downtown code - final draft

City of Lake Elsinoredowntowncode

Lake Elsinore - downtown

downtowncode: land use + development regulations

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table of contentschapter topics

city of lake elsinoredowntown master plan

1.0 downtowncode: Land Use + Development Regulations 1

1.1 Administration 1

1.1.1 Purpose 1

1.1.2 Applicability 1

1.1.3 Administration 1

1.2 General Provisions 2

1.2.1 Purpose 2

1.2.3 Interpretations 2

1.2.4 Amendments 2

1.2.5 Severability 2

1.2.6 Establishment and Maintenance of the Land Use Districts 2

1.2.7 downtowncode zones 5

1.2.8 Review of Projects 6

1.2.9 Reference to Design Criteria 7

1.2.11 Conditional Use Permits 8

1.3 Development Standards 9

1.3.1 At-A-Glance Sheets 9

1.3.2 Building Placement and Size 54

1.3.3 Potential New Development 54

1.3.4 Principally Allowed Uses 54

1.3.5 Parking 55

1.3.6 Allowable Building Types 56

1.3.7 Allowable Building Frontage Types 60

1.3.8 Allowable Sign Types 64

1.3.9 Public Realm and Street Sections 69

1.4 Detailed Land Use Matrix 73

1.5 Standards for Specific Uses 80

1.5.1 Applicability to Lake Elsinore Municipal Code 80

1.5.2 General Standards 80

1.5.3 Mixed-Use Projects 84

1.5.4 Residential Projects 88

1.5.5 Commercial Projects 89

1.5.6 Outdoor Retail Sales 89

1.5.8 Bicycles 91

1.5.9 Architectural Design 92

1.5.10 Public Art 93

1.5.11 Additional Provisions 93

1.6 Downtown Implementation 94

1.6.1. Master Plan Land Uses 94

1.6.2 Optimum Land Use Intensity 95

1.6.3 Development Requirements: 96

1.7 Definitions 97

1.7.1 Applicability and Relationship to Zoning Code 97

1.7.2 Additional Definitions 97

city of lake elsinoredowntown code 1

downtowncode

1.0 downtowncode: Land Use + Development Regulations

1.1 Administration

1.1.1 Purpose

The purpose of these regulations is to establish the appropriate distribution, mix, intensity, physical form, and functional relationships of land uses within the Lake Elsinore Downtown Master Plan Area. These regulations are intended to encourage and facilitate infill development, mixed uses, pedestrian scale, urban amenities, creative design, and the general revitalization of Downtown Lake Elsinore.

These land use and development regulations utilize the downtowncode approach, which emphasizes both the physical form of the built environment, the uses that occupy the buildings, and ordinances that specifically apply to downtown areas. To that end, the Master Plan proposes a multi-dimensional approach to regulating development in five districts within Downtown. The regulations utilize: (1) A detailed land use matrix; (2) At-A-Glance sheets that specify building placement and size, principally allowable uses, allowable building types, allowable building frontage types, allowable sign types, and parking requirements; and (3) municipal ordinances.

1.1.2 Applicability

Proposed land uses and development within the Lake Elsinore Downtown Master Plan Area shall comply with the applicable provisions of this chapter. Where in conflict with the Municipal Code, this chapter shall apply; and where this chapter is silent, the Municipal Code shall apply. The definitions found in the Lake Elsinore Municipal Code apply to the Master Plan and downtowncode, except where specific definitions are provided within the Master Plan.

The Downtown Master Plan is meant to be a vision for the future, not a final ordinance. It is a guideline for the future decision making by the City when reviewing individual projects. Sometimes the images, rules and regulations in the downtowncode text fall short of defining the overall vision and as such the City should regularly reference the Lake Elsinore Downtown Master Plan to assure consistency. The Downtown Master Plan is a general framework for the direction of future development but not the final recommendations on individual sites. That is where the urban regulations of this downtowncode shall prevail.

1.1.3 Administration

The administration of the Lake Elsinore Downtown Master Plan and the downtowncode shall be in accordance with the Administration Section of the Zoning Code, Chapter 17.180.


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1.2 General Provisions

1.2.1 Purpose

The following administrative regulations are general and apply to all properties in the Lake Elsinore Downtown Master Plan Area. The general provisions will be in addition to the general provisions in the City of Lake Elsinore Municipal Code (LEMC).

1.2.2 Definitions

Words, phrases and terms not specificallydefined herein shall have the samedefinitionas provided in the LEMC.

When used in this Master Plan, the term “Director” shall mean the Director of Community Development or an appointed representative.

When used in this Master Plan, the terms “Commission” shall mean the City of Lake Elsinore Planning Commission.

1.2.3 Interpretations

The Director shall have the responsibility to interpret the provisions of the downtowncode. All such interpretations shall be in written form and shall be permanently maintained. Any person may request that such interpretation be reviewed by the Planning Commission.

1.2.4 Amendments

The downtowncode may be amended by the same procedure as it was originally adopted. Each amendment shall include all sections or portions of the downtowncode that are

affected by the change. The City Council, Planning Commission or private property owner may initiate an amendment. Any amendment requested by a property owner may be subject to the fee schedule adopted by the City Council.

1.2.5 Severability

If any regulation, condition, program or portion thereof of this downtowncode is held invalid or unconstitutional by any court of the competent jurisdiction, the portion shall be deemed a separate, distinct and independent provision and the invalidity of such provision shall not affect the validity of the remaining portions.

1.2.6 Establishment and Maintenance of the Land Use Districts

Per the adoption of the Lake Elsinore Master Plan and downtowncode, the following districts will supersede those set forth in the Municipal Code Title 17. See Exhibit 1.2.6 a for the Master Plan’s land use and zoning districts.

Gateway District

The Gateway District provides for a consolidated officeparkatthegatewayfromInterstate15intodowntown that will create a high quality image for the Lake Elsinore historic town center. Only high quality, professional and administrative officesandparkingstructureswillbepermitted.The Gateway District also provides for supportive uses such as retail, services, restaurants, hotels and motels, public and quasi-public uses, transit uses and similar and compatible uses. It is bounded by Spring Street, Flint Street, Ellis Street and the I-15 Freeway.

city of lake elsinoredowntowncode

exhibit 1.2.6.adistrict map


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Garden District

The Garden District is planned to be a place where the best of urban living can be enjoyed. It provides for a broad, linear garden along Main Street, with garden cottages, garden apartments/condominiums, and multifamily residences above ground floor office andretail, offering residents a walkable community environment. The plan calls for rowhouses and townhouses on the side streets with open space to be dedicated to orchards or horticultural gardens. Adjacent to the Gateway District on the north, a transition to commercial mixed use allows for the retention of existing businesses that serve the community. Also there is an existing asset from a hot spring resource in the garden district that should be preserved and enhanced. This District is bounded by Temescal Wash and Riley Street on the west, Flint Street on the north, Ellis Street on the east and Sumner Avenue on the south.

Cultural District

The Cultural District is planned for civic and cultural uses in close proximity to mixed use residential and limited retail development. A broad traffic circle will provide a cameolocation for a library and other civic uses, such asmuseums,performancevenuesandoffices.This District will provide for cultural and civic assets of the community to be enjoyed in the heart of the downtown, in close proximity to and integrated with the historic town center. It is bounded by Riley Street on the west, Sumner Avenue on the north, Ellis Street on the east and Heald Avenue on the south.

Historic District

The Historic District will allow new and revitalized businesses and residences in keeping with the City’s historic downtown area. The existing character of the store fronts should be maintained while encouraging renovation and newdevelopmentto infillandaccommodatemixed uses, incubator businesses, new retail shops and restaurants. When developed consistent with the Lake Elsinore Downtown Master Plan and this code, the Historic District has the opportunity to become a destination for local residents and visitors alike. It’s shops and restaurants are within walking distance of the existing residential neighborhoods, the Garden District residential and the Waterfront District entertainment, residential and lodging uses. The District is bounded by Riley Street and Temescal Wash on the west, Heald Avenue on the north, Chestnut Street on the east and an irregular boundary to the south that follows Sulpher and Limited Streets.

city of lake elsinoredowntown code

downtowncode

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Waterfront District

The Waterfront District creates a special lakeside recreational environment. This District will offer the opportunity for citizens and visitors to enjoy the lake frontage and the downtown together as a resort destination. It will provide a location for a new City Hall that is integrated into a retail commercial development at the north side of the park and adjacent to the Historic District. A wide variety of uses, activities and building types will create an exciting environment for living, dining, entertainment, recreation, lodging and shopping at specialty retail stores. The Waterfront District is bounded generally by Temescal Wash on the west, the Lake Elsinore waterfront to the south, the west side of Lakepoint Park and the Lakeshore Drive Apartments, Main Street between Lakeshore Drive and Mountain View Avenue.

1.2.7 downtowncode zones

The zoning districts described in this Section implement the City of Lake Elsinore General Plan and Lake Elsinore downtowncode land use designations. The following zoning districts are hereby established, and are shown on the district map (see Exhibit 1.2.6 a for the Master Plan’s land use and zoning districts).

DT General Commercial – This designation provides for retail, services, restaurants, professional and administrative offices, public and quasi-public, light industrial and similar and compatible uses. The FAR shall not exceed 0.40.

DT Gateway Commercial – This designation provides for professional and administrative

offices with retail, services, and restaurant uses on the ground floor. The FAR shall not exceed 2.0.

DT Commercial Mixed Use – This designation provides for a mix of residential and non-residential uses within a single proposed development area, with an emphasis on retail, service, and professional office uses to support an urban village where amenities are focused on a local main street. The FAR for non-residential uses is 0.80:1 and a minimum of 50% of the total floor area shall be commercial uses. Residential densities shall be between 7 and 18 dwelling units per net acre.

DT Residential Mixed Use – This designation provides for a mix of residential and non-residential uses within a single proposed development area with an emphasis on high density residential uses. Neighborhood serving uses such as retail, service, restaurant, and professional office uses on the ground floor are allowed to improve vitality, enhance safety by increasing “eyes on the street” around the clock and create a desirable walkable


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.stnediser wen tcartta lliw taht doohrobhgienResidential densities shall be between 19 and 24 dwelling units per net acre with a FAR up to 1.2. The FAR for non-residential uses is 1.0:1. Non-residential uses shall be between twenty percent (20%) and thirty-five percent (35%) of the total building square footage

A density bonus incentive of up to 35 dwelling units per net acre shall be granted where site amenities are provided. Amenities for which a bonus may be granted are defined in section 1.6

DT Medium Density Residential – This designation provides for courtyard residence, Garden Cottage, apartments, condominiums, single family cluster and multi-family residential units, and similar and compatible uses. Residential

densities shall be between 7 and 18 dwelling units per net acre.

DT High Density Residential - This designation ,ecnediser draytruoc rof sedivorp

apartments, condominiums, multi-family residential units and similar and compatible uses. Residential densities shall be between 19 and 24 units per net acre.

DT Open Space - Certain areas of the City, which are not suited for residential or other intensive use for the reason that they may endanger the health, safety, and welfare of persons due to flooding, fire or erosion, and those areas designated to allow citizens to pursue recreational activities are classified herein as the Open Space District. The FAR shall not exceed .35.

DT Public/Institutional - The DT PI zone is intended to provide areas for civic, public safety, or public utility uses as designated in the Lake Elsinore General Plan. The FAR shall not exceed 0.20.

1.2.8 Review of Projects

All development applications within the Lake Elsinore Downtown Master Plan Area shall be reviewed by the Development Review Committee (DRC), with final review and approval authority as follows:

Minor Development Reviews (MDR) shall be reviewed and approved, conditionally approved or denied by the Community Development Director.

Conditional Use Permits, Variances, Design Review and other development applications that do not qualify as MDR

●

●


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1.2.9 Reference to Design Criteria

shall be reviewed and approved, conditionally approved or denied by the Planning Commission. The Planning Commission may allow for unlisted conditionally permitted uses when it can be found that such uses are consistent with the intent of the particular zone and have similar characteristics with other conditionally permitted uses.

Tentative Maps, Vesting Tentative Maps and Amendments to the Downtown Master Plan shall be reviewed and approved, conditionally approved or denied by the City Council following hearing and recommendation by the Planning Commission.

All other applications shall follow the review and approval process outlined in the Lake Elsinore Municipal Code.

●

●

In reviewing projects/improvements subject to any approval, City Staff shall refer to the appropriate design criteria in this downtowncode (or any others that may be adopted by the City) in order to provide guidance to applicants seeking to comply with the requirements of this downtowncode . Additionally, the design criteria serve as adopted criteria for the review of development proposals in compliance with the provisions of the Municipal Code. The design criteria are to

Decisions by the Community Development Director and the Planning Commission shall be final 15 calendar days from the date of approval, unless appealed to the City Council pursuant to the procedures outlined in Section 17.180.020 of the Lake Elsinore Municipal Code.

be used by property owners, developers, architects, landscape architects, designers and others involved in the planning and design of a project in the Master Plan Area. The design criteria communicate the City’s desired qualities and characteristics of development and are intended to promote quality design that is compatible with Lake Elsinore’s vision. The City’s Design Review Committee will use the design criteria and Chapter 17.184 of the Municipal Code during project review of development proposals in the Master Plan area.

