multi-Family Projects
The landscaping of the rights-of-way adjacent to multi-family areas will be an extension of the specified streetscape.
Typical detail of this interface is shown in Exhibit 30. Walls along street rights-of-way, however, are to be more open
to allow visibility into the multi-family project. Exhibit 41 illustrates a potential concept for wall/fence treatments.
Along the street right-of-way, multi-family structures should vary in setback, spacing between buildings, orientation and
architectural facade to minimize the monotonous facade effect along the street. Parking areas should be located
internally to the project wherever possible as opposed to adjacent to exterior streets.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 105
Landscaping within the multi-family site will extend the plant materials used along adjacent streets with theme or accent
plant materials concentrated at entries and within the recreation areas of the development.
2. Commercial -Specific Plan Projects
The parking lots and buildings within commercial specific plan sites shall be setback from the right-of-way to provide a
more interesting streetscape and to allow for screening of parking lots without the use of walls. The landscaped
setback, as shown in Exhibit 31 is treated less formally than the adjacent street parkway, allowing for installation of the
setback landscaping by the particular developer at the same time or at a later time than the streetscape without having
to match trees or shrubs, etc.
G. Front Perimeter and Major Entries
1. Where any parking area or driveway abuts a street, there shall be a minimum landscape setback of ten feet from
the public right-of-way, which shall be fully landscaped and irrigated (unless a greater setback is required by any
other provision herein).
2. Within the front perimeter there shall be a thirty-inch high screen adjacent to all parking areas that may consist of
landscape, berms, walls or any combination that can satisfactorily screen the parking area within three years. If the
screen is predominantly provided by using plant material, all shrubs shall be a five gallon minimum size. This
screening requirement can be accomplished by formal or informal groupings of plant materials, walls and berming.
The front perimeter is defined as the landscaped area contiguous with public rights-of-way and bounded by an
extension of the major building faces behind.
3. One tree per thirty lineal feet of frontage on any public street shall be installed within the frontage area and shall
consist of minimum fifteen gallon trees. No more than seventy percent of the trees shall be deciduous.
H. Rear and Side Yard Perimeters
1. Rear and side yard perimeters are defined as all other areas not including building store fronts, parking and front
perimeter and major entries. These areas shall provide for a continuous five foot landscape strip adjacent to
property lines and shall be planted with one tree per fifty lineal feet of property line. These trees shall be a
minimum fifteen gallon size.
2. A continuous landscape buffer; a minimum of fifteen feet in depth, shall be maintained adjacent to all interior
property lines which abut residential uses. In addition, a solid block wall, a minimum of six feet in height shall be
constructed within this buffer to separate the commercial uses from the adjacent residential uses. At minimum, said
buffer shall contain one, fifteen gallon, non-deciduous, umbrella form tree for each thirty lineal feet of boundary
length. No structure or use, including parking, drive aisles, or trash enclosures, excepting said six foot high wall,
shall encroach within this area.
I. Parking
Surface parking lots shall be designed as described herein. Parking lots generally shall be screened from view from
adjacent streets and highways by well planted berms. Specific requirements for surface parking are as follows:
1. At least one tree per ten parking stalls shall be provided. All trees installed to meet this requirement shall be twenty-
four inch box minimum size in end islands f d fifteen gallon between end areas. Trees may be placed in regular
formalized groupings or irregularly placed providing the overall density of one tree per ten parking stalls is achieved.
Combinations of deciduous or evergreen trees can be used providing no more than seventy percent of the trees
are deciduous.
106 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 30, Landscape Buffer (Multi-Family Residential/Street Buffer)
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 107
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 31, Landscape Buffer ( Office-Commercial/Street Buffer)
For Illustration Purpose Only
108 | V. SPECIFIC PLAN DESIGN ELEMENT
2. All landscape planter beds in interior parking areas shall be not less than five feet in width and bordered by a
concrete curb not less than six inches nor more than eight inches in height, adjacent to the parking surface.
3. No tree planting is required within rear and side yard parking areas that are not visible from the front perimeter,
parking area, or other streets, unless said parking area abut a residentially zoned use, in which case subsection (8)
(rear and side yard requirements) shall apply. Shrub planting adjacent to the rear of buildings shall be required,
where building and service access requirements permit. If visible from the freeway, tree planting shall be provided.
J. Screening
Generally speaking, the use of property line fencing for screening purposes is discouraged and will be allowed where
security requirements are demonstrated by the owner.
Whenever possible, screening shall be accomplished by contoured grading or dense evergreen shrub massing or a
combination of the two techniques, but must follow the general design theme and characteristics of a campus-setting.
All loading or storage area within the rear and side yards shall be continuously screened with walls, fencing, or
landscaping or a combination thereof. Shrub materials utilized exclusively for screening shall be minimum five gallons
in size. Trees used for screening purposes shall be minimum fifteen gallons in size.
9.2 SITE PLANNING GUIDELINES
A. Single Family Detached Design Guidelines
Murdock Alberhill Ranch has been carefully planned to preserve on-site natural open space areas. The single family
residential development is intended to preserve open space areas. The following guidelines pertain to all single family
developments:
1. Curvilinear street layouts shall be encouraged to enhance streetscape. Long runs of straight local street and 90 0
bends should be avoided.
2. The use of geometric “grid” layouts should be discouraged.
3. Variable dimensions from the street should be utilized to create a more interesting streetscape.
4. When possible, structures should be sited to take full advantage of natural and man-made amenities, breezes, sun
and wind orientation, and views. Shading through the appropriate use of landscaping should be used to protect
structures from solar heat gain during the summer months. If desired, buildings may be oriented to facilitate the
application of solar heating systems.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 109
5. Smaller building units may be clustered- into interesting groupings to allow greater flexibility in site layout and
preserve valuable open space for use by project residents.
6. A variety of lot configurations and sizes (i.e., narrow lot, “Z” lot) should be utilized to accommodate various product
types and create project interest.
7. The orientation of garages and entries should be varied to create unit individuality.
8. Views to open space areas and project amenities should be created by utilizing curvilinear roads and orienting
street sight lines.
9. All common boundaries between single family lots should maintain visual continuity. Designs should emphasize the
idea of a cohesive community, and therefore, abrupt transitions shall be avoided.
10. An interesting streetscape theme should be encouraged through variations in unit footprint, massing, roof forms
and architectural detail and variation in orientation of garages and entries to create unit individuality.
11. Hillside grading design should provide for contour grading of terraced slopes up hillsides, wherever possible.
B. Multi-Family Attached Design Guidelines
The Multi-family residential dwellings for the Murdock Alberhill Ranch community are intended as an alternative living
environment to detached housing styles. Buildings shall be composed of a series of simple, yet varied plan to assure
compatibility and variety in overall building form. The following guidelines pertain to multi-family developments:
1. Individual buildings should be turned and oriented in a variety of ways to avoid the monotony of garage door
corridors. Buildings shall be articulated in a configuration that adds interest, allows for quality private outdoor
areas and reduces the length of street and utility runs.
2. Open parking and carports should be clustered in parking courts and along internal private drives enhance
security. Pedestrian and automobile circulation shall be clearly defined. Special paving at parking court entries and
landscape nodes between parking stalls are encouraged to soften the streetscape.
3. Trash collection stations for multi-family complexes should be located in areas that are convenient, inconspicuous
and serviceable. Preferred locations are at the end run of a parking bay or the mid-point of a parking area. The
trash area should be enclosed and softened with landscaping, trellis work or other screening techniques.