1.210 Nonconforming Uses and StructuresThe Master Plan is a blueprint for the future of Downtown Lake Elsinore, and as such it clearly implies change. However, the downtowncode


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1.2.11 Conditional Use Permits

Conditional Use Permits allow for the necessary imposition of conditions on the creation and maintenance of designated uses that involve special site or design requirements, operation characteristics, or potential adverse effects on surrounding areas. All Conditional Use Permits are subject to the provisions set forth in Chapter 17.168 (Conditional Use Permits) of the Lake Elsinore Municipal Code.

ensures the right of existing owners and businesses to continue with existing uses and structures already in place.

Where at the time of adoption of the Lake Elsinore Downtown Master Plan and the downtowncode , a lawful use of land or structure exists, which otherwise would not be permitted by the regulations established by the Master Plan, such use or structure may be continued indefinitely subject to the following:

Any use that was lawfully established prior to the adoption of the Master Plan and downtowncode made nonconforming by such plan shall be allowed to remain without prejudice (grandfathered). If such use ceases to exist and the property remains vacant for more than one hundred

A.

The following listed uses may continue indefinitely, and owners will be allowed to make limited additions, remodel and fully maintain their property during the interim. The downtowncode requirements shall apply when an owner proposes to put new development on their property that replaces and significantly expands existing uses or structures. New non-conforming structures are not permitted.

B.

● Single family residential;

● Attached duplex/4-plex units;

● Commercial and office/professional uses; and

● Civic/cultural uses

No non-conforming use shall be physically expanded by more than 25% of the original square footage except as provided for in the lake Elsinore Municipal Code.

C.

All other issues of non-conformance shall be consistent with Chapter 17.164 of the Municipal Code and where applicable in the Historic Downtown Elsinore Overlay District Chapter 17.40.

D.

eighty (180) days, any use proposed on that property shall now be required to be a complying use.


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1.3 Development Standards

1.3.1 At-A-Glance Sheets

The purpose of the At-A-Glance zoning sheets is to provide the user with a quick and easy reference for all zoning districts in Downtown Lake Elsinore. This synopsis does not contain every relevant regulation, permitted use, and design criterion. The sheets are simply snapshots

.tcirtsid hcae rof tnemnorivne yrotaluger eht foNew development, building expansion, and building additions in the Master Plan area shall comply with the development standards of the applicable zoning district. The provisions of the Lake Elsinore Zoning Ordinance shall apply when not addressed in this downtowncode.

The At-A-Glance zoning sheets are followed by more detailed descriptions of the components graphically depicted on each sheet. The At-A-Glance zoning sheets contain the following essential regulatory information:

District boundaries;

Building placement and site information (allowable setbacks, height, floor area ratio, and density information);

Principally permitted uses (detailed permitted land use matrix is provided in Section1.4);

Ground Floor Uses

Potential new development (consisting of potential commercial square footage and number of dwelling units);

Parking requirements (location and required number of spaces);

Allowable building types;

Allowable building frontage types;

Allowable sign types; and

Public Realm and Street sections.

principal uses encouraged

key map

building placement + size

potential new development


at-a-glance

parking requirements

11

gateway district

FRONT

MIxed Use Office, Office, Hotel, Transit

See Section 1.3.3 for further detail




Commercial Square Footage: 694,130

Parking LocationBehind buildingParking structureSubterranean

Required Parking SpacesCommercial: 5 per 1,000 ft.Office: 3per1,000ft.Hotel: 1 per roomMixeduse: Sumofallspecificuserequirements within each land useRestaurant: per LEMC 17.148.030

n

n

n

n

n

n

n

n

Offices

RetailRestaurantsProfessional ServicesHotel

n

n

n

n

n

Sidewalk: 20’

Build-toLine: 0’

FrontSetback: Varies

SideSetback: 0’

RearSetback: 0’

MaximumHeight: 90’ (six story)

MaximumFAR: 2.00 * Non-office uses shall not exceed 20% of the total building square footage.**Transit location and placement TBD

12

at-a-glance


gateway district

allowable building types

Retail

Sidewalk: 20’

Build-to Line: 20’

Build-to Line: varies’

Side Setback: 0’

Rear Setback: 0’

Maximum Height: 90’

Maximum FAR: 2.00 / 7.9 ac

* Non-office uses shall not exceed

20% of the total building square

footage.FRONT

Parking Structure

Sidewalk: 20’


Build-to Line: varies’

Side Setback: 0’

Rear Setback: 0’


Minimum Site Size: 0.50

FRONT

OfficeMixed Use - OfficeHotel




at-a-glance

13

allowable building frontage types


gateway district

Parking Structure Retail Transit

Arcade Balcony

Building Projection Canted Facade



14

at-a-glance


gateway district

Gallery Louver

Recessed Entry

TerraceStorefront Awning

Parking Deck



city of lake elsinoredowntown master plan 15

allowable sign types

street sections

at-a-glance

at-a-glance

gateway district

Parking Deck Terrace

Monument

Awning Projecting

TowerUnder Canopy Wall

Public Realm and Street Sections

“Great Street”Main St., I-15 to Flint Street

Not to Scale



PROPOSEDSIDEWALK

(TYP)

7’ S/W 18’ TRAVEL LANE 18’ TRAVEL LANE

AC TO REMAIN AC TO REMAIN

60’

CL

TW LT

10’

varies 24’ to 28’r/w r/w

20’ac traveled way

varies2’ to 4’

varies2’ to 4’

buildingface

buildingface

16

Public Realm and Streetscape

at-a-glancegateway district

Service Street Spring StreetNot to Scale

Alleyway

Not to Scale


Notes:

1. A portion of Ellis has a 50’ right-of-way and may require dedication.

*Note:

Remainder areas typically landscaped with the exception of areas for building access (e.g. man door sidewalks and garage driveways).

gravel reservoir


key map




at-a-glance


17

garden district

ESHOOOOREEDDRVE

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FRONT

Garden Cottage





Commercial Square Footage: 295,371Residential Units: 845

Main StreetHigh Density ResidentialBoutique RetailOffices

Professional ServicesBoutique Hotel

Other Areas in DistrictHigh Density ResidentialRetail

n

n

n

n

n

n

n

Parking LocationAlley-loaded garage (detached or attached)Street-loaded garageConsolidated parking lot

Required Parking SpacesResidential: 2/unitOffice: 3/1000squarefeet

Commercial: 5/1000 square feetHotel 1 per roomMixeduse: Sumofallspecificuserequirements within each land use

n

n

n

n

n

n

n

n

Sidewalk: 10’

Build-to Line: 70’ on Main Street

Front Setback: varies

Side Setback: 5’

Rear Setback: 0’


Maximum FAR: 1.2

Density: 19 to 24 units/acre

18

at-a-glancegarden district


FRONT

Mixed Use - Commercial Sidewalk: 20’

Build to line 20’


Side Setback: 15’

Rear Setback: 0’


Density: 7 to 18 du/acre

Maximum FAR: 0.80:1 * A minimum of 50% of the total floor area shall be commercial uses.

FRONT

Garden Apartments/CondominiumsSidewalk: 10’



Side Setback: 10’

Rear Setback: 0’


Maximum FAR: 1.2:1 - Residential

1.0:1 - Commercial * Non-residential uses shall be between 20% & 35% of the total building square footage.

FRONT

Multi-Family ResidenceSidewalk: 10’



Side Setback: 10’

Rear Setback: 0’


Density: 19 to 24 du / acre

Maximum FAR: 1.2:1 - Residential FRONT



at-a-glance

19


garden district

Boutique Hotel

FRONTRowhouse

FRONT

Sidewalk: 10’



Side Setback: 10’

Rear Setback: 0’


Maximum FAR: 1.0:1

Sidewalk: 10’



Side Setback: 5’

Rear Setback: 0’




1.0:1 - Commercial

Townhouse

FRONT

Sidewalk: 10’



Side Setback: 5’

Rear Setback: 0’


Density: 19 to 24 du / acre


1.0:1 - Commercial


20

at-a-glance



garden district

Garden Apartments/CondominiumsMixed Use - Commercial Garden Cottage

single-family - clusterSidewalk: 10’


front setback: varies

Side Setback: 5’

Rear Setback: 5’


Minimum Density: 4 units per lot

Maximum Density: 19 to 24 du / acre

FRONT




at-a-glance

21


garden district

Single-Family ResidenceMulti-family Residence Boutique Hotel

Rowhouse Townhouse


22

at-a-glancegarden district


Balcony Building Projection

English Basement Front Yard

Forecourt Porch



at-a-glance

23

allowable sign typesallowable sign types


garden district

Terrace

Recessed Entry Stoop

Awning Projecting Under Canopy Wall



at-a-glance

24


garden district

“Great” StreetMain St., Flint Street to Sumner

Not to Scale

“Green” StreetSumner, Flint, and Pottery

Not to Scale

“Service” StreetSpring StreetNot to Scale


NOTES1. BORETENTION ZONE SHALL BE PLANTED WITH NATIVE, DROUGHT-TOLERANT SPECIES.2. POROUS PAVEMENT SECTION FOR PARALLEL PARKING MAY BE PAVERS, CONCRETE OR ASPHALT.3. SUBDRAIN MAY NOT BE REQUIRED FOR FREELY DRAINING UNDERLYING SOILS.

70’R/W R/W

PROPOSEDSIDEWALK

(TYP)

15’BORETZONE

10’BORETZONE

CL

5’ 5’

12’TRAVEL LANE

12’TRAVEL LANE

OPTIONALSUBDRAIN

(TYP)

GRAVELRESERVOIR

(TYP)

AC TO REMAINAC TO REMAIN

PROPOSEDSIDEWALK

(TYP)

5’TO 8’

5’TO 8’

5’ TO 12’ 5’ TO 12’

VARIES 60’ TO 80’

boret zone

boret zone

12’TRAVEL LANE

12’TRAVEL LANE

AC TO REMAINAC TO REMAIN AC TO REMAIN

OPTIONALSUBDRAIN

(TYP)

GRAVELRESERVOIR

(TYP)

NOTES1. BORETENTION ZONE SHALL BE PLANTED WITH NATIVE, DROUGHT-TOLERANT SPECIES.2. POROUS PAVEMENT SECTION FOR PARALLEL PARKING MAY BE PAVERS, CONCRETE OR ASPHALT.3. SUBDRAIN MAY NOT BE REQUIRED FOR FREELY DRAINING UNDERLYING SOILS.

notes1. a portion of ellis has a 50’ right of way and may require dedication.

PROPOSEDSIDEWALK

(TYP)

7’ s/w18’

TRAVEL LANEAC TO REMAIN

60’

cl

10’

tw lt

18’TRAVEL LANE

AC TO REMAIN


key map




at-a-glance

25

cultural district


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FRONT

Single Family - Cluster





Parking LocationParking structureConsolidated Parking LotssubteraneanAlley access parking

Required Parking SpacesCultural: To be determined by parking analysis Commercial 5/1000 s.f.Office: 3/1000 s.f.Residential: 2 per unitProjects with 10+ residential units: 1 guest space/every 10 unitsMixed use: Sum of all specific use requirements within each land use

n

n

n

n

n

n

n

n

n

n

Sidewalk: 10’



Side Setback: 5’

Rear Setback: 0’

Maximum Height: 35’ (two story)

Minimum Density: 4 units/lot

Max Density: 7 / 18 du/acre

Civic/CulturalHigh density residential

Mixed Use Ground Floor Uses RetailRestaurantsServices

n

n

n

n

n


26

at-a-glancecultural district


FRONT

Mixed Use - CommercialSidewalk: 20’



Side Setback: 15’

Rear Setback: 0’



Maximum FAR: 0.80:1 * A minimum of 50% of the total floor area shall be commercial uses.

FRONTCourtyard Residence Sidewalk: 10’



Courtyard setback 10’ - back of curb

Side Setback: 5’

Rear Setback: 0’


Maximum FAR: 1.2:1 - Residential * Non-residential uses shall be between 20% & 35% of the total building square footage.FRONT

Courtyard Residence- PaseoPedestrian Paseo: 18’


Front Setback: 10’ - back of easement

Side Setback: 5’

Rear Setback: 0’


Maximum FAR: 1.2:1 - Residential * Non-residential uses shall be between 20% & 35% of the total building square footage.

FRONT

Paseo



at-a-glance

27


cultural district

Cultural & Public - 1

FRONT

Cultural & Public - 2

FRONT

Sidewalk: 20’



Side Setback: 0’

Rear Setback: 0’


Maximum FAR: 1.0:1

Sidewalk: 20’


Front Setback: varies’

Side Setback: 0’

Rear Setback: 0’



Multi-Family Residence

FRONT

Sidewalk: 10’



Side Setback: 5’

Rear Setback: 0’





28



FRONT

Parking DeckSidewalk: 10’



Side Setback: 5’

Rear Setback: 0’


FRONTMixed Use - CivicSidewalk: 10’



Side Setback: 5’

Rear Setback: 0’



1.0:1 - Commercial * Non-residential uses shall be between 20% &

35% of the total building square footage.FRONT

Retail - East side of Main Street

FRONT

Sidewalk: 20’



Side Setback: 0’

Rear Setback: 0’


Maximum FAR: 1.0:1 - Commercial * Non-residential uses shall be between 20% & 35% of the total building square footage.



at-a-glance

29


cultural district

Retail - West side of Main Street

FRONT

Retail Pavilions

FRONT

Sidewalk: 20’



Side Setback: 0’

Rear Setback: 0’


Maximum FAR: 1.0:1 - Commercial

Sidewalk: 20’



Side Setback: 10’

Rear Setback: 0’ from edge of

pedestrian paseo


Maximum FAR: 1.0:1 - Commercial



30


Mixed Use - Commercial


Courtyard Residence Cultural Building

Parking Deck Mixed Use - Civic




at-a-glance

31

cultural district

Single-Family - Cluster

Retail PavilionsRetailPublic


32



Balcony Building Projection

Canted Facade Front Yard

Louver Parking Garage




at-a-glance

33

cultural district

Storefront w Awning

Recessed Entry Stoop

Terrace



34




Awning WallProjecting

monumentbanner under canopyTower

“Great” Street Main Street at the Circle

Not to Scale




at-a-glance

35


cultural district

“Great” Street

“Service ” Street

“Green” Streets


PROPOSEDSIDEWALK

(TYP)

7’ S/W18’ TRAVEL LANE 18’ TRAVEL LANE


60’

CL

TW LT

10’

Main Street, Sumner to Circle and Circle to Heald Ave.

Not to Scaleproposedsidewalk

(typ.)

optionalsubdrain

(typ.)

gravelreservoir

(typ.)

70’

cl8’parking

8’parking

12’travel lane

12’travel lane

porous porousac to remainac to remains/w s/w

15’ 15’

notes:1. porous pavent section for parallel parking may be pavers, concrete or asphalt.2. subdrain may not be required for freely-draining underlying soils.

Spring StreetNot to Scale

Sumner, Heald west of Main StreetNot to Scale

varies 60’ - 80’

5’ - 8’ 5’ - 8’

notes:1. Boretention zone shall be planted with native, drought-tolerant species.2. pervious surface not recommended for building-adjacent enhanced sidewalks.3. porous pavement section for parallel parking may be pavers, concrete or asphalt.4. subdrain may not be required for freely -draining underlying soils.


key map




at-a-glance


37

historic district

Civic, Commercial, Office & Residential Mixed Use,Civic & Retail

FRONT




RetailRestaurantsCivic OfficesandadministrativeservicesResearch and developmentHigh density residential (east of Main Street)

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Sidewalk: 20’



Side Setback: 0’

Rear Setback: 0’

Maximum Height: 45’ (main) 60’ (other)

MU_C FAR: 0.80:1

Gen C FAR: 0.40:1

MU Density: 7 to 18 du/acre

Parking LocationBehind buildingParking structureConsolidated Parking LotsAlley or side street access

Required Parking SpacesCommercial: 5/1000 s.f.Office: 3/1000s.f.

Residential: 2 per unitCivic: To be determined per parking analysisProjects with 10+ residential units: 1 guest space/every 10 unitsMixeduse: Sumofallspecificuserequirements within each land use

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38

at-a-glancehistoric district



FRONT

Single-Family - Cluster

FRONT

Sidewalk: 10’


Front Setback: 10’

Side Setback: 10’

Rear Setback: 0’


Maximum FAR: 1.0:1

Sidewalk: 10’



Side Setback: 5’

Rear Setback: 0’


Minimum Density: 4 units per lot

Max Density: 7 / 18 du/acre

Maximum FAR: 1.2 - Residential


at-a-glance

39



historic district

Mixed Use - CommercialMixed-Use - Civic

Multi-Family ResidenceMixed Use - Residence

Civic



40



Balcony Building Projections

Single Family ClusterRetail




at-a-glance

41


historic district

Stoop

Terrace

Front Yard Recessed Entry

Storefront and Awning



42




Awning WallProjecting

Window

Under Canopy



80’

8’ 8’

s/w s/w

7’ 7’8’ 8’12’ 12’

tw lt

10’

“Green ” StreetsGraham and Heald

Avenue s west of Main Street

Not to Scale


at-a-glance

43


historic district

“Great “Street Graham Avenue from

Chesnut St. to Main St.Not to Scale

“Great “Street Main Street

Heald, to ProspectNot to Scale

“Service” Street Spring StreetNot to Scale


PROPOSEDSIDEWALK

(TYP)



60’

CL

TW LT

10’

Notes:1. portion of ellis has a 50’ right-of way andmay require dedication

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at-a-glance


historic district

“Alleyway”

Not to Scale



key map




at-a-glance


45

waterfront district

FRONT

RetailSidewalk: 20’ minimum

Build-to Line: 0’

Front Setback: 0’

Side Setback: 5’ on Main Street

0’ all other areas

Rear Setback: 0’


Maximum FAR: 0.80:1





Commercial Square Footage: 600,933 Public Square Footage: 76,579Residential Units: 434

Parking LocationBehind buildingParking structureConsolidated Parking Lots

Required Parking SpacesCommercial: 5/1000 s.f.Office: 3/1000s.f.

Residential: 2 per unitHotel: 1 per roomProjects with 10+ residential units: 1 guest space/every 10 unitsMixeduse: Sumofallspecificuserequirements within each land use

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RetailRestaurantsEntertainmentOffices

High density residentialSpecialty retail (pavilions)Waterfront RecreationalResort HotelCivic Learning Center

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at-a-glanceat-a-glancewaterfront district


Civic Learning CenterFront Setback: 25’

Side Setback: 25’

Rear Setback: 25’


FRONTMixed Use - Hotel and RetailSidewalk: 10’

Build-to Line: 70’ Mixed Use Hotel

15’ Retail


Side Setback: varies

Rear Setback: varies

Maximum Height: 60’’

Maximum FAR: 1.0:1 - Commercial * Non-residential uses shall be between 20% & 35% of the total building square footage.

FRONT

Mixed Use - Civic, Commercial, Office and Residence

Sidewalk: 20’



Side Setback: 0’

Rear Setback: 0’


Maximum FAR: 1.0:1

FRONT




at-a-glance

47


at-a-glance


waterfront district


FRONTParking Structure

FRONT

Sidewalk: 20’



Side Setback: 5’

Rear Setback: 0’


Sidewalk: 11’

Build-to Line: 60’ minimum


Side Setback: varies

Rear Setback: varies


Resort Hotel and Retail Pavilions

FRONT

Sidewalk: 20’


Front Setback: 0’

Side Setback: 20’ minimum

Rear Setback: 0’

Pavilion Setback: Varies

Maximum Height: 60

Maximum FAR:

- Commercial 0.40:1



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at-a-glanceat-a-glancewaterfront district


Civic Learning Center Mixed Use - Hotel

Parking Structure


Mixed Use - Civic


at-a-glance

49

at-a-glance


waterfront district

Storefront & AwningArcade

Mixed Use - Residence Resort Hotel Retail Pavilion

Retail


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at-a-glancewaterfront district


Building Projection

Arcade Balcony

Canted Facade

GalleryFront Yard



at-a-glance

51


waterfront district

Recessed Entry

Louver Parking Deck

Stoop

TerraceStorefront Awning


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at-a-glance

at-a-glance

at-a-glancewaterfront district


public realm and street sections

ProjectingTower Banner

Wall

Under Canopy

Awning Monument

“Great” StreetMain Street from Sulphur to Lakeshore Drive

Not to Scale




at-a-glance

53

at-a-glance

public realm and street sections

waterfront district

“Service” StreetSpring StreetNot to Scale

“Neighborhood” Street Prospect St. and Olive St.

Not to Scale

“Great” StreetLakeshore Drive

Not to Scale


PROPOSEDSIDEWALK

(TYP)



60’

CL

TW LT

10’

varies 45’ - 50’

proposedsidewalk(typ)

var8’ - 13’


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section 1.3.2 building placement and size

1.3.2 Building Placement and Size

This section on the At-A-Glance sheets describes where the building can be located on the parcel and the potential size of the building. Buildings must be located within the shaded area on the illustration. The build-to line and rear and side setbacks define the buildablearea. The building size is established by the buildingheight,floorarearatio,anddensity.

Sidewalk

A sidewalk is a paved path for pedestrians along the side of a road. Where public right-of-way does not accommodate the dimensions specified,aneasementmustbecreated.

Build-To Line

Most zoning codes regulate front yard setbacks for downtown buildings. The purpose of a build-to front line is to assure that buildings are located within a certain distance of, or on, the front property line. The regulation avoids deep setbacks that could allow parking in front of the structure and provides an active urban street scene. For this downtowncode the build to line is measured from back of curb.

Setbacks

As defined by Lake Elsinore Municipal CodeChapter 17.08, setbacks are the area between the building line and the nearest property line.

Building Height

Building heights are measured from finishgrade to the top of parapet or building ridge. This does not include non-habitable towers and attached accessories such as vents, air conditioners, or chimneys.

Floor Area Ratio (FAR)

Floor Area Ratio (FAR) is a measure of building bulk on a particular parcel. The FAR is calculated bydividingthegrossfloorareaofallbuildingsona lot by the lot area. Parking areas, including structured parking, and unfinished basementareas are not included in the FAR calculation. For example, a two-story building occupying one-half of a site would have an FAR of 1.0.

Residential Density

Residential density is expressed in “dwelling units per acre”. The number of dwelling units permitted on a site is calculated by multiplying the number of acres of the site by the allowable number of dwelling units per net acre. For example, a 2-acre site could yield a total of 80 units if the allowable density is 40 dwelling units per acre (2 acres x 40 du/acre = 80 dwelling units).

1.3.3 Potential New Development

This section is included as general information only and should not be seen as a growth limiting regulation. The numbers represent a potential level of new commercial and residential development that will likely be built over the next twenty to thirty years.

1.3.4 Principally Allowed Uses

The uses defined in this section of the At-A-Glance sheets describe the basic and most desirable uses allowed in that district. The uses shown are not the only uses allowed and the reader is referred to Section 1.4, Detailed Land Use Matrix.


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55

1.3.5 Parking

This section addresses two issues related to parking. The first issue is the required location for parking. The second is how many parking spaces are required for the proposed use of the property. Development proposals within the Master Plan Area shall comply with the location and number of parking spaces established for each district and land use.

Parking Location

A goal for Downtown Lake Elsinore is to encourage pedestrian traffic by placing buildings and community-oriented space next

.gnikrap naht rehtar yaw-fo-thgir cilbup eht otThe parking regulations suggests the location of parking that is the most appropriate to the designated district.

Alley-Loaded Garage (Detached or Attached)

Access through alleys reduces traffic and parking on primary streets, discourages loading and unloading, and encourages community interaction along building frontages.

Alley or Side Street Access

As in residential areas, alley or side street access for commercial and mixed use development alleviates circulatory and parking impacts on primary streets.

Behind Building

Parking behind the building reinforces a pedestrian-oriented atmosphere within Downtown Lake Elsinore by emphasizing commercial storefronts.

Consolidated Parking Lot

Consolidating parking into central locations reinforces a pedestrian-oriented atmosphere within Downtown Lake Elsinore.

Parking Structure

Specific regulations for parking structures are provided in Section 1.5.6.

Street-Loaded Garage (medium density)

Street-loaded garages are directly accessed by the primary street.

Subterranean

Subterranean parking consists of parking below ground level and completely underneath the structure. Subterranean parking establishes pedestrian-scale in the Downtown by eliminating surface parking.

Required Parking Spaces

The number of parking spaces required for each land use is defined below. Where the regulations establish a parking requirement based on square footage (1 space per 500 square feet), the term square feet (sf) means the gross square footage of the floor area. Where the parking requirement is established based on the number of units (1 space per unit), the term unit means per dwelling unit.

Use RequirementCommercial: 5 spaces per 1000 sfOffice: 3 spaces per 1000 sfCivic: To be determined per parking analysisHotel: 1 space per roomSingle family detached: 2 spaces per unitMulti-family Residential: 2 spaces per unitProjects with 10+ units 1 guest space for every 10 unitsMixed Use Sum of commercial and residential requirements



section 1.3.6 allowable building types

Boutique Hotel Civic Learning Center

Shared parking and off-site parking will be considered for purposes of serving minimum parking requirements on a case-by-case basis (refer to Municipal Code Chapter 17.148.070 for additional information).