110 | V. SPECIFIC PLAN DESIGN ELEMENT
B. Logistics Center Design Guidelines
The Logistics Center serves as a central hub where products are received from manufacturers, stored, sorted, and then
dispatched to their final destinations. It is an employment center with a contemporary design aesthetic, focusing on
timeless architectural features and attractive detailing. The design guidelines for the Logistics Center are described
below:
1. The overall building form should consist of simple geometric shapes. Rectangular forms are encouraged to promote
balance and visual interest.
2. Building elevations visible from a public street should incorporate changes in exterior materials, color, and
decorative accents at least every 100 feet. Elements such as reveals, recesses, projections, panels, and other
architectural features should be utilized to add variety and visual interest to the streetscape.
3. Pedestrian entrances to buildings (excluding service and emergency exit doors) should be emphasized and made
visually interesting through design elements that change massing, color, and/or building materials.
4. Loading doors, service docks, and equipment areas should be screened to minimize visibility from public roads
and accessible areas within the Specific Plan. Acceptable screening methods include fences, berms, and landscaping
that complement the overall site design and architectural style of the building.
5. Truck and service vehicle entries should provide clear and convenient access to truck courts and loading areas,
ensuring that passenger vehicle, pedestrian, and bicycle circulation are not adversely affected by truck movements.
C. Land Use Transitions
In order to create a high quality, environmentally sensitive and aesthetically pleasing community, Murdock Alberhill
Ranch proposes different types of land use buffers that will use existing or man-made conditions to separate and buffer
dissimilar land uses and establish techniques for linking natural and man-made conditions such as residential use and
open space.
1. Single Family Residential/Multi-Family Residential
This treatment proposes to buffer Single Family residential (R-SF) from the multi-family residential (R-3) uses and is
depicted in Exhibit 32. The transition would utilize an elevation change and vertical trees with a solid wall.
2. Commercial/Residential
As shown in Exhibit 33, the commercial/residential landscape buffer will be used to screen commercial uses from
adjacent residential uses. An elevation change along with vertical trees and a solid wall will provide screening and
result in an attractive transition.
3. Residential/School-Park
This treatment buffers residential uses from the school-park site. Because of the hillside nature of the site, two different
edge conditions are present at the school-park site; an uphill condition and a downhill condition. The uphill condition
is shown in Exhibit 34, and the downhill condition is shown in Exhibit 35.
The uphill treatment is where the residential area is higher than the school-park site, while the downhill treatment is the
reverse condition. Trees provide erosion control along with shrub planting and ground cover. A combination stucco and
wrought iron wall complete the treatment.
I. SPECIFIC PLAN SUMMARY | 111
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 32, Landscape Buffer (Single Family/Multi-Family Residential)
For Illustration Purpose Only
112 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 33, Landscape Buffer (Commercial/Residential)
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 113
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 34, Landscape Buffer - Uphill Condition
For Illustration Purpose Only
114 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 35, Landscape Buffer - Downhill Condition
For Illustration Purpose Only
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 115
4. Open Space/Slope Transition
In those areas where grading will be required between residential or commercial pads and uphill natural slopes,
open space/slope transition area, such as that shown in Exhibit 36, is proposed. This treatment will ensure proper
revegetated edge conditions, provide for an aesthetic transition between natural and man-made conditions and, if and
when necessary, reduce fire hazards by creating a fuel modification zone.
5. Open Space/Pad Transition
This treatment, as depicted in Exhibit 37, will arise when residential pads transition to natural downhill slopes. This
condition would occur in the single family residential areas. In Murdock Alberhill Ranch the transition from residential
pads to natural downhill slopes will occur in accordance with the conceptual grading plan. The sensitive transition from
graded areas into the natural terrain will maintain the view potential for residential lots to open space and scenic vistas.
6. Industrial Edge Condition (TBD)
D. Community Park, Open Space and Trails
Recreation plays an important role in blending development with the natural environment of Murdock Alberhill Ranch.
The interrelationship of the recreational opportunities, open space and bike/pedestrian link is depicted in general
terms on the parks, open space and trails plan, Exhibit 38. Each element is discussed in greater detail below.
1. Community Park
The 22.4 gross acre community park within Murdock Alberhill Ranch will feature both passive and active facilities. The
park will be designed by the city with input from the developer. The park plan will include a buffer between active
recreational uses and the adjacent residential development.
2. Neighborhood Park
A 4.8 6.0 gross acre neighborhood park site is proposed for the Murdock Alberhill Ranch community in Planning Area
2, sub-area K O, as shown in Exhibit 38. The park will be designed by the City with input from the developer, and is
intended to be a passive park, transitioning to natural open space. The park site will be dedicated to the City in a
graded undeveloped condition.
3. Private Parks
Seven Five private park sites are proposed for the Murdock Alberhill Ranch community. Five of the park sites and a
greenbelt paseo are located in Planning Area 1 along Alberhill Ranch Road. An additional private park site is centrally
located within Planning Area 2, as shown in Exhibit 38. The private park areas include a variety of recreational
amenities at each location. The landscaping theme will be established through the use of clusters of evergreen and
deciduous trees, shrub plantings, and turf areas. Conceptual site plans for park sites #1 and #2 are shown in Exhibit
39. Multi-family areas will also contain recreational amenities.
4. Trail System
An extensive pedestrian walkway and bike lane system is proposed for Murdock Alberhill Ranch (as shown in Exhibit
18 ). This system links the residential areas with the school, park sites and the commercial areas. It also provides a
practical recreational amenity that serves to tie the various residential planning areas together.
116 | I. SPECIFIC PLAN SUMMARY
N.T.S.Exhibit 36, Open Space/Slope Transition Area
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 117
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 37, Open Space/Pad Transition Area
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 118
This page is intentionally left blank.
I. SPECIFIC PLAN SUMMARY | 118 I. SPECIFIC PLAN SUMMARY | 119
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 38, Parks & Open Space
NORTH TERRA COTTAROADPLANNING AREA 1
PLANNING AREA 2
PLANNING AREA 3
A
L
BERHI L L R A N C H ROADRE
A
L
I
G
N
E
D TEMESCAL CANYON ROA D
LEGEND
PUBLIC PARKS
OPEN SPACE
PRIVATE RECREATION SPACE
*
*
*
*
*
*
*
*
WATER BOOSTER STATION
0.2 AC GROSS
O.S.
0.5 AC GROSS
PRIVATE PARK (PASEO)
0.8 AC GROSS
OS
34.6 AC GROSS
PRIVATE PARK NO. 3
0.9 AC GROSS
O.S.
1.2 AC GROSS
PRIVATE PARK NO. 5
0.5 AC GROSS
PRIVATE PARK NO. 2
1.3 AC GROSS
TANK SITE
0.9 AC GROSS
PRIVATE PARK NO. 1
1.7 AC GROSS
SEWER LIFT STATION
0.5 AC GROSS
TANK SITE
2.4 AC GROSS
PUBLIC PARK (PASSIVE)
6.0 AC GROSS
O.S.