When not specifically addressed in thisdowntowncode, all parking must adhere to the parking requirements in the Lake Elsinore Municipal Code Section 17.148.

Standards:

Driveway access points should be located as far as possible from street intersections.

Care should be taken to ensure that urban design concepts such as linear plazas and visual corridors are not compromised by driveways.

Site access and circulation should promote pedestrianandvehiculartrafficsafetyandconvenience.

A continuous circulation network should be provided throughout the site to the greatest extent possible.

Vehicle maneuvering, stacking, and emergency access shall be provided on site.

Pedestrian walks should be fully integrated with the internal site vehicular circulation system to provide safe, walkable and landscaped pedestrian access through parking areas to building entrances.

Parking lot design and walkways should minimize use of impervious surfaces in a manner consistent with NPDES requirements.

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1.3.6 Allowable Building Types

This section of the At-A-Glance sheets represents the preferred built form of the new proposed buildings in this district. The drawings and photographs are representative and are to illustrate architectural form only. The reader is cautioned that how and where the building is located in the sketches may not represent actual conditions. If a development wants to propose a different building type from those shown, the Director may approve the building or refer the matter to the Commission for their review and decision.

Boutique Hotel

Boutique hotel is a term popularized to describe intimate, usually luxurious or quirky hotel environments. Boutique hotels differentiate themselves from larger chain/branded hotels and motels by providing personalized accommodation and services / facilities.

Civic Learning Center

This building type will house educational or civic uses that are associated with Nature and the waterfront such as a science or nature center, interpretive museum, research facility or amphitheater.

Courtyard Residence

A courtyard residential development is a


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57

Cultural Garden Apartment Garden CottageCourtyard Residence

classification of housing where multiple separate housing units for residential (i.e. non-commercial) inhabitants are contained within one building around a central open space or courtyard.

It is a valuable housing type in the Cultural District because it can serve a variety of household sizes and ages, provide opportunities for home ownership, and encourage creation of usable open space. A particular site may contain more than one development.

Standards:

Retail and service is an acceptable ground floor use

Retail and service shall not exceed 15% of the building footprint.

Cultural

A cultural building is used primarily to house uses that are creative or artistic in nature such as a library, museum, or performing arts center.

Garden Apartment/Condominium

As defined by Municipal Code Chapter 17.08, an Apartment is one or more rooms with private bath and kitchen facilities comprising an independent self-contained dwelling unit not owned in fee simple. The garden apartments will have large front gardens associated with them offering the same opportunity for urban

agriculture as the Garden Cottage.

Garden Cottage

The Garden Cottage is a mixed use building where multiple separate housing units for residential (i.e. non-commercial) inhabitants are contained within one building and also allows office or neighborhood serving retail uses on the ground floor. These small detached multi family homes resemble the mansions of historic periods found elsewhere in town with front garden setbacks offering the opportunity for residents to explore and participate in urban agriculture through community gardens and homegrown crops.

Standards: Garden Cottages & Apartments

Retail and service is an acceptable ground floor use

Retail and service shall not exceed 15% of the building footprint.

Hotel

As defined by Municipal Code Chapter 17.08, “Hotel” means any building or portion thereof with access provided through a common entrance, lobby or hallway to six or more guest rooms, and which rooms are designed, intended to be used or are used, rented or hired out as temporary, overnight, or weekly accommodations for guests.



section 1.3.6 allowable building types

Mixed Use - Civic Mixed Use - Commercial

Mixed Use - ResidenceMixed Use - Office

Mixed Use - Hotel

Multi Family Residence

Hotel

Office

Mixed Use - Civic A prominent municipal or government building or building complex constructed as a focal point within a community that usually contains oneormorefloorsofpublicuseoveragroundfloor consisting of predominantly retail andservice,

Standards:

Retail and service shall be no less than 50% of the building footprint.

Professionalofficeisanacceptablegroundflooruseonlywhenitssquarefootageislessthan half of the allowable retail and service square footage.

Mixed Use - Commercial

A Mixed Use - Commercial building provides for a mix of residential and non-residential uses within a single development area or building with an emphasis on retail, service, civic, and professionalofficeuses.

Mixed Use - Hotel

A mixed use - hotel is a hotel whose main use is

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asdefinedabovewhichincludesretailusesonthegroundfloor.

Mixed Use - Office

These building types are traditional downtown mixed use commercial buildings with retail on thegroundfloorandofficeusesontheupperfloors.

Mixed Use - Residence

These building types are traditional downtown mixed use buildings with commercial uses, particularly retail, on the ground floor andupperfloorsdevotedtoresidences.

Multi Family Residence

Multi-family residence is a classification ofhousing where multiple separate housing units for residential ((i.e. non-commercial) inhabitants are contained within one building. The most common forms are apartment buildings and condominiums.

Office

An office building type is a building, which


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59

Retail Retail Pavilions

Townhouse Transit

Parking Deck

Rowhouse

Public

Single-Family Cluster

contains spaces mainly designed to be used for offices. The primary purpose of an office building is to provide a workplace and working environment.

Parking Deck

A parking deck is a building devoted to the temporary parking of motor vehicles, including the actual parking spaces, aisles, access drives, and related landscaped area.

Public

Any building designed for public or semi-public facilities, including governmental offices, police and fire facilities, library, museums, performing arts center, amphitheater and nature center.

Retail

These building types are more traditional downtown commercial buildings with retail sales as the main use.

Retail Pavilions

These building types are light, sometimes ornamental roofed structures, used for boutique

retail sales as the main use.

Rowhouse

Rowhouses are a row of homes, of similar or identical design, situated side by side and joined by common walls whose main entrance and floor is elevated above grade by means of a front stoop. Rowhouses contain a basement level living area below the main floor that has access internally to the main floor and also has separate front entry outside. In addition, behind the basement level living area is an attached parking garage accessed from a rear alley and is internally connected to both the basement level living and the main floor. Differing from condominiums, rowhouse ownership does include individual ownership of the land. There can also be common elements, such as a central courtyard, that would have shared ownership.

Single Family - Cluster

Single family homes are detached buildings designed exclusively for occupancy by one family. This building type may also include



section 1.3.7 allowable building frontage types

BalconyArcade Building Projection

second dwelling unit, which is attached or detached living quarter independent of the primary residence. The second dwelling unit requires one additional parking space of the two required spaces for a single family home.

A cluster residential development is a cluster of four (4) to twelve (12) small detached single family homes around a central open space. It is a valuable housing type in the Historic District because they can serve a variety of household sizes and ages, provide opportunities for home ownership, and encourage creation of usable open space. A particular site may contain more than one development.

Townhouse

A townhouse is one of a series of dwelling units situated side by side that share common walls,whosemainentranceandfloormaybeat grade or elevated above grade by means of a front stoop. Townhouses do not contain basement level living areas, but do have an attached parking garage accessed from a rear alley. Differing from condominiums, townhouse ownership does include individual ownership of the land. There can also be common elements, such as a central courtyard, that would have shared ownership.

Transit

Any building which is used to house transit services.

1.3.7 Allowable Building Frontage Types

This section represents how the front of the new building should interact with the public right-of-way. The building frontage is an important element in establishing and protecting a pedestrian environment. This regulation is defined for each district depending largelyon the type of buildings and the amount of pedestriantraffic.

For Example, in residential areas, Stoops, Forecourts, and English Basements serve as transitional spaces from the public right-of-way to private living areas. They encourage residents to interact with neighbors and observe activity on the street while discouraging uninvited visitors. Meanwhile, frontages such as Arcade, Gallery, and Storefront Awning can create cool shaded spaces and active pedestrian-scaled walkways for retail and commercial uses.

The following images are included to assist the reader in visualizing examples of the various


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61

English BasementCanted Facade Forecourt

building frontage types. They should not be interpreted literally.

1. Arcade (Commercial)

The Arcade frontage type is a covered passage supported by columns, piers, or pillars that creates a rhythm of openings along the building façade’. The Arcade is contained underneath an upper floor.

Standards:

Minimum width of 12 feet in all directions.

At least 75% of the ground floor arcade shall open to the storefront.

Arcade openings shall correspond with storefront openings.

2. Balcony (Residential)

A Balcony is platform that is recessed or .gnidliub a fo llaw edistuo eht morf gnitcejorp

Projecting balconies can cantilever or be supported by columns or brackets to serve as an open space for passive recreation.

Standards:

Maximum projection of 6 feet from edge of building façade.

The balcony shall be located a minimum of 12 feet above grade above a non-commercial ground floor and 18 feet above a commercial ground floor.

A minimum height clearance of 14 feet above finished floor level is required.

3. Building Projections (Mixed use)

A building projection that allows for parts or all of the building’s facade for second story and those above to extend into the public right-of-way.

Standards:

Maximum projection of 5 feet.

Projections shall start a minimum of 12 feet from grade above a non-commercial ground floor and 18 feet from grade above a commercial ground floor.

4. Canted Facade (Mixed use)

A building projection that allows for parts or all of the building’s façade for the second and those above to slant or be tilted at an angle into the public right-of-way.

Standards:

Maximum projection of 20 feet.



section 1.3.7 allowable building frontage types

Gallery LouverFront Yard

Projections can start a minimum of 12 feet from grade above a non-commercial groundfloorand18feetfromgradeaboveacommercialgroundfloor.

5. English Basement (Residential)

The English basement is a residential building havingthelowestfloorpartlybelow,butmostlyabove, grade; the principal entrance to the buildingisatthelevelofthefloorabove..

Standards:

At least 50% of the lowest floor (Englishbasement) shall be above grade.

Primary entrance shall be above grade at thesecondfloorlevel.

6. Forecourt (Residential)

In a Forecourt frontage type, the majority of the facade is aligned close to the frontage line while a portion is setback to form a courtyard.

Standards:

Maximum depth of the courtyard is 15 feet.

Maximum courtyard elevation of 40 inches.

Fences or walls at the property line are

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7. Front Yard (Residential)

The front yard consists of landscaping that extends from the front line of the building to the front property line, and across the full width of the plot.

Standards:

Minimum 12 feet from building edge to property line.

8. Gallery (Commercial)

The Gallery frontage type is similar to the arcade frontage, but, unlike an arcade, the covered passage extends beyond the exterior wall of a building. This type of commercial frontage is typically employed when exposure to the elements is a concern.

Standards:

Minimum width of 12 feet in all directions.

Atleast75%ofthegroundfloorgalleryshallopen to the storefront.

Gallery openings shall correspond with storefront openings.

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Porch Recessed Entry Stoop

9. Louver (Commercial)

The Louver frontage type allows for fixed or movable horizontal slats to be applied to the building façade or over openings for admitting air and light and shedding rain.

Standards:

Maximum width of 5 feet for bands in louver system.

Louver systems can start a minimum of 12 feet from grade above a non-commercial ground floor and 18 feet from grade above a commercial ground floor.

10. Porch (Residential)

The Porch frontage type, which utilizes a covered raised platform along the length of the front of the house. Porches are acceptable when residential use comes down to the ground floor, except in the Cultural District where commercial uses can have a porch.

Standards:

Porches shall be at least 8 feet deep, 12 feet wide, and a minimum of 10 feet roof height.

Maximum fence height is 40” to 42” high per ADA standards.

11. Recessed Entry (Mixed Use)

A recessed entry consists of an entry area recessed from the building frontage or front property line which provides shelter from the elements.

Standards:

Minimum depth is 6 feet

Minimum height is 8 feet high.

12. Stoop

The Stoop utilizes a small raised porch or veranda with stairs at the entrance to a residence .

Standards:

Maximum height of a storefront stoop shall be between 4 and 6 feet.

Minimum of stoop width shall be 6 feet.

13. Storefront and Awning (Commercial)

The Storefront and Awning frontage type describes a commercial facade placed at or



section 1.3.8 allowable sign types

Storefront w/ Awning Terrace Parking Garage

near the “build-to” front line adorned with an awning. This type is the most historically relevant to historic commercial development patterns in Downtown Lake Elsinore.

Standards:

Maximum height of a storefront should be between 12 and 16 feet but, in no case, shall be less than 10 feet.

Specific regulations for awnings areprovided in Section 1.5.7 C

14. Terrace (Residential)

A terrace frontage type consists of a outdoor living area recessed or projecting from the outside building wall that can be partially covered.Itislocatedonthesecondfloorandabove, including the roof.

Standards:

Minimum depth of 8 feet.

Location shall be a minimum of 12 feet above grade above a non-commercial ground floor and 18 feet above acommercialgroundfloor.

A minimum height clearance of 14 feet

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15. Parking Garage

The Parking Garage will be an enclosed structure to park and protect vehicles. A parking garage that faces the public right-of-way and street shall contain the following treatments:

Standards:

A landscape edge, a minimum of 8 feet in width, shall be established and maintained from the parking structure to the right-of-way line.

80 to 90% of all façades must be treated with a green screen, public art, louvers, or architecturally treated like a building.

1.3.8 Allowable Sign Types

Merchants in Downtown Lake Elsinore have very different sign/advertising needs than commercial enterprises in other parts of the city. Themostappropriatesigntypesaredefinedforeach district based on the location, allowable uses, and building frontage types.

Sign types, styles, colors and materials play a

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Awning Banner

significant role in achieving a distinct character, therefore In each District the sign type chosen shall be compatible with the character of the District and the architectural style of the building. For Example, in the Historic District on Main Street many businesses have attractive signage that is appropriate for this era of architecture.

This section delineates design standards for each sign type. The provisions of Lake Elsinore Municipal Code Title 17.96 shall apply to all signs in the Master Plan area unless in conflict with this section.

General Standards

All signs shall be architecturally integrated with their surroundings in terms of size, shape, materials, color, texture and lighting so that they are complementary to the overall design of the buildings.

Signs shall reflect the character of the building and its use.

Signs shall respect the immediate context

of the building’s location and the overall character of Downtown.

Signs shall be designed with the purpose of promoting retail and street activity while enhancing the pedestrian experience.

1. Awning

An awning sign is a sign on or attached to a shelter that is supported from the exterior wall of a building. It may be retractable.

Standards:

Location

Copy shall only be located on the fabric valance flap of awning.

Signs are restricted to one per valance front and are prohibited from sides or awning ends.

Sign Height and Other Area

The maximum height of the awning valance flap shall be one (1) foot.

The maximum area of the sign shall be 50% of the area of the valance front.




Monument Projecting

Copy shall be limited to the name of the business only.

Additional Standards

When initially installed, awnings shall be provided with removable valances to accommodate future changes in copy.

Lettering shall not exceed 66% of valance height.

Back-lit internally illuminated awnings are prohibited.

2. Banner

A banner sign is any cloth, plastic, paper or similar lightweight material used for advertising purposes mounted to a structure, pole, line, vehicle, any framing or tree. It is considered a temporary sign. Temporary signs are intended to be displayed or used for a short period of time and are subject to the requirements of the LEMUC section 17.196.

Standards:

Sign Height and Area

The maximum sign area shall be no greater than 32 square feet.

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Banner projections from the face of buildings shall be limited to 36 inches at a sidewalk.


Banner Signs are to be vertically oriented, and compatible with the overall character and color of the building.

Banner signs shall be perpendicular to the face of the facade at both the top and bottom.

Freestanding banners are not permitted. Copy is limited to a business name and logo

3. Monument

AmonumentsignasdefinedinChapter17.04of the Municipal Code means a freestanding sign with a solid or decorative base.

Standards:


Monument signs shall be designed in an artful manner appropriate to each district.

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Tower Under Canopy


A monument sign shall include a supporting base composed of brick, concrete, metal, architecturally treated wood or other similar materials.

4. Projecting

Chapter 17.04 of the Municipal Code, defines a projecting sign as a wall sign which protrudes horizontally more than one foot from the wall to which it is attached. Artful signs are encouraged.

Standards:

Location

The minimum horizontal separation between signs on adjacent businesses shall be 25 feet to promote maximum visibility.

On single-storied buildings, the top of sign shall not be above the cornice or roof line.

On multi-storied buildings, the signage shall be suspended between the bottom of the second story windowsill and the top of the doors or windows of the first story.

The bottom of any sign shall maintain at least an eight (8) foot pedestrian clearance from the sidewalk level.

Signs shall be hung at a 90 degree angle from the face of the host building.

Signs shall be erected at least six (6) inches away from the wall for greatest visibility, but shall not project beyond a vertical plane set three (3) feet from facade.

5. Tower

A tower sign is incorporated into a built structure with more than two faces and extends above the defined street wall height.

Standards:

Location

No sign shall extend beyond the top of a tower


A maximum of only 2 signs per tower shall be permitted.



Wall Window

Signs shall not project more than 3‘ from the main wall of the building or from a bridge structure.

6. Under Canopy

According to Chapter 17.04 of the Municipal Code, an under canopy sign is any sign hanging below a canopy, awning, or building overhang.

Standards:

Location

A minimum horizontal separation of 25 feet between signs on adjacent businesses to promote maximum visibility.

The bottom of the sign shall maintain at least an eight (8) foot pedestrian clearance from the sidewalk level.

Sign shall be hung at a 90 angle from the face of host building.

7. Wall

AsdefinedbyChapter17.04of theMunicipalCode, a wall sign means a sign painted on,

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attached to or erected against the wall of a building, structure, canopy or awning.

Standards:

Location

Signs shall be placed in a manner consistent with proportion, scale and overall design of the host façade.

New signage shall respect any current signage patterns established by neighboring businesses.


The maximum height of a wall sign shall be no more than 25% of the height of story.


One (1) wall sign is allowed per business frontage with a pedestrian entrance.

Wall-mounted multi-tenant signs shall be limited to one per building and fivetenants.

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8. Window

Chapter 17.04 of the Municipal Code defines a window sign as any sign placed on the interior of a window, or painted on a window such that it can be read from the outside of the building.

Standards:

Location

Signs shall be comprised primarily of individual letters placed upon the interior surface of the window for viewing from outside.

All window signs above the ground floor shall be prohibited.


Permanent or temporary signs shall not cover more than 20% of the area of each window.


The Lake Elsinore Municipal Code Title 17 governs all temporary signs.

C. Sign Lighting/Illumination

No internally illuminated signs shall be permitted in the Master Plan area.

Neon window signs are prohibited in all districts except the Garden District.

D. Exempt Signs

The following types of signs are exempt from regulatory controls in the Master Plan Area:

Store hour signsWall-mounted menu board signs;Credit card signs; andIncidental directional signs.

1.3.9 Public Realm and Street Sections

The Public Realm and street sections address the design of key components such as streets, sidewalks, and parks that comprise the public realm. The Public Realm standards provide some guidance for private development for determining what is allowed within the public realm.

General Standards:

Clear zone: The minimum clear zone shall be unobstructed by any permanent or nonpermanent element for a minimum width of five (5) feet and a minimum height of eight (8) feet.

Amenities Zone: The Amenities Zone shall include street trees, landscaping, public signs, public art, street lighting, street furniture, and other pedestrian-oriented amenities, as appropriate, provided that the minimum sidewalk clear zone remains unobstructed.

Outdoor seating shall not be located within the clear zone.

Outdoor seating shall be located a minimum of 10 feet from each transit stop.

Outdoor dining area may be separated from the sidewalk only with planters, shrubs, or fencing with a maximum height of 40 to 42 inches. All fencing must meet ADA standards.

1. Cultural Circle

Cultural District, connecting to Main Street at Heald and Sumner



Great StreetMain Street,I-15 to Flint Street

Not to Scale

Standards:

R.O.W. Width: 72 foot

Traffic Lanes; one way travel lane

Parking Lanes: no parking

Sidewalk Width: interior 20 foot

exterior 28 foot

Clear Zone: a minimum width of five (5) feet and a minimum height of eight (8) feet.

2. Garden Street

Main Street - Flint to Sumner

Standards:


Traffic Lanes; 2 travel lanes; two way

Parking Lanes: parallel - both sides

Sidewalk Width: 5 foot


Bioretention zone: 15 feet wide required on northbound (west) side; 10 feet wide on southbound (east) side.

Botanical/floral gardens are required within 30’ setback area. Landscape installation criteria, and on-going maintenance responsibilities shall be determined through a conditional use permit for each building site with frontage on Main Street.

3. Gateway Street

Main Street, I-15 to Flint Street

Standards:



Parking Lanes: no parking

Sidewalk Width: 7.5 foot


4. East Graham Avenue

Main Street to Chestnut

Standards:



Parking Lanes: parallel - one side

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Great StreetMain Street

Heald, to ProspectNot to Scale





Bioretention Zone: 10 to 15 feet wide (varies), includes street trees

7. Historic Main Street

Heald to Prospect

Standards:



Parking Lanes: 8” parallel - both sides


Clear Zone: a minimum width of seven (7) feet and a minimum height of eight (8) feet.



5. West Graham Avenue

Graham Avenue, Main Street to Spring Street

Standards:






Bioretention Zone: 8 feet wide required on both sides of street.

6. Green Streets

Sumner, Heald, West of Main St. only, Limited, Flint, and Pottery

Standards:

R.O.W. Width: 60 to 80 foot, varies by street

1 two way turn lane



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Lakeshore DriveWaterfront District

Standards:R.O.W. Width: 76 footTraffic

Lanes:

Parking Lanes: 8’ parallel - both sides


Bioretention Zone: 8 feet wide, includes street trees

9. Neighborhood StreetsProspect, Olive, Peck and East of Main StreetStandards:

45 to 50 foot, varies

parallel - one side

Sidewalk Width: 5 foot on one side

8 to13 foot - varies on

other side

Riley, Ellis and Short Streets

Standards:

Parking Lanes:

Sidewalk Width:

11. Civic StreetsFranklin, Limited, Library

Standards:

R.O.W. Width: Varies 45’ - 60’ Traffic Lanes:

2 travel lanes; two way

Parking Lanes: 8’ parallel - right side

Sidewalk Width: 5 foot on left side; 8 to 23feet - varies on right side

Clear Zone: a minimum width of seven (7)feet and a minimum height of eight (8) feet.

12. Alleys

Alleys are required in areas as identified in the Downtown Master Plan document.Standards:

R.O.W. Width: 20 foot minimum

Dead-end alleys shall not be permitted

section 1.3.9 public realm & street sections

Chestnut Street and Ridge Street

Edge Streets10a.

R.O.W. Width: 50 footTraffic Lanes: 4 travel lanes; two wayParking Lanes: Parallel - both sides

Sidewalk Width: 9 foot - both sidesClear Zone: a minimum width of five (5) feet and a minimum height of eight (8) feet.

Standards:


R.O.W. Width:Traffic Lanes:

Edge Streets10.



R.O.W. Width:Traffic Lanes: 2 travel lanes; two wayParking Lanes:


Bioretention Zone: 8 feet wide

9a. Neighborhood StreetsSulphur Street and Peck Street, West of Main Street

R.O.W. Width:

Traffic Lanes:Parking Lanes:

Sidewalk Width:


Standards:

Bioretention Zone: 8 feet wide

60 foot


parallel - both sides

parallel - both sides

6 foot


60 foot

6 foot


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1.4 Detailed Land Use MatrixThe following land use matrix specifies permitted uses and conditionally permitted uses, and prohibited uses for each of the five Master Plan districts and the land uses within each district.

Principally permitted uses indicate that the use is allowed in the specified zone. Conditionally permitted require the granting of a Conditional Use Permit as provided in Chapter 17.168 of the Municipal Code. Prohibited uses are not allowed in the specified district. The Director may determine that uses that are not specifically listed in the land use matrix are of the same general character of uses listed in the matrix.

Existing buildings, structures, and uses permitted within the Master Plan area as of the effective date of this document shall continue to be permitted and exempt from the requirements of this chapter. The expansion of, addition to, or modification of an existing building, structure, or use may be permitted subject to staff development plan review and approval of the Director to ensure that the proposed expansion is consistent with the policies and standards of this chapter and the Municipal Code.

ON THE FOLLOWING MATRIX:

P = PERMITTED USES BY RIGHT

CUP = USES PERMITTED WITH A CONDITIONAL USE PERMIT.

section 1.4 detailed land use matrix



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Open Space Uses

Resource Protection and Restoration P P P P P P P P P

Resource Related Recreation(non-commercial)

- P P - - - - - -

Civic Uses

Arboretums and horticultural gardens - CUP CUP - - - - - P

Art Galleries - P P P - - P - P

Community and Social Service Facilities P - - P - - P P P

Community Assembly per Municipal Code Chapters 117.200 (Temporary Uses) and 5.108 (Special Events)

P P P P P P P P P

Convention and conference centers CUP - - - - - - - -

Libraries and Museums - - - - - - - - P

Observatories - - - - - - - - P

Private marine, estuarial, wildlife and wilderness preserves

- - - - - - - - -

PublicAgencyOfficesandFacilities P1 - - - - - CUP - P

CivicTheaters-(PublicorNon-Profit) - - - - - - CUP CUP CUP

Theaters - Commercial (including cinema).

- - - - - - CUP - -

Residential Uses

Caretaker/Employee Quarters P P P P - P P - -

Multi-Family Dwellings - Condominiums and Apartments (including mixed-use placement).