2.0 AC GROSS
BAKER STREET
PROPOSED REALIGNMENT
PRIVATE PARK NO. 4
0.3 AC GROSS
O.S (TEM CREEK)
1.2 AC GROSS
EXISTING TEMESCAL
CANYON ROAD
PLANNING AREA 3
R-3
10.3 AC GROSS
RSF
53.4 AC GROSS
R-M
23.6 AC GROSS
C-SP
16.7 AC GROSS
P
PUBLIC PARK
22.4 AC GROSS
20.1 AC NET
ES
ELEMENTARY
SCHOOL
11.4 AC
GROSS
R-M
64.6 AC GROSS
I
60.7 AC GROSS
RSF
43.4 AC GROSS RSF
22.9 AC
GROSS
RSF
53.3 AC GROSS
R-3
20.0 AC GROSS
R-2
31.6 AC GROSS
R-2
36.8 AC GROSS
A
B
C
D E
F
G
H
I
L
MK
J
N
O
NOTE : *PRIVATE RECREATION AREA INCLUDED IN SUBAREA J. SIZE OF PRIVATE RECREATION AREA WILL BE DETERMINED�DURING THE DESIGN REVIEW.LAKE STREETLINCOLN STREETNICHOLS ROAD
N
I
C
H
O
L
S
R
O
A
DLAKE STREETSTREET B
LAKE STREETPIERCE STREETKINGS HIGHWAY
120 | INTRODUCTION
N.T.S.Exhibit 39, Conceptual Private Park Plans
For Illustration Purpose Only
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 121
E. Community Walls and Fencing
Community walls and fences consist of such elements that will face public streets or view corridors or that will be
constructed in relation to public facilities or uses.
Community walls and fences serve as a unifying element along street corridors and link community, project and
neighborhood arrival and entry features at major intersections throughout the project. The community wall and fencing
program is intended to allow flexibility in the use of such elements along major street corridors while ensuring consistency
in the type of material utilized.
Three types of walls/fences are illustrated in Exhibit 40. The location of proposed walls/fences are depicted in Exhibit
41. Within the formal, semi-formal and informal landscape treatment areas adjacent to arterials, type A and type C
elements may be constructed adjacent to residential uses. Type B elements are appropriate in conjunction with
commercial uses. Type B elements are appropriate along collector streets to link neighborhood entries. These wall and
fencing elements will enhance the landscape corridors and view corridors within the project.
F. Grading Design
The hillside topography within the Murdock Alberhill Ranch site, much of which has slopes greater than 25%, will be
recontoured in accordance with the Conceptual Grading Plan shown in Exhibit 42. Exhibits 43 and 44 show
conceptual cross-sections of the site in its existing and graded condition. The grading concept proposes to modify the
existing terrain to reclaim mined areas and to take advantage of the view potential from the site.
The natural topography will be retained where feasible and blended into the new land forms. Much of the grading
activity on-site is dictated by city standards for street grades and manufactured slopes. In all cases, newly created
slopes will be landscaped and maintained by a Landscape and Lighting District. Slopes within the rear yards of
individual homes will be maintained by the residents.
The grading design concept will be refined as tentative tract maps are prepared for planning areas and sub-areas.
When grading plans are prepared for the development of the property, tract-specific geotechnical information will
further refine the concept.
On-site grading activity will be designed to balance earthwork within each planning area. Interim erosion control and
dust control measures will be instituted during construction activities in accordance with adopted City of Lake Elsinore
standards and guidelines. To the extent feasible, reclaimed water will be used as the primary dust control measure
during grading operations.
122 | I. SPECIFIC PLAN SUMMARY I. SPECIFIC PLAN SUMMARY | 122
N.T.S.Exhibit 40, Community Wall and Fence Concept
For Illustration Purpose Only
I. SPECIFIC PLAN SUMMARY | 122 I. SPECIFIC PLAN SUMMARY | 123
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 41, Fencing Reference Plan
TO BE UPDATED.
I. SPECIFIC PLAN SUMMARY | 124124 | INTRODUCTION
N.T.S.Exhibit 42, Conceptual Grading Plan
TO BE UPDATED.
I. SPECIFIC PLAN SUMMARY | 124 I. SPECIFIC PLAN SUMMARY | 125
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.Exhibit 43, Grading Cross Sections (A-A & B-B)
TO BE UPDATED.
126 | INTRODUCTION
N.T.S.Exhibit 44, Grading Cross Sections (C-C & D-D)
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 127
9.3 ARCHITECTURAL GUIDELINES
A. Architectural Concept and Theme
The guidelines and standards contained in this portion of the Murdock Alberhill Ranch Specific Plan set forth the basic
architectural character and design theme of each type of land use within the Murdock Alberhill Ranch Specific Plan
community. Development within all areas of Murdock Alberhill Ranch should comply with the following guidelines.
Alberhill Ranch Specific Plan are provided for graphics included in this section of the Murdock illustrative purposes only,
and are not intended to specify exact architectural detail.
It is the intent of these guidelines to comply with the City of Lake Elsinore zoning regulations as well as to provide a
flexible framework within which to design this project. The major objective is to encourage good architectural design,
while also permitting the builder or developer flexibility to design a residential neighborhood, commercial center or
public facility with its own unique identity and design integrity.
The architectural theme for the Murdock Alberhill Ranch community will have a distinctive identity through the use of
brick tile roofs and wood expressing integration of building structures and the natural environment. The theme will be
based on a distinctive Southern California vernacular, having its roots in styles familiar to rural California and evolving
over time, being shaped by the cultural and climatic influences of the region.
B. Residential Architecture
Each neighborhood in Murdock Alberhill Ranch will have a distinctive architectural product type and/or style associated
with it while keeping with the rural California community theme. This will ensure that each residential development
within Murdock Alberhill Ranch will have a strong, coherent image and result in aesthetically pleasing communities.
1. Building Massing and Scale
The architectural image of Murdock Alberhill Ranch will be perceived primarily from public spaces such as streets, open
spaces and parks. Therefore, building massing, scale and roof forms, as the primary design components, require
careful articulation in their architectural expression to these public spaces.
Appropriate:
• Articulation of wall planes
(required).
• Projections and recesses to
provide shadow and depth
(required).
• Simple, bold forms (encouraged).
• Combinations of one and two
story forms conveying sense of
human scale (encouraged).
Inappropriate:
• Large expanses of flat wall planes
vertically or horizontally (prohibited).
128 | V. SPECIFIC PLAN DESIGN ELEMENT
2. Building Heights and Setbacks
Identity is a major goal for the residential units of Murdock Alberhill Ranch. The design of front elevations for attached
housing should express the building as a cluster of individual homes rather than one single building. Consideration
should be given to the articulation of rear elevations viewed from public spaces by providing variations in plan and/or
roof forms. To avoid a monotonous street scene in both single family and multi family villages, repetitive floor plans
shall be alternately reversed and their roof expressions varied.
Single family detached residences should maintain low plate lines and profiles at street fronts and boundary edges.
Garages should be one story when set in front of the main building. Two story residences at internal street fronts should
provide second story setbacks to create a human scale at pedestrian walks. To soften the architectural edge at area
boundaries, building heights shall maintain a low profile through a combination of one and two story elements and
apparent height, second story rooms may be tucked into roof planes-and roofs may be clipped at the sides and corners
of the buildings.
3. Roof Pitches and Materials
Simple pitched gable, hip or shed roof forms with slopes from 4:12 to 7:12 shall be the predominant roof elements in
Murdock Alberhill Ranch. All pitched roof materials shall be clay or concrete tile, terne metal or copper to ensure a
continuity of textures and colors. Wood shake roofs are discouraged, but permitted when in compliance with the
applicable City fire codes. Flat roof areas shall have a gravel surface or other approved roof material. Roof projections
and overhangs are encouraged as a response to energy and climate concerns. Low maintenance details, limiting the
amount of exposed wood, are encouraged.