- P P P P P - - -

Single Family Dwellings - Clustered. 2 - - - P P - - - -

Commercial Uses Retail

Apparel stores - P P P - P P - -

Bicycle shops - P P P - P P - -

Florist P P P P - P P - -

General merchandise stores - P P P - P P - -

Gift, novelty, and souvenir shops P P P P _ P P - -

Hobby supply stores - P P P - P P - -

Ice Cream Shops P P P P - P P - -

Jewelry stores P P P P - P P - -

Media shops; including bookstores, newstands, and video outlets

P P P P - P P - -

Historic DistrictGarden District



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Open Space Uses

Resource Protection and Restoration P P P P P P P

Resource Related Recreation(non-commercial)

- - - - P P P

Civic Uses

Arboretums and horticultural gardens - - - CUP - - P

Art Galleries P - P P P P -

Community and Social Service Facilities - - - - - - -

Community Assembly per Municipal Code Chapter 117.200 (Temporary Uses).

P P P P P P P

Convention and conference centers - - CUP CUP - CUP -

Libraries and Museums - - P P - - -

Observatories - - P P - - -

Private marine, estuarial, wildlife and wilderness preserves

- - CUP CUP - CUP -

Public Agency Offices and Facilities - - - - - P -

Civic Theaters - (Public or Non-Profit) - - P CUP - CUP -

Theaters - Commercial (including cinema).

- - CUP CUP - CUP -

Residential Uses

Caretaker/Employee Quarters P P - P P P -

Multi-Family Dwellings - Condominiums and Apartments (including mixed-use placement).

P P P - P P -

Single Family Dwellings - Clustered. 2 CUP P - - CUP - -

Commercial Uses Retail

Apparel stores - - P - - P -

Bicycle shops - - P CUP - P -

Florist P - P P P P -

General merchandise stores - - P - - P -

Gift, novelty, and souvenir shops P - P P P P -

Hobby supply stores - - P - - P -

Ice Cream Shops P - P P P P -

Jewelry stores P - P P P P -

Media shops; including bookstores, newstands, and video outlets

P - P P P P -

Waterfront DistrictCultural District



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Commercial uses/retail contd.

Music stores; including sales of instruments, records, and tapes.

- P P P - P P - -

Personal service establishments: including barber shops, beauty supplies, dry cleaning, and tailors.

P P P P - P P - -

Personal Services: Body Art - - - - - CUP - - -

Pet shops; retail sales and grooming only. No boarding of animals.

- - - P - P P - -

Pet Supply Stores (no live pets). - P P P - P P - -

Specialty service establishments; such as small appliance repair, watch and jewelry repair, and shoe repair.

- P P P - P P - -

Specialty food stores less than 4,000 sq. ft.; including markets, bakeries, health food establishments, and candy stores.

P P CUP P - P P - -

Toy shops. P P P P - P P - -

Commercial Uses Services

Business support /mailing/secretarial services

P - - - - - - - -

Personal services(barber shops, beauty shops, manicure, and related service)

P P P P - - P - -

Dry cleaning, retail. - CUP CUP P - - P - -

Laundry (self service, coin). - P CUP P - - P - -

Dance, gymnastics and martial arts studio. P P3 CUP - - CUP3 P - -

Automobilerentalagencies,officeonly. - P P P - - P - -

Bait Shops. - - - - - - CUP - CUP

Bicycle rental shops. P P P P - - P - -

Ticket agencies. - P P P - - P - -

Travel agencies and bureaus. - P P P - - P - -

Health and exercise clubs. - CUP CUP CUP - - CUP - -

Commercial - other

Hotels. P - - - - - - - -

Bed & Breakfast establishments; boutique lodging (12 rooms or less).

- CUP CUP CUP - - - - -

Offices,professional. P P P P - - P P P

Insurance brokers & services, investment brokers,realestatebrokersandofficesand title and escrow companies.

P - - P - - P P P




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Commercial uses/retail contd.

Music stores; including sales of instruments, records, and tapes.

- - P - - P -

Personal service establishments: including barber shops, beauty shops, dry cleaning, and tailors.

P - P P P P -

Personal Services: Body Art - - CUP - - CUP -

Pet shops; retail sales and grooming only. No boarding of animals.

- - P - - P -

Pet Supply Stores (no live pets). - - P - - P -

Specialty service establishments; such as small appliance repair, watch and jewelry repair, and shoe repair.

- - P - - P -

Specialty food stores less than 4,000 sq. ft.; including markets, bakeries, health food establishments, and candy stores.

P - P P P P -

Toy shops. P - P P P P -

Commercial Uses Services

Business support /mailing/secretarial services

- - - - - - -

Personal services(barber shops, beauty shops, massage, manicure, and related service)

P - P P P P -

Dry cleaning, retail. - - P - - P -

Laundry (self service, coin). - - P - - P -

Dance, gymnastics and martial arts studio. - - P3 P3 - P3 -

Automobile rental agencies, office only. - - P - - P -

Bait Shops. - - - CUP - - -

Bicycle rental shops. P - P P P P -

Ticket agencies. - - P - - P -

Travel agencies and bureaus. - - P - - P -

Health and exercise clubs. - - CUP - - CUP -

Commercial - other

Hotels. - - - P - P -

Bed & Breakfast establishments; boutique lodging (12 rooms or less).

CUP - CUP - P P -

Offices, professional. - - - - - - -

Insurance brokers & services, investment brokers, real estate brokers and offices and title and escrow companies.

- - - - - - -




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Commercial other contd.

Banksandfinancialservices. P - - P - - P P P

Stationary stores. P - - P - - P P P

Photography studios. - P P P - - P - -

Prescription pharmacies. P - - P - - P P P

Quick copy and printing establishments. P - - P - - P P P

Specialty entertainment. - - - - - CUP CUP - -

Eating and Drinking Establishments

Fast Food without Drive through, sandwich shops

- P5 CUP P - CUP P - -

Restaurants (no beer, wine ,or liquor sales).

P P6 CUP P - - P - -

Restaurants (with outdoor seating).

CUP CUP6 CUP CUP - - CUP - -

Restaurants (serving beer, wine, or liquor).

CUP CUP6 CUP CUP - - CUP - -

Nightclubs/drinking establishments. - - - CUP - - CUP - -

Light Industrial Uses

Incubator businesses which do not create any noise, vibration, electromagnetic, radiation or other adverse impacts to other properties in the vicinity. May include limited industrial incubator businesses.

CUP - - - - - CUP - -

Bakery (in conjunction with retail sales or restaurant).

- CUP CUP - - CUP CUP - -

Manufacturing - light, only in conjunction with a retail outlet for goods manufactured on-site.

- - - - - CUP CUP - -

Transportation and communication Uses

Antennas and communication facilities

- per Municipal Code Chapter 17.208*

* * * * * * * * *

Heliport CUP - - - - - - - -



1 Maximum of 20 percent of permitted uses.2 Multiple single-family detached residential uses are permitted on a single lot, provided density range is consistent with underlying district.3 CUP required if over 2,000 square feet.4 Conditionally permitted when integrated into a larger development (no stand alone outlets permitted).5 <1,500 square feet to support neighborhood uses.6 <2,000 square feet to support neighborhood uses.


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Commercial other contd.

Banks and financial services. - - - - - - -

Stationary stores. - - - - - - -

Photography studios. - - P - - P -

Prescription pharmacies. - - - - - - -

Quick copy and printing establishments. - - - - - - -

Specialty entertainment. - - - CUP - CUP -

Eating and Drinking Establishments

Fast Food without Drive through, sandwich shops

CUP4 - P CUP4 CUP4 P -

Restaurants (no beer, wine ,or liquor sales).

P - P P P P -

Restaurants (with outdoor seating).

CUP - CUP CUP CUP CUP -

Restaurants (serving beer, wine, or liquor).

CUP - CUP CUP CUP CUP -

Nightclubs/drinking establishments. - - CUP CUP - CUP -

Light Industrial Uses

Incubator businesses which do not create any noise, vibration, electromagnetic, radiation or other adverse impacts to other properties in the vicinity. May include limited industrial incubator businesses.

- - - - - - -

Bakery (in conjunction with retail sales or restaurant).

- - - - - - -

Manufacturing - light, only in conjunction with a retail outlet for goods manufactured on-site.

- - - - - - -

Transportation and Communication Uses

Antennas and communication facilities

- per Municipal Code Chapter 17.208*

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Heliport - - - - - - -




1.5 Standards for Specific Uses

1.5.1 Applicability to Lake Elsinore Municipal Code

Downtown Lake Elsinore has unique regulatory needs stemming from the historic nature of many structures in the downtown area. Also due to the need for higher density, creating a close relationship between residential and commercial uses, the importance of activity within the public right-of-way, and the promotionofpedestriantraffic.

There are certain uses that because of their complexity deserve special limitations, design standards and operating requirements. The following provisions and ordinances address these concerns by describing applicable limitations, design standards, and operating requirements for the land uses within the Master Plan Area.

within the downtown.

A. Setbacks and Building Separation

1. Setbacks for all structures are shown under building placement and size in Section 1.3.1, on the at-a-glance pages for each district.

2. Where no minimum setback area is required adjacent to the interior lot line, if a setback is included in the design, a minimum 10 foot setback is required.

3. A variable height setback is required when a multi family or mixed use development abuts a Single-family Residentialzone.Upperfloorsshouldbestepped back per rear yard limitations: establishing a height at six feet above finished grade of the adjacentresidential property line, a twenty (20) degree incline plane is projected that establishes the height limitation of the mixed use development.

B. Screening

Rooftops should be designed in a way that acknowledges their visibility from other buildings and the street. Equipment shall be screened on all four sides from both the street and neighboring buildings using parapets or similar architectural features and from the top where visible from an adjacent building of greater height.

Service and loading zones, where visible from public streets and/or neighboring buildings and properties, shall be

1.

2.

1.5.2 General Standards

This section provides general standards that are applicable to new development projects in the Lake Elsinore Master Plan Area. Sections 1.5.3 through 1.5.10 provide additional standards that apply to more specific areas and uses

section 1.5 standards for specific uses


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screened by the use of decorative walls and/or dense landscaping that will serve as both a visual and a noise barrier.

C. Landscaping

Landscaping shall be provided according to LEMC section 17.112.060 and Section 17.44.060. and per the landscape specifications and species list in the Downtown Master Plan. All plans submitted to the City will be considered on a case-by-case basis, based on variables such as location, site design, and compatibility with adjacent development.

Landscape design must incorporate energy and water conservation concepts, including xeriscape.

Landscaping shall be drought-tolerant and comply with the Lake Elsinore Water Efficiency Ordinance (Except for seasonal floral and ornamental plants and agricultural/horticultural garden zones)

Landscaping shall be used to provide an attractive setting for development, soften hard building contours, shade walkways and other large expanses of pavement, buffer and merge various uses, mitigate building height; and screen unsightly uses.

Landscaping plans shall compliment the landscape and hardscape elements between the proposed project, surrounding streetscapes, and adjacent publicly maintained landscaping to ensure community

1.

2.

3.

4.

continuity and character.

Landscaping shall be compatible with the district theme and the architectural style of the building or buildings onsite. In addition, hardscape amenities shall be designed to be consistent with the District theme.

Landscaping shall be included as part of the design for fences and walls. Plantings should be used to soften and screen large masses of blank wall surface area and to deter graffiti.

An anti-graffiti paint coating shall be applied to all exposed solid wall surfaces.

Larger, more mature plant materials shall be used in areas of particular importance such as entries, courtyards and recreational areas to achieve an immediate effect.

Trees shall be planted in parking lots at a minimum of one tree per ten spaces or to provide a 50% shade canopy coverage within a minimum of 5 years after planting. All trees within the parking area shall be a minimum of 15-gallon size at planting. However, larger trees (e.g., 24-, 36-, and 48-inch box) may be required by the Planning Commission.

The developer and subsequent owners shall be responsible for maintaining the landscaping as shown on the approved plan. Maintenance shall include regular irrigation, weeding, fertilizing

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6.

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9.

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and pruning and replacement of dead materials in accordance with the LEMC 17.112.

Mature significant palm trees shall bepreserved per LEMC Section 5.116

Mature street trees may be replaced with new mature box trees that match or exceed the size and species of the replaced mature tree with the approval of the Planning Department.

Garden District

Horticultural and/or botanical/floralgardens are required within the street setbacks along Main Street and the local streets within the Garden District. A conditional use permit is required for gardens located within the setback area in order to ensure ongoing maintenance and coordinated appearance.

D. Service Areas, Refuse Areas and Backflow Preventers

Trash and refuse collection, and recycling areas shall be provided according to LEMC Section 17.112.120 (non-residential projects) and Section 17.44.120 (residential projects).

Service areas, garbage receptacles, utility meters and mechanical and electrical equipment shall be located in unobtrusive locations, screened from public view and located for convenient access by service vehicles.

Screening of these areas shall be

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integrated into the overall building and landscape design.

Enclosures shall be constructed of durable materials, and the color, texture and architectural detailing shall be consistent with the overall site and building design.