Appropriate:
• Simple pitched gable, hip or shed roof forms (encouraged).
• Cornice banding for detail (encouraged).
• Combining one and two story elements (encouraged).
• Creating jogs in ridge line (encouraged).
• Varying plate heights and ridge heights (encouraged).
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 129
Discretionary:
• Small areas of flat roofs with parapet walls (limited).
Inappropriate:
• Gambrel and mansard roofs (prohibited). Non-continuous roof parapet (prohibited).
4. Materials and Colors
Exterior building materials shall be of natural materials which are compatible with and reflect the elements of the
surrounding natural environment. This includes wood, masonry, adobe, concrete and plaster or stucco. Exposed wood
should have a minimum two-inch dimension and be protected from excessive moisture and sun exposure. Exposed
wood sheathing shall be limited to the underside of roof or patio decks. Exterior plaster or stucco will have a smooth,
sand, or other light finish texture.
Complementary accent materials and colors are encouraged. Wood trim shall be stained with semi transparent stain
or painted as accents. The crisp, clean and simple use of tile, brick, stone, masonry or pre-cast concrete are permitted
as design accents and trim.
Color is intended as a primary theme element reflecting the nuances of the indigenous elements of the natural
environment. The values should generally be light or earthtone, with darker or lighter accents encouraged to highlight
the character of the structure, particularly in respect to balcony rails, awnings, inlaid tile bands, and the cornice bands.
All accents must relate to the architectural form and character of the building.
Prohibited materials include vinyl or aluminum siding and masonite siding.
5. Windows and Doors
Recessed door, window and wall openings are characteristic elements of the intended architectural style of Murdock
Alberhill Ranch, and convey the appearance of thick protective exterior walls. Fully recessed openings are encouraged,
although plaster projections or projecting windows may be used to add articulation to wall surfaces.
Appropriate:
• Accent trim of tile (encouraged). Divided window lights (encouraged).
• Rectangular and arched openings (permitted).
130 | V. SPECIFIC PLAN DESIGN ELEMENT
Discretionary:
• Use of canvas awnings (limited). Use of wood lattice (limited).
• Mill finish window or door frames (limited).
Inappropriate:
• Gold window or door frames (prohibited).
• Reflective glass (prohibited).
• Metal awnings (prohibited).
6. Garage Doors
Garages are a major visual element in single family attached and
detached housing. Ornamentation is encouraged as it relates to
the architecture and provides visual variety along the streetscape.
The design treatments include color accents and architectural
features such as pediments, moldings, small roofs, overhangs and
projections to recess the garage door. Automatic door openers
shall not be required except as made necessary by minimal
setbacks.
Appropriate:
• Staggered setbacks to adjacent doors in multi-family
(required)
• Recesses from adjacent walls a minimum of 12” (encouraged).
Inappropriate:
• Corrugated metal doors (prohibited).
7. Balconies
The use of balconies or porches is encouraged. Balconies
should-be incorporated into the building form to articulate
and break up large wall masses. The shade producing
qualities of balconies and porches is an important element
of the intended style.
Appropriate:
• Simple, clean, bold projections (encouraged).
• Balconies which articulate wall surfaces (encouraged).
• Ceramic tile, stone and brick accent trim (encouraged).
• Painted wood trim (permitted).
• Wood or wrought iron
balustrade (permitted).
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 131
8. Exterior Stairs
Simple, clean, bold pojections of stairways are encouraged to
complement the architectural massing and form of a building.
stairways shall have a wall the same texture and material as the
adjacent building, with a railing height that steps with the stairs.
Appropriate:
• Accent trim cap or banding of tile or brick (encouraged).
• Stairway design and location to complement building form
(encouraged).
Discretionary:
• Prefabricated metal stairs (limited).
9. Columns and Archways
Columns incorporated as a structural or aesthetic
design elem.nt shall convey a solid, durable image as expressed through bold forms. Columns may be used as a
freestanding form or as support for porch roofs and balconies.
Appropriate:
• Base incorporated at bottom of columns (encouraged).
• Square or cylindrical columns of plaster or pre-cast concrete (encouraged).
• Capital and column bands (encouraged).
• Freestanding plaster archways at entrance gates (encouraged).
Inappropriate:
• Exposed pipe columns (prohibited).
• Thin posts, such as 4x4 wood or metal pipe column (prohibited).
132 | V. SPECIFIC PLAN DESIGN ELEMENT
10. Chimneys
As an architectural form, chimneys shall be simple in design, having
the same material and texture as the building to ensure the consistency
of character and style. Chimney caps should repeat the fascia cornice
band treatment integrating the trim colors.
Appropriate:
• Tile caps, brick or tile banding (encouraged).
• Boldly projected from wall surfaces (encouraged).
• Decorative metal caps that match trim colors (permitted).
Inappropriate:
• Exposed flues (prohibited).
• Extravagant metal fireplace caps (prohibited).
11. Private Walls and Fences
Private fences and walls are encouraged to provide security, privacy and landscape definition in both commercial and
residential areas. Fencing between homes is encouraged to be of concrete block construction or other similar desirable
material. Wooden fences will be permitted when not visible from public spaces or streets. Wall treatments viewed from
public spaces shall be consistent in treatment with the adjacent buildings. Plant materials, particularly vines-and
espaliered trees, should be used to visually soften garden walls. Refer to landscape section for additional design
criteria.
Appropriate:
• Accent trim repeating cornice band or band of
tile (encouraged).
• Adequate planting pockets between walls and
walkways (encouraged).
• Semi-transparent walls, such as wrought-iron
grilles between plaster pilasters (permitted).
• Jogging or off-setting of walls and fencing is
desirable to relieve long, unbroken lines. Long
walls and fences may also be interrupted with
planting such as shrubs and vines.
• Permitted wall and fencing materials such as, but not limited to, stone/rock veneer, stucco, masonry brick, slump
block, split face block, and used brick. Two or more materials may be combined when appropriate.
• Walls and fences may be left natural or covered with paints. However, plain concrete block walls must be painted
or covered with stucco.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 133
Discretionary:
• Wooden fencing, provided that it has been treated with a stain or painted (limited).
Prohibited:
• Unpainted, plain concrete block walls. Chain-link, wire or steel fencing.
• Unfinished, wooden fences.
12. Building Details
• Mechanical Equipment
All air conditioning/heating equipment, soft water tanks, water meters, gas meters, and electric meters must be
screened from public view. Sound attenuation is encouraged. Roof mounted cooling and heating units and related
duct work are unacceptable on pitched roofs. On flat roofs, HVAC equipment and duct work is prohibited unless
screened by parapet walls as high or higher than units and duct work.
• Antennas
All antennas are restricted to the attic or interior of the residences.
• Carport Structures
Carports shall be of wood or stucco, with finishes complying with the approved material and color palette. Carports
integrated with patio walls and private fences are encouraged. Simple forms are encouraged.
• Accessory Structures
Patio trellises, pergolas and other exterior structures shall be constructed as permitted by governing codes, with
finishes complying with the approved material and color palette. Trellises and patio covers of bold, clean forms are
encouraged.
• Flashing, Sheet Metal and Vents
All exposed metals (flashing, sheet metal, vent stacks and pipes) shall be painted to match adjacent building
surface. Painted metals shall be properly prepared and primed to ensure a durable finish.
• Skylights
Skylights are to be designed as an integral part of the roof. Their form, location, and color should relate to the
building Skylight glazing should be clear or solar bronze. White glazing is discretionary.
• Solar Panels
Solar panels are to be integrated into the roof design, flush with the roof slope. Frames must be colored to
complement the roof. Mill finish aluminum frames are prohibited. Support solar equipment shall be enclosed and
screened from view.
13. Common Space Elements
Single family attached and multi-family neighborhoods may have common elements for the use of all residents such as
trash enclosures, mailboxes and recreational areas. The following provide guidelines for the location and design of
such elements.
134 | V. SPECIFIC PLAN DESIGN ELEMENT
• Trash Enclosures
Trash bins in multi-family shall be fully enclosed by a six foot stucco or masonry wall. Doors shall be solid and
adequately detailed and finished. Recommended locations include inside parking courts, at the end of parking
bays, and preferably integrated into the end of a garage or carport. An overhead structure may-be included to
support vines Vines attached to the sides and adjacent planting areas are encouraged to soften appearance.
• Mailboxes
Mailboxes in single family neighborhoods should be placed in groups, set into a plaster or masonry pilaster, and
detailed to contribute to the overall community theme. Alternative mailbox designs will be considered by the City.
Where a common mailbox location is provided in multi-family neighborhoods, it shall be located to relate to the
project entry or recreational facilities. The mailboxes shall be housed in a structure similar in architectural style,
character, form, material and colors as the surrounding buildings. In all cases, mailbox locations must be approved
by the U.S. Postal Service.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 135
C. Commercial Design Criteria
1. Retail Uses
Retail structures in Murdock Alberhill Ranch are intended to be complementary to the residential development in the
community.
The design should relate to the historical roots of Southern California as expressed in older business districts from the
early 20th Century. Elements of this approach include: formal order (base, midsection, cap), symmetry, classical
vocabulary (domes, arches, cupola), towers, integration of the automobile, and direct relationship to the sidewalk. A
contemporary expression within this framework is encouraged.
The pedestrian circulation network within a retail center is important to insure business success. Pedestrian links from
public sidewalks to retail activities will be provided. In addition, on-site pedestrian circulation will be clearly defined and
to the extent feasible be separated from vehicular circulation.
Landscaping to soften building masses and parking areas should also be provided.
Appropriate Appearance:
• Walls
»Smooth stucco, plaster, or masonry.
»Regular, even panels of smooth stone veneer of a light color.
»Pre-cast concrete panels are permitted, if scored to create a finer scale, with warm color aggregate.
»Glass planes inset from the structural frame.
»Glass planes projecting from structural frame, if designed as framed openings, as a display window.
• Accents
»Ceramic tile, terracotta, stone, bronze, brass, copper, anodized aluminum and wood.
• Windows
»Projecting from wall. Recessed (punched) in wall.
»Glass plane inset from structural frames.
»Glass plane extending from structural frame, if designed as framed opening, as a display window.
• Roofs
»Combination of flat and sloped surfaces.
»Exposed roof materials: Clay or concrete tile, slate, copper, painted metal. Wood shake roofs are discouraged,
but permitted when in compliance with applicable city fire codes.
• Color
»Light colors or earthtones.
136 | V. SPECIFIC PLAN DESIGN ELEMENT
Inappropriate Appearance:
• Walls
»Metal panel.
• Windows
»Reflective, mirrored glass.
• Roofs
»Asphalt shingle.
• Color
»Dark colors (except accent trim).
2. Office Uses
Office structures in Murdock Alberhill Ranch are intended to be complementary to the residential development in the
community.
The design should relate to the historical roots of Southern California public architecture. Design elements include:
formal order (base, mid section, cap): symmetry: repetitive details (openings, friezes, decorative elements): classical
vocabulary (arches, col s, cornices): defined outdoor spaces (courtyards, arcades). A contemporary expression is
encouraged within the historical framework of Southern California and the natural environment.
Multiple buildings with pedestrian circulation networks are encouraged.
Landscaping to soften building masses and parking areas should also be provided.
Appropriate Appearance:
• Walls
»Wood, smooth stucco, plaster, or masonry. Regular, even panels of smooth stone veneer of a light color. Pre-
cast concrete panels are permitted, if scored to create a finer scale, with warm colored aggregate. Glass
planes inset from the structural frame.
• Accents
»Ceramic tile, terracotta, stone, bronze, brass, copper, anodized aluminum and wood.
• Windows
»Recessed (punched) in wall. Glass plane inset from structural frame.
• Roofs
»Combination of flat and sloped surfaces. Exposed roof materials; clay or concrete tile, slate, copper, painted
metal, or wood shake shingle.
• Color
»Light material colors or earth tones.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 137
Inappropriate Appearance:
• Walls
»Metal panel.
• Windows
»Reflective, mirrored glass.
• Roofs
»Asphalt shingle.
• Color
»Dark colors (except accent trim).
D. Industrial Design Criteria
The design guidelines for industrial structures within the Murdock Alberhill Ranch Specific Plan are intended to help
establish a contemporary and aesthetically cohesive industrial area that will be complementary to the character of the
Specific Plan area. The overall design aesthetic of industrial structures within the Specific Plan should be consistent with
modern architectural design featuring symmetrical and linear design elements that are timeless. Buildings should
feature cubic massing with interlocking wall planes to establish a streamlined contemporary look. Designs should
incorporate components that allow industrial structures to seamlessly blend into the surrounding urban fabric by
incorporating design articulation, natural color themes and materials as is discussed in this section. Landscaping
should be used in tandem with other design elements to assist in softening building masses.
The following guidelines provide criteria for appropriate design elements for industrial structures within the Specific
Plan area:
Appropriate Appearance:
• Walls
»Smooth concrete or stucco. Glass planes inset from structural frame. Linear, cubic design. Design articulations.
• Accents
»Wood tiles, metal, and glass.
• Windows
»Recessed (punched) in wall. Glass plane inset from structural frame.
• Roofs
»Flat surfaces.
• Color
»Light sand tones. Other light desert tones
138 | V. SPECIFIC PLAN DESIGN ELEMENT
Inappropriate Appearance:
• Walls
»Stone walls and veneers. Masonry walls. Arched walls.
• Windows
»Reflective, mirrored glass. Arched windows.
• Roofs
»Asphalt shingle. Sloped or pitched roofs.
• Color
»Dark colors (except accent trim). Saturated or bold colors.
9.4 COMMUNITY SIGN PROGRAM
A. General Sign Program
The provisions, standards, and requirements of Chapter 17.94, Signs and Advertising Structures, of the city of lake
Elsinore Zoning Ordinance shall apply in full to all development within the Murdock Alberhill Ranch Specific Plan
project. In addition, the following standards and requirements shall also apply to all development in the Murdock
Alberhill Ranch Specific Plan project. Should a conflict arise between the sign provisions, standards, and requirements
in the City of lake Elsinore Zoning Ordinance and those contained herein, the following provisions, standards, and
requirements shall take precedence.
1. On-site Informational and Directional Signs
These signs inform, identify and direct vehicular and pedestrian traffic to various on-site destinations. They may be used
on community trails or display a destination, direction or location.