Roofs of enclosures should be designed to compliment the project buildings’ roof style and colors.

Where trash compactors are used, they shall be screened from public view within a trash enclosure or within a building volume.

A concrete pad shall be incorporated inside trash enclosures to prevent damagetogroundsurfacesfromfilledcontainers. The pad shall extend 10-feet in front of gates.

Backflow prevention devices shall befully screened from public view through the use of landscaping, berms, low walls or other screening techniques. They should be located inside the building where possible.

E. Lighting

Lightning for all mixed use developments shall comply with LEMC Section 17.112.040.

Exterior lighting in excess of 60 watts shall be shielded so that light will not spill out onto surrounding properties or project above the horizontal plane.

Lighting shall not blink, flash, oscillate

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8.

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3.

section 1.5.2 general standards


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or be of unusually high intensity of brightness.

Lighting for commercial uses shall be appropriately shielded to not negatively impact the on-site residential units.

All lighting shall be integrated with landscaping wherever possible.

F. Parking

At-grade parking lots shall not be gnola ro gnidliub yna neewteb detacol

the street frontage.

Vehicular access to corner lot developments shall be from an alley or from a side street.

Access to parking on interior lots shall have only one vehicular access, which shall not be from the street if a lot abuts an alley. A second vehicular access may be allowed if it is a shared access with an adjacent development, or if the lot frontage is at least 150 feet.

Residential parking in mixed use developments shall be separate from commercial parking and accessed through a secure gated entrance.

Shared (joint use) of parking lots/structures is encouraged in commercial and mixed-use districts, subject to a shared parking agreement among proposed users of the facility. The agreement is subject to review and approval by the Director.

A reduction in the number of residential parking spaces may be approved upon

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the determination by the Planning Commission that a parking demand analysis prepared by a competent traffic and transportation engineer demonstrates that the required number of spaces exceeds actual expected demand.

Parking lot landscaping

a. Any area of a surface parking lot that abuts a public street shall be set back from the sidewalk a minimum of twenty (20) feet and screened by landscaping and/or a decorative masonry wall with a minimum height of three (3) feet above the finished grade at the rear of the setback area. Landscaping shall include trees and landscape shrubs to achieve sixty (60) percent ground coverage within two years of planting.

b. Parking lot landscaping shall be provided according to standards

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contained in LEMC Section 17.148.100. Trees planted in parking lots shall provide a 50% shade canopy coverage within a minimum of 10 years after planting.

G. Restaurants

Eating and Drinking Establishments with Alcohol Sales. The following development standards and proximity distance separation requirements shall apply to all eating and drinking establishments with alcohol sales (referred to here as “establishments”) located within a mixed-use development:

a. Approval of a site-specificconditional use permit is required for each such establishment located within a mixed-use development.

H. Utilities

All areas within the downtown code are designated an Underground Utility District per

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Chapter 12 of the Municipal Code, and are subject to the standards therein.

1.5.3 Mixed-Use Projects

Therearefivetypesofmixedusedesignationswithin the Lake Elsinore Master Plan area, Civic Mixed Use, Commercial Mixed Use, Hotel Mixed Use, Residential Mixed Use and Office MixedUse. General requirements apply to all mixed use projects. Specific requirements for anyindividual type of mixed use projects will be identifiedassuch.

A mixed-use project shall comply with the following requirements.

A. Design Objectives

1. Storefronts shall provide a 75% clear window along street frontages to maintain a pedestrian orientation at the street level.

2. Projects shall provide for internal compatibility between the different uses within the project.

3. Design should minimize the effects of any exterior noise, odors, glare, vehicularandpedestrian traffic, trash,trash collection, routine deliveries, late night activity and other potentially significantimpacts.

Residential

Garden District:

1. Residential developments shall be designed such that ground floor units

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may be converted to retail commercial storefronts.

2. Residences should be designed to establish a clear, functional design relationship with the street front.

B. Applicability and Location

1. Mixed-use projects may be integrated vertically or horizontally and may cover a small or large land area. Vertical mixed-use projects are encouraged and shall incorporate different land uses within the same building (e.g., residential and/or office above retail uses). Horizontal mixed-use projects shall incorporate different land uses within adjacent buildings on the same site and where they consist of high density residential in close proximity to multi-story commercial, they are encouraged.

2. These projects are permitted in all of the Master Plan Districts.

C. General Requirements

1. Mix of Uses

a. All mixed-use development shall include at least two different land use types, which may include civic, commercial, residential, office, and/or employment uses.

b. Horizontal mixed-use buildings shall include a minimum of two individual retail frontages per block face.

c. Mixed-use buildings with residential

uses planned for the second story and higher shall have retail, civic, commercial or office uses on the ground floor.

d. All non-residential ground floor uses shall be compatible with residential uses above.

e. Lobby areas serving upper story residential uses may also be located on the ground floor, provided that such lobby areas occupy less than fifty (50) percent of the available floor space.

f. Residents shall have a separate and secure street access to the residential units.

g. A conditional use permit shall be required for commercial uses that operate after midnight.

h. No use, activity or process shall produce continual vibrations or noxious odors that are perceptible without instruments at the property lines of the site or within the interior



of residential units on the site.

2. All mixed-use development shall be under unified control at the time ofapplication and shall be planned and scheduled to be developed as a whole.

3. The location of the proposed mixed-use project shall be consistent with land uses in the General Plan Land Use designations.

4. Any mixed-use development to be constructed in phases shall include the full details relating thereto, including a time schedule for the phase completion. For horizontal mixed-use projects, no portion of the commercial component shall be occupied prior to the completion of at least 50% of the residential component. For all mixed use projects, required open space shall be completed according to a phasing plan approved with the mixed-use development.

5. Site Design

a. To the greatest extent practical, buildings and uses shall be designed to promote walkability.

b. All mixed-use development shall include at least two different land use types, which may include civic, commercial, residential, office,and/or employment uses.

c. Windows of residential units in mixed use developments shall not directly

face windows of other units within the development or windows of residential units on lots that abut the mixed use development in order to maximize privacy.

d. The street corners of corner sites shall be developed with buildings. Buildings should address corners architecturally and should relate to building adjacencies to prevent disruption or major gaps and separations in building mass (consistent building wall). Public Plazas or open space areas are allowed as discussed in the Lake Elsinore Master Plan Document.

e. A corner building should either be sited on the corner property lines or set back from the corner to provide a public open space that provides direct internal access.

f. Attractively landscaped areas may also be permitted where siting of a building or public open space at a corner is not feasible, but such spaces must be usable or programmable.

g. Buildings located on corners shall have special architectural features, such as a tower element or a sign, which help to anchor the intersection.

h. A modest articulation of the building mass should be provided at corner sites.

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i. Additional corner treatments may include a rounded or angled facet on the corner, location of the building entrance at the corner and/or an embedded corner tower.

j. A variable height setback is required when a mixed use development abuts a single-family residential zone. Upper floors should be stepped back per rear yard limitations: establishing a height at six feet above finished grade of the adjacent residential property line, a twenty (20) degree incline plane is projected that establishes the height limitation of the mixed use development.

6. Plazas and Open Space - Publicly- accessible plazas and open spaces are highly encouraged in mixed-use developments. When incorporated, the following standards shall be applied:

a. Plazas and open space shall be landscaped and incorporate high quality paving materials such as stone, decorative concrete, brick or tile.

b. Plazas and open space shall include a variety of pedestrian amenities examples of which include outdoor furniture, trash receptacles, public art, water features, specimen plantings, decorative lighting, music system etc. These improvements should be designed to reflect local

cultural and historical themes.

c. Where practical, outdoor areas should be visible from public streets and accessible from adjacent buildings as well as the street.

7. Noise Abatement

a. Loudspeakers, gongs, buzzers, bells, or other noise attention or attracting devices that exceed 45 decibels at any one time beyond the boundaries of the property or within office or residential uses on the floors above shall not be permitted.

b. All windows in residential units in a mixed use development shall be double-paned.

c. Mechanical equipment shall be set back a minimum of four feet from any residential property and shall be insulated to prevent any noise disturbance. All equipment shall be screened.

d. Residential portions of the project



shall be designed to limit the interior noise caused by the commercial and parking portions. Proper design may include, but shall not be limited to, building orientation, double or extra-strength windows, wall and ceiling insulation, and orientation and insulation of vents.

8. Walls and Fencing

a. A six-foot high masonry wall shall be constructed along the property line of any lot where construction of any mixed use development is adjacent to property zoned and used for residential purposes.

b. Walls shall have a decorative texture that match the walls of the development.

c. All walls shall be painted with an anti-graffiticoating.

9. Parking. The parking requirements established in Section 1.3.5 shall apply to all mixed-use development except as provided herein.

a. Access to parking floors withresidential units shall be secure and through a locking gate or entry way.

1.5.4 Residential Projects

There are four types of residential designations within the Lake Elsinore Master Plan area, Medium Density Residential, High Density Residential, Residential mixed use and commercial

mixed use. General requirement apply to all residential projects. Specific requirements forany individual type of residential projects will be identifiedassuch.

A residential project shall comply with the following requirements.

A. Density

1. In a medium density project, the permitted density shall be 7 to 18 units per acre.

2. In a high density project, the permitted density shall be 19 to 24 units per acre.

3. In a residential mixed use project, the permitted density shall be 19 to 24 units per acre.

4. In a commercial mixed use project, the permitted density shall be 7 to 18 units per acre.

B. Required Open Space

Each development shall have 150 sq. ft. of usable open space per studio unit and 200 sq. ft. for larger dwelling units which may be provided by private areas, common areas, or a combination of both.

Projects shall include a minimum area 5 feet by 10 feet of private open space in the form of patios and balconies.

All common open space and recreation areas shall be conveniently located and readily accessible from all residential units. Each area shall have

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a minimum dimension of 10 ft. x 8 ft and may contain active or passive facilities, and may incorporate any areas of the site except where adjacent to public rights-of-way, private streets and alleys, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas.

All required common open space and recreation areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans.

Courtyards internal to a project, or enclosed on at least three (3) sides, shall have a minimum width of forty (40) feet, and shall be landscaped with a ratio of hardscape to planting not exceeding one (1) square foot of landscape to one (1) square foot of hardscape. Pools and spas shall be excluded from this ratio.

Public open space requirements must adhere to the state Quimby Act requirements.

1.5.5 Commercial Projects

Commercial standards apply to all commercial projects General requirements apply to all commercial projects within the Lake Elsinore Master Plan Area including the Commercial Mixed Use and Residential Mixed Use areas.

A. Site Design.

1. Provide storefronts with 75% window opening along street frontages to

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maintain a pedestrian orientation at the street level.

B. Public Access

Commercial uses that have street frontage shall be accessible to the public through the street front entrance during all hours the business is open

Corner lots: Retail and office uses within buildings facing two or more streets shall have at least one customer entrance facing the primary street and one customer entrance facing the second street or an entrance on the corner itself.

1.5.6 Outdoor Retail Sales

Outdoor sale of merchandise is permitted on sidewalks in the Master Plan area as subject to the following regulations:

1. Merchandise and related equipment shall not impede, endanger or interfere with pedestrian traffic. Refer to clear zone designations on the At-A-Glance sheets.

2. No equipment used for display shall be attached to the sidewalk or other public area.

3. Outdoor merchandise areas will be permitted only adjacent to the business or building frontage. Outdoor merchandise shall not be permitted next to the street curb.

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4. Merchandise and related equipment shall not block regulatory signs, crosswalks, or intersections.

5. All displays of merchandise must meet a minimum height of 40 to 42 inches tall per ADA standards.

6. All merchandise and related equipment shall be stable and should not include sharp edges, protrusions, or other features that may be hazardous to the public.

7. All merchandise and the related equipment must be secured to prevent them from being dislodged by wind and other weather or related elements.

8. The owner or operator of the business displaying the outdoor merchandise shall be responsible for the maintenance, upkeep, and security of display equipment.

9. The owner or operator of the business displaying the outdoor merchandise shall be responsible for keeping the merchandise area clean of any garbage, trash, paper, cups, cans or litter associated with the operation.

10. All merchandise and related equipment shall be moved inside the building wherein the retail business is located during hours the retail business is not in operation.

11. In no instance shall any articles be left upon the sidewalk after closing.

1.5.7 Parking Structures

A. Parking Structure Design. The following parking structure design standards shall

apply to all parking structures located in the Master Plan area.

1. Parking decks should be flat wherefeasible. At a minimum, a majority of boththegroundfloorandtopparkingdecks shall be required to be flat, asopposed to continuously ramping.

2. External elevator towers and stair wells shall be open to public view or enclosed with transparent glazing.

3. Public restrooms shall be located on the groundflooroftheparkingstructure.

4. Lighting shall meet the requirements of the Uniform Building Code.

5. Parking structures with building facades facing or visible from the public right-of-way (ROW) shall use one (1) or a combination of the following design features:

a. The facade shall be compatible

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with the architectural features of other buildings in the district.

b. Design features that would mask the building as a parking structure, such as green screens or public art.