The standards listed below may apply to all Informational and Directional Signs in the Murdock Alberhill Ranch Specific
Plan:
a. Information on directional signs should be kept to a minimum (i.e. visitor parking, employee parking).
b. All information portrayed on informational signs should be limited to the minimum verbiage required.
c. Directional signs should use arrows where appropriate.
d. All directional signs should be the same throughout the project area.
e. Directional signs may or may not be illuminated.
f. Standard Traffic Signs.
g. All standard traffic signage such as stop signs, traffic control signs, yield signs, etc. will conform to the
international sign system, the California Motor Vehicle Code, and the standards of the City of Lake Elsinore.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 139
B. Commercial Sign Program
The provisions, standards, and requirements of Chapter 17.94, Signs - Advertising Structures, of the City of Lake
Elsinore Zoning Ordinance shall apply in full, except that, for the purposes of all uses and development within the
Murdock Alberhill Ranch Specific Plan project, the standards as set forth in Section 17.94.180, Chapter 17.94 of the city
of Lake Elsinore Zoning Ordinance, shall be deleted and replaced with the following commercial and industrial sign
standards:
1. General Sign Regulations
The following general sign regulations are encouraged in the Murdock Alberhill Ranch Specific Plan.
a. No sign shall be permitted that does not pertain directly to an approved business conducted on the premises,
except as provided pursuant to Section 17.94.060, Exemptions, in Chapter 17.94 of the City of Lake Elsinore
Zoning Ordinance.
b. All signs, except-those provided for in Section J, 7.94.160, Temporary Advertising Devices of the City of Lake
Elsinore Zoning Ordinance, shall be permanent in nature and shall be consistent with and reflect the
architectural design of the building with which they are associated, and shall incorporate unifying features such
as materials.
c. All light sources, either internal or external, provided to illuminate signage shall be placed or directed away
from public streets, highways, sidewalks or adjacent premises to not cause glare or reflection that may constitute
a traffic hazard or nuisance.
d. All signage shall be designed free of bracing, angle-iron guy wires, cables or similar devices.
e. The exposed backs of all signs visible to the public shall be suitably covered, finished and properly maintained.
f. All signs shall be maintained in good repair, including display surface, which shall be kept neatly painted or
posted.
2. Prohibited Sign
The following signs are prohibited in the Murdock Alberhill Ranch Specific Plan:
a. Inflatable signs, balloons, animals or symbols.
b. Rooftop signs.
c. Portable signs.
d. Signs on trailers or painted on the sides displaying any unlawful act, business or purpose.
e. Rotating, revolving or flashing signs.
f. Project advertising signs are discouraged.
g. Signs advertising or displaying any unlawful act, business or purpose.
h. Any strings or pennants, banners or streamers, clusters of flags, strings or twirlers or propellers, flares, balloons
and similar attention-getting devices, including noise emitting devices, with the exception of the following:
i. National, state, local governmental, institutional or corporate flags, properly displayed.
140 | V. SPECIFIC PLAN DESIGN ELEMENT
ii. Holiday decoration, in season, used for an aggregate period of sixty days in any one calendar year.
3. Materials/Color Scheme
An effort should be made to achieve consistency between building style and sign design. Signs should generally be
compatible with the exterior treatment of the building or location identified.
Color schemes for signs should relate to other signs, graphics, and color schemes in the vicinity, to achieve an overall
sense of identity.
4. Lighting
The quality of sign lighting should relate to the character that is intended for the area. No sign illumination should
cause a glare or illuminate adjacent sites. Signs may be illuminated by continuous and uniform interval lighting or
external lighting sources. Signage that is either internally or externally illuminated shall follow these guidelines:
a. All external light sources should be adequately shielded to guide or direct the light toward the sign face and
prevent glare or illumination of adjacent properties and structures.
b. Light fixtures should be well integrated with the design and color scheme of the sign using appropriate design,
color and lighting hardware.
c. Creative uses of internal lighting are encouraged when the color and intensity of the light is well blended into
the sign design.
d. Artistic applications of lighting in signs are acceptable when used for uses conducted after dark, such as
restaurants.
5. Monument Signs
Monument signs typically display messages at or below eye level and have direct relationship to pedestrians and
vehicles. Monument signs project a feeling of permanency and maybe made of a variety of materials that are consistent
with the structures they are identifying.
These standards apply to all commercial monument signs in the Murdock Alberhill Ranch Specific Plan.
a. All monument signs shall be set back a minimum of twenty feet from the street curb and shall be set back a
minimum of fifteen feet from adjacent lots and five feet from any driveway. Only one sign per lot is permitted.
b. Monument signs shall be limited to identifying the project, building, complex or company occupying the site.
c. Signs shall not exceed four feet, six inches in height, including base.
d. Monument signs shall not exceed forty-eight square feet in area.
e. All monument signs shall have a minimum side dimension of six inches.
f. Monument signs shall have a masonry or concrete base and shall be compatible with building architecture.
g. Monument signs may be double sided.
6. Wall Mounted Building Signs
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
V. SPECIFIC PLAN DESIGN ELEMENT | 141
Wall signs may be used where other types of signage are not appropriate or to complement a building design. Wall
signs can add visual interest to expanses of wall. Wall signs with individual letters mounted to the wall are encouraged.
Support structures for attaching other wall signs should be made inconspicuous.
The standards listed below apply to wall mounted building signs in the Murdock Alberhill Ranch Specific Plan:
a. Wall mounted building signs are reserved for office buildings that require special ground floor recognition and
individual industrial buildings with only one tenant.
b. Wall mounted building signs should be located only within the limits of the ground floor wall area.
c. Wall mounted building signs should be located two feet below the top of the parapet wall and two feet from
the edge of the building.
d. The maximum area of a wall mounted building sign should not exceed sixty square feet.
e. All wall mounted signs are encouraged to be horizontal.
f. No wall sign should exceed four feet in height.
g. No wall sign should be painted on building surface.
h. Wall mounted sign words, figures, symbols or designs should be dimensioned having an edge thickness of
three inches minimum, eight inches maximum.
i. Wall mounted signs should be flush mounted to building surface.
7. Multi-Tenant Building Signs
Fascia signs may be used in addition to other types of signage. When several businesses are located within open
building or when a certain for multi-tenants, the framing, positioning should be the same into a directory is encouraged.
These standards generally apply to all multi-tenant building signs:
a. No sign should exceed twelve square feet.
b. All multi-tenant signs should be similar in design, having the same size, shape and color as its neighbor.
c. All multi-tenant signs should be mounted at the same height and should be in close proximity to the entry of
tenant’s space.
d. Multi-tenant signs should be mounted flush with the building wall.
e. Multi-tenant signs should not exceed five feet six inches mounting height, and be not more than three feet wide,
four feet high.
8. Projecting signs
Projecting signs should be used when there is limited visibility to add interest to a building. The support structure for
such signage should complement the architectural style of the building.
These standards generally apply to all projecting signs:
a. Projecting signs should only be used in-areas of limited visibility.
142 | V. SPECIFIC PLAN DESIGN ELEMENT
b. Sign dimensions and configurations shall be submitted to the city of Lake Elsinore Community Development
Director or designee for approval.
c. Any projecting sign should use materials complementary to the building architecture.
d. Only one sign per building should be allowed, with the exception of corner lots where two signs per building
are acceptable.
9. Pole Mounted Signs
Pole mounted signs shall be permitted within the C-SP commercial zone adjacent to the freeway. Said signs may only
be located adjacent to the freeway either where visibility may be obscured by vegetation (e.g., trees) or where long
distance visibility is needed to enable motorists time to safely exit the freeway.
The following standards apply to all pole mounted signs in the Murdock Alberhill Ranch Specific Plan:
a. Pole mounted signs shall be limited to identifying the company/business occupying the site.
b. Signs shall not exceed twenty-five feet in height.
c. Signs shall not exceed thirty-six square feet in area.
d. Pole mounted signs may be double sided.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
VI. SPECIFIC PLAN IMPLEMENTATION | 143
VI. SPECIFIC PLAN IMPLEMENTATION
10.0 IMPLEMENTATION
10.1 DEVELOPMENT REVIEW PROCESS
The purpose of the development review process is to ensure conformance with the development standards and design
guidelines of the Murdock Alberhill Ranch Specific Plan. There are three general levels of review related to development
within the Murdock Alberhill Ranch Specific Plan area. First, all the tract and parcel maps to plan for backbone infrastructure
to serve the overall specific plan area. Second are the site specific site plans and tract maps for development within each
planning sub area. Third, are the construction drawings which will be reviewed by the Building Department prior to the
issuance of building permits.
Tentative maps shall be submitted in accordance with the State Subdivision Map Act and the Subdivision Ordinance of the
city of Lake Elsinore. Site plan review is required for both residential and non residential uses, on a planning area and/or
planning sub-area basis in accordance with Section 17.99.140 of the City of Lake Elsinore Zoning Ordinance. Site plan
review usually occurs simultaneously with tentative map review and approval.
Site plan review shall be conducted by the Planning Commission at a noticed public hearing. At this hearing, the Planning
Commission shall review the site plan package submitted, and receive comments from the public concerning the proposed
development and the manner in which it will effect the subject property and surrounding properties.
The Planning Commission shall make the following findings before approving a Site Plan:
A. The project as approved will comply with the goals and objectives of the General Plan, and the zoning district and
development standards specified in the Murdock Alberhill Ranch Specific Plan.
B. The project complies with the design guidelines outlined in the Murdock Alberhill Ranch Specific Plan and other
applicable provisions of the Municipal Code.
C. Conditions and safeguards pursuant to the Murdock Alberhill Ranch Specific Plan, including guarantees and evidence
of compliance, have been incorporated into the approval of the subject project.
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.
144 | VI. SPECIFIC PLAN IMPLEMENTATION
10.2 SUBSTANTIAL COMPLIANCE
The Community Development Director or designee is responsible for interpreting and applying the development standards
and design guidelines of the Murdock Alberhill Ranch Specific Plan. Development standards will be applied on a literal
basis. Design guidelines will be submitted to a broader interpretations consistent with the stated goals and objectives of the
Murdock Alberhill Ranch Specific Plan. Disagreements on the interpretation of standards and guidelines by the Community
Development Director or designee may be appealed to the Planning Commission.
In cases where the Murdock Alberhill Ranch Specific Plan imposes regulations different than those contained in the City of
Lake Elsinore Zoning Ordinance, the provisions of the Murdock Alberhill Ranch Specific Plan shall control. In cases where
the Murdock Alberhill Ranch Specific Plan does not impose specific regulations; the appropriate section of the City of Lake
Elsinore Zoning Ordinance shall control. Violation of any of the requirements of the Murdock Alberhill Ranch Specific Plan
shall constitute a violation of the Zoning Ordinance.
10.3 ADMINISTRATIVE REVIEW
The Community Development Director or designee shall review the following submittals (all other submittals pursuant to the
Murdock Alberhill Ranch shall be reviewed by the City of Lake Elsinore Planning Commission):
A. Open space, manufactured slope, and parkway landscaping
B. Model complexes
C. Lot line adjustments
D. Entry monumentation and entry gates
E. Accessory uses and structures
F. Project boundary adjustment after vacation of Kings Highway
10.4 AMENDMENTS TO THE MURDOCK ALBERHILL RANCH SPECIFIC PLAN
Minor modification to the approved Murdock Alberhill Ranch Specific Plan shall be permitted as an administrative approval
at the discretion of the Community Development Director or designee. All modifications to the Murdock Alberhill Ranch
Specific Plan must be consistent with the purpose and intent of the originally approved Murdock Alberhill Ranch Specific
Plan. All major changes or amendments to the approved Murdock Alberhill Ranch Specific Plan, other than such minor
modifications, shall be processed as specific plan amendments, in accordance with the City of Lake Elsinore Zoning
Ordinance.
The following minor modifications to the Murdock Alberhill Ranch Specific Plan are permitted administrative approval:
A. Transfer of Units: The maximum number of dwelling units in a residential area may be exceeded by up to 15% of the
maximum, as long as an equal number or greater of excess units is available from a previously approved residential
area which did not accomplish the maximum number expressed in that area.
B. Planning Area Boundaries: The gross acreage of a planning area or sub-area (including manufactured slopes, and
collector, local and private streets as applicable) may vary up to an including a maximum of 10% in size from the
acreage specified in the Murdock Alberhill Ranch Specific Plan.
C. Alternative Uses: Alternative uses for the school site will be permitted, if the School District declines to use the specific
site. Alternative uses will be subject to the approval of the Planning Commission and City Council.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
VI. SPECIFIC PLAN IMPLEMENTATION | 145
D. 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 or designee.
E. 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 are available to serve proposed development. The real estate market will guide the actual timing of development.
F. Multi-family Overlay Option: Implementation of the multi-family overlay option in place of the C-1 land use designation,
as shown on the land use plan.
10.5 DEVELOPMENT AGREEMENT
Section 65865 of the state Government Code provides that any city and/or county may enter into a development agreement
with any person having a legal or equitable interest in real property for the development of the property.
The development agreement shall specify the duration of the agreement, the permitted uses of the property, the density or
intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land
for public purposes. The development agreement may include conditions, terms, restrictions, and requirements for
subsequent discretionary actions, provided that such conditions, terms, restrictions, and requirements for subsequent
discretionary actions shall not prevent development of the land for the uses and to the density or intensity of development
set forth in the agreement. The agreement may provide that construction shall be commenced within a specified time and
that the project, or any phase of the project, be completed within a specified time.
A development agreement is a legislative act which shall be approved by ordinance and is subject to referendum. A
development agreement shall not be approved unless the City Council finds that the provisions of the agreement are
consistent with the City’s General Plan and any applicable specific plan.
Before the development agreement is approved, a public hearing on the application shall be held by the Planning
Commission and City Council. Notice of the intent to consider adoption of the development agreement shall be given as
provided in Sections 65090 and 65091 in addition to any other notice required by law for the other actions to be considered
concurrently with the development agreement.
No later than ten days after the City enters into the development agreement, the City Clerk shall record a copy of the
agreement with the County Recorder.
11.0 FINANCING
11.1 FINANCING OF MAJOR SPECIFIC PLAN IMPROVEMENTS
Various techniques are available for the financing of the improvements associated with the development of Murdock
Alberhill Ranch. Determining the most appropriate financing mechanism for each particular improvement requires a
several-step process. First, the City and the developer must agree on the various options from which financing will be
chosen. Once the city and developer agree on which options are most viable, these options shall be approved as part of
the Murdock Alberhill Ranch Specific Plan. At this time, the exact financing method need not be specified, however, the City
and the developer must mutually agree to the viable alternatives.
Prior to the approval of an individual site plan and/or tentative tract map within the project area, a specific financing
technique shall be chosen from among the options approved in the Murdock Alberhill Ranch Specific Plan. The financing
146 | VI. SPECIFIC PLAN IMPLEMENTATION
mechanism shall be incorporated in the development agreement with the City and shall be made a condition of approval
on the tentative tract map.
At the time that building permits are to be issued, the financing mechanism that has been made a condition of approval on
the tentative map or site plan would be assured. “Assured” means that the improvement will be guaranteed by a bond,
certificate of deposit or other security mutually acceptable to the City and developer, approval of an Assessment District or
Mello Roos District, or any other financing mechanism deemed acceptable by the City.
Some of the most viable funding mechanisms are:
• Impact fees
• Mello-Roos district
• Other forms of assessment districts
• Facilities benefit assessment
• Conventional subdivision financing
• Turnkey construction
• Land reservation, dedication, deeding in fee, or easement
• Hook-up charges
• Reimbursement agreements
Potential operations and maintenance measures include:
• City general fund
• Special assessment or service districts
• Property owner association(s)
• User fees
• Community contributed service
11.2 COMMUNITY LANDSCAPING AND LIGHTING DISTRICT
Under the Landscaping and Lighting Act of 1972 (Part 2, Division 15 of the Streets and Highway Code) and the city of Lake
Elsinore ordinance, a Landscaping and Lighting District shall be formulated.
The Murdock Alberhill Ranch Landscaping and Lighting District will be established to maintain public open space areas and
provide lighting for streets and public areas. One or more homeowners’ association will maintain open space areas outside
the public rights-of-way. Areas within the public rights-of-way will be maintained by the Landscaping and Lighting District.
All property owners within the Murdock Alberhill Ranch Specific Plan area will be assessed to provide District funding.
As an alternative, the Murdock Alberhill Ranch may be annexed into the City of Lake Elsinore’s citywide Landscaping and
Street Lighting District. Under this alternative, the Murdock Alberhill Ranch will constitute a separate zone with assessments
appropriate to the level of maintenance and amount of improvements to be maintained within the Murdock Alberhill Ranch
Specific Plan area.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
VI. SPECIFIC PLAN IMPLEMENTATION | 147
11.3 PROPERTY OWNER ASSOCIATION
A master homeowners association will be formed to provide for maintenance of the natural open space, manufactured
slopes, and facilities intended for the exclusive use of Murdock Alberhill Ranch residents.
Additional homeowners’ associations will be established for specific projects when necessary to maintain common areas
and facilities intended for use by the residents of that particular project only. This type of association is intended for the
following projects:
• Multi-family residential projects with condominium ownership.
• Attached residential projects with condominium.
• Ownership.
• Single family residential projects that have common slopes or private recreational facilities.
12.0 PROJECT PHASING
12.1 PHASING PROGRAM
The Murdock Alberhill Ranch Specific Plan project will be phased over a ten-year period, in response to market demand
and a logical and orderly extension of roadways, public utilities and infrastructure. (See Exhibit 45, Phasing Plan, for more
detailed information.)
The phasing program for the Murdock Alberhill Ranch Specific Plan is based on the following objectives:
A. Provide for an orderly build-out of the-community based on current market trends.
B. Ensure adequate public facilities and services concurrent with private development.
C. Provide a range of housing opportunities at a variety of densities as the community develops.
D. Protect the public health, safety, and general welfare.
12.2 RESIDENTIAL/COMMERCIAL PHASING
Residential and commercial development primarily are functions of current market conditions. The timing of their future
development can just be estimated, however, a general phasing program can be projected.
The phasing program for residential and commercial uses in Murdock Alberhill Ranch consider the following factors:
A. Phasing of grading-and balancing of cut and fill to the extent practical.
B. Adequate access to Murdock Alberhill Ranch Specific Plan areas.
C. Infrastructure phasing.
D. Marketing viability and access.
148 | VI. SPECIFIC PLAN IMPLEMENTATION
Tables 10 and 11 summarize the projected commercial and residential build-out and associated population. The phasing
plan for the Murdock Alberhill Ranch shown on Tables 10 and 11 was developed to ensure that improvements are installed
and available as development of the Murdock Alberhill Ranch proceeds. Phases of development directly relate to planning
areas and sub-areas to which the development of tract maps and site plans correspond.
12.3 TRANSPORTATION PHASING
Table 12 outlines the community and local transportation facility improvements needed in each of the project phases.
Adequate community-level improvements are required in relation to building occupancy for each project phase. Local and
collector streets should be built in conjunction with project subdivisions.
12.4 PUBLIC FACILITIES PHASING
Public facilities will be provided to the Murdock Alberhill Ranch project as needed as the project develops. Community and
local improvements are required in relation to residential unit occupancy and/or phase sequence.
School construction items represent targets for building schools on-site to serve community residents. During the course of
community development, the school district will determine if each site is required and when it will be developed.
TABLE 10: MURDOCK ALBERHILL RANCH SPECIFIC PLAN RESIDENTIAL PHASING PROGRAM
R-SF R-M R-2 R-3 Total Dwelling Units
Phase I 419 385 124 110 0 180 207 723 702
Phase II 246 295 170 205 0 0 416 500
Phase III 298 0 0 857 0 400 298 1257
Phase IV 25 0 0 0 0 25
TABLE 11: MURDOCK ALBERHILL RANCH SPECIFIC PLAN COMMERCIAL/BUSINESS PHASING PROGRAM
C-1 I C-SP Total Acres
Phase I 0 0 0 0
Phase II 0 60.7 0 0 60.7
Phase III 15.4 0 0 15.4 0
Phase IV 0 0 16.9 16.7 16.9 16.7
TABLE 12: MURDOCK ALBERHILL RANCH SPECIFIC PLAN TRANSPORTATION PHASING PROGRAM
The transportation improvements within Murdock Alberhill Ranch will be developed in conjunction with the Alberhill Ranch
project and are as follows:
Community
A. Improve Lake Street (Robb Road) between Nichols Road (Coal Road) and the southern boundary of the site in conjunction
with development.
B. Improve Nichols Road (Coal Road) between Lake Street (Robb Road) and Collier Avenue in conjunction with
development.
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
VI. SPECIFIC PLAN IMPLEMENTATION | 149
Local
Traffic signals should be installed at the following intersections:
A. Lake Street (Robb Road) and Nichols Road (Coal Road)
B. Nichols Road (Coal Road) and Collector “A”
C. Lake Street and Temescal Canyon Road
D. Terra Cotta Road and Nichols Road
E. Baker Street and Nichols Road
I. SPECIFIC PLAN SUMMARY | 150
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I. SPECIFIC PLAN SUMMARY | 150
MURDOCK ALBERHILL RANCH SPECIFIC PLAN
N.T.S.
VI. IMPLEMENTATION | 151
Exhibit 45, 3-10 Year Phasing Plan
NORTH ROADLEGEND
PHASE 1
PHASE 2
PHASE 3
PHASE 4PLANNING AREA 1
PLANNING AREA 2
PLANNING AREA 3
A
B
C
D E
F
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*RE
A
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ED TEMESCAL CANYON ROA D
EXISTING TEMESCAL
CANYON ROAD
LAKE STREETLINCOLN STREETNICHOLS ROAD
N
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S
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A
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LAKE STREETSTREET B
LAKE STREETPIERCE STREETKINGS HIGHWAYTERRA COTTA
N.T.S.
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