6. Proposed design features shall be approved by the Director.

B. Minimizing Views Into the Parking Structure Interior. Façades of parking structures shall be designed without continuous horizontal parking floor openings.

1. For portions of parking structures without a pedestrian level retail/commercial use, an ten (10) foot wide façade landscape strip is required. The strip should consist of:

a. A mix of evergreen shrub groupings spaced no more than four (4) feet apart that do not exceed a height of six (6) feet at maturity; and

b. Ground cover.

2. Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods which are in addition to the above facade landscaping strip:

a. Decorative trellis work and/or screening as architectural elements on the parking structure facade, without compromising the open parking structure requirements of

the Uniform Building Code.

3. In addition to the above, views into the upper floors of parking structures shall be minimized through one or more of the following methods:

a. The use of planters integrated into the upper floors of parking structure facade design;

b. The use of decorative, artistic trellis work and/or screening as architectural elements on the parking structure upper floor facades; and/or

c. Upper parking floors designed as a pattern of window-like openings on the parking structure facade.

1.5.8 Bicycles

A. Bikeways

Designated bikeways within the Master Plan area include:

Lakeshore Drive: Multi-purpose Class II (restricted right-of-way)

Pottery Street: Class II

Main Street: Class III (designated by signs or permanent markings)

All bikeways shall be constructed to current City standards.

B. Bicycle Parking

Bicycle parking spaces shall

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be equal to 5% of required auto parking, with a minimum 4 bicycle parking spaces per commercial or residential mixed use development.

Motor vehicle entrances shall display adequate signs to indicate the availability and location of the bicycle parking facilities.

1.5.9 Architectural Design

A. Mixed use

The area where the first floor meetsthe second floor shall clearlydefineachange in materials, colors, and style betweenthefirstandsecondfloors.

All visible frontages shall be detailed with architectural elements.

Primary building entries shall be accented with strong architectural definition.

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section 1.5.9 architectural design

Facades without openings or changes in wall planes shall be avoided.

Articulation shall add three dimensional interest to the façade and not rely on “false” detailing.

Detailing of the building facades shall be integral to the architectural design and a permanent feature of the surface.

Building facades shall have elements that relate to the scale of a person.

Entrances to residential, office orother upper story uses shall be clearly distinguishable in form and location from retail entrances.

A. Commercial

Groundfloorstreetfrontageshallhavearticulated façades, which may include such measures as indentation in plane, change of materials in a complimentary manner, and sensitive composition and juxtaposition of openings

A building shall have no more than twenty feet of continuous linear street-level frontage that is without windows or entrances or other architectural detail.

A minimum of fifty percent of thegroundfloorfaçadefacinganarterialstreet to a height of eight feet shall be visually transparent into the building or provide a minimum depth of three feet for window merchandise display. (No merchandise storage shall be allowed in the storefront windows which blocks

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the view of the interior of the building.

B. Roof articulation

Flat roofs are preferred and shall be screened with parapets on all sides of the building. If no roof top equipment exists or is proposed the parapet shall be a minimum of two feet in height.

Where architecturally appropriate, sloped roofs shall provide articulation and variations to divide the massiveness of the roof. Sloped roofs shall include eaves, which are a minimum of 18 inches in width.

All rooflines in excess of 40 feet in length must be broken up through the use of gables, dormers, plantons, cutouts or other appropriate means.

C. Awnings

Awnings may encroach into public rights-of-way above sidewalks, private streets and alleys

Awnings, Arcades, and Galleries may encroach the sidewalk to within 2 feet of the curb but must clear the sidewalk vertically by at least 8 feet.

Projections beyond the front or exterior side lot line of a corner lot shall require the approval of the City Engineer.

1.5.10 Public Art

A. One (1) percent of the original estimated construction cost of a city public works project or private commercial/mixed use

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project shall be set aside and used for acquisition and/or installation of art at, or near, the construction project. If the City Council deems the project inappropriate for the installation or display of public art, the sum shall be appropriated to the public art fund.

B. The City Council shall approve the acquisition and/or installation of public art as required by this section.

C. All art acquired pursuant to this section shall be acquired in the name of the city and

title shall vest in the city.

1.5.11 Additional Provisions

A. Retail Establishment Size - “Anti-Big Box Provision”

No single retail commercial establishment shall exceed a gross floor area of 10,000 square feet on Main Street without a conditional use permit. Entertainment or restaurant/bar/cocktail lounge uses are not included in this provision.



B. Storefront Vacancy

All storefront windows and glass doors on commercial properties must be covered with plain brown or white craft paper or higher quality window covering material during periods ofvacancy,newconstruction,reconfiguration,refurbishing, or remodeling. Such materials shall be properly maintained for the duration of these periods.

1.6 Downtown Implementation

1.6.1. Master Plan Land Uses

The overall success of the Downtown Master Plan Area is contingent on an economic base thatestablishesasignificanton-sitepopulationwithin walking distance of the downtown commercial, civic and cultural venues. In order to achieve this, it is vital that residential properties be developed at or near their highest allowable densities to support the desired level ofretailcommercial,office,entertainmentandrecreation development. Thus, implementation of the vision established for the downtown through the Master Plan will require project development sites that are substantially larger than the individual lot sizes in the area. Where this existing pattern of lots represents multiple ownerships in a given block or development area, a means of consolidating multiple lots into single project sites will be needed. New developmentbuildingsitesmustbeofsufficientscale to achieve the objectives of the plan. If new developments are constructed on the small lots that are typical in the area, it will lead to under-development of the land that will

ultimately prevent the vision from becoming a reality.

To address the challenges of achieving consolidation of small lots into adequate building sites and optimum land use intensity, regulations, policies and incentives are needed. The Master Plan and corresponding Form Based Code establishes minimum lot sizes for new developments and the criteria for projects to qualify for Redevelopment Agency financialassistance.

1. Minimum Building Site

Properties with less than the minimum building site area are permitted to maintain existing uses and structures, but must be combined with other adjoining properties in order to develop in accordance with the higher land use designations in the General Plan and Downtown Master Plan. Non-conforming properties would have the following options:

Continue to use the property as it is (developed with its existing use)

Purchase an adjoining lot(s) and consolidate

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through a lot line adjustment or lot merger

Sell the property to a master developer, the Redevelopment Agency or other private party or investor who is acquiring multiple properties

Partner with adjacent property owners in a joint-ownership project

Developments that trigger a requirement for minimum building site size are those resulting in an increase in parking demand per the City’s parking requirements or an increase in density or FAR that results in a “substantial physical improvement” to an existing building or property. All pre-existing uses will be allowed to operate in their current capacity/intensity and allowances are made for small additions to buildings, accessory structures, landscaping, repair and maintenance, etc.

The Master Plan establishes a minimum building site of a half acre for any new development, and establishes a one acre minimum for any project that receives financial assistance from the Redevelopment Agency. Thus, new projects undertaken on parcels less than one acre would not qualify for incentives or financial assistance through the Redevelopment Agency. This creates an incentive for new developments to be of sufficient scale to satisfy the objectives of the Downtown Master Plan and makes the most effective use of RDA resources.

1.6.2 Optimum Land Use Intensity

In order to encourage new development to achieve the optimum residential densities and commercial square footage, additional criteria has been established for projects to

qualify for Redevelopment Agency financial assistance. Eligibility for such incentives (which are discretionary with the RDA) requires site consolidation, maximum allowable residential density and maximum allowable commercial FAR. Additional density or FAR bonuses may be allocated based on compliance with the Downtown Master Plan and upon demonstration of high-quality architectural design (see Table A below). Thus, projects that promote the spirit and intent of the Master Plan for economic base and quality development will benefit from a public/private partnership. Appropriate incentives could include the following:

Waived or reduced permit processing and/or building permit plan check fees

Expedited discretionary case processing and/or building permit plan check

Infrastructure and/or public improvements ,rewes dna retaw ,sklawedis ,steerts(

connections, landscaping, etc.)



Provision of required parking in public structures

PILOT (Payment-in-lieu-of-taxes) to limit or defer property taxes

Property tax rebate

Defer impact fees

Land cost subsidies

Land acquisition assistance

1.6.3 Development Requirements:

The following policies are intended to provide baseline parameters for new development projects. They do not imply guaranteed financial assistance towardanygivenproject– only that it meets the minimum requirements to be eligible for consideration. The ultimate provision of incentives or assistance for any project would be at the full discretion of the City and Redevelopment Agency on a case-by-case basis.

Development Requirement 1.1

“Any new development that increases the existing density, floor area ration or requiredparking shall require a minimum building site of at least one-half (1/2) acre.”

Development Requirement 1.2

“To be eligible for consideration of financialassistance from the Redevelopment Agency (RDA), all new developments shall meet or exceed the following criteria:

1. A minimum building site of at least one (1) acre;

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- and -

2. One or more of the following:

Residential Mixed Use Land Use Designation: Qualify for the density bonus pursuant to the Residential Mixed Use Ordinance.

Commercial Mixed Use Land Use Designation: Provide 90% of the maximum dwelling unit density and FAR (with up to 20% non-residential FAR bonus for projects which demonstrate exceptional architecture).

Gateway Commercial Land Use Designation: Provide 90% of the maximum collective FAR and between (4) and six (6) stories in height (with up to 20% FAR bonus for projects which demonstrate exceptional architecture).

Downtown Recreational Land Use Designation: Provide 90% of the maximum collective FAR.

Figure A: Density and FAR Bonuses

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BUILDING SITE ENTITLEMENT A G E N C Y ASSISTANCE

P R O J E C T BENEFITS

Less than 1/2 acre

Existing Use Only

Not Eligible N/A

1/2 acre to 1 acre

M a x i m u m a l l o w a b l e r e s i d e n t i a l density or c o m m e r c i a l FAR

Not Eligible Densities & FAR per the General Plan & Master Plan

1 acre or more M a x i m u m a l l o w a b l e r e s i d e n t i a l density or c o m m e r c i a l FAR

Eligible Densities & FAR per the General Plan & Master PlanRDA Financial AssistanceUp to 20% a d d i t i o n a l FAR based on E x c e p t i o n a l Architecture


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1.7 Definitions

1.7.1 Applicability and Relationship to Zoning Code

For the purposes of the Downtown Lake Elsinore Master Plan, definitions in the Lake Elsinore Municipal Code Chapters 17.04, 19.08, and 19.95 shall apply along with additional definitions described in Master Plan Section 1.6.2.

1.7.2 Additional Definitions

Arcade (architectural): A covered passageway attached to a facade that is covered by upper floors.

Arboretum: an area planted with many types of plants and trees for study, display, and preservation.

Awning: A fixed cover, typically comprised of cloth over a metal frame, that is placed over windows or building openings as protection from the sun and rain.

Awning sign: A sign painted on, printed on, or attached flat against the surface of an awning.

Boutique retail: An establishment under 5,000 square feet providing customized services or a specialized selection of merchandise.

Building height: The vertical distance measured from finish grade to the top of parapet or building ridge. This does not include non-habitable towers and attached accessories such as vents, air conditioners, or chimneys.

Building placement: The maximum envelope

available for placing a building on a lot.

Build-to line: A given distance from a property line where the facade of the building within that property must be located.

Column: A vertical support, usually cylindrical, consisting of a base, shaft and capital, either monolithic or built-up, of drums the full diameter of the shaft.

Commission: The term “Commission” means the City of Lake Elsinore Planning Commission.

Cornice: The horizontal projection at the top of a wall; the top course or molding of a wall when it serves as a crowning member.

Courtyard: A yard wholly or partly surrounded by walls or buildings.

Density: The number of dwelling units divided by the gross area.

Director: The term “Director” means the Director of Community Development or an appointed representative.

Facade: The exterior face of a building, which is the architectural front, sometimes distinguished from other faces by elaboration of architectural or ornamental detail.

Fenestration: The arrangement and design of windows in a building.

Floor area ratio (FAR): The ratio of the gross floor area of the building to the gross land area of the site. The gross floor area does not include structured parking.

Focal point: A building, object or natural




element in a street scene that stands out and serves as a point of focus, catching, and holding the viewer’s attention.

Frontage: The linear edge of a property adjacent to the property line abutting a street or public right-of-way.

Horticultural gardens: Horticultural gardens are botanical gardens and natural areas containing living collections of plants often intended at leastpartlyforscientificstudy.

Infill: A newly constructed building within an existing development area.

Internally illuminated sign: A sign whose light source is located in the interior of the sign so that rays shine through the face of the sign.

Landscaping: An area devoted to or developed and maintained with native or exotic planting, lawn, ground cover, gardens, trees, shrubs, and other plant materials, decorative outdoor landscape elements, pools, fountains, water feature, paved or decorated surfaces of rock, stone, brick, block, or similar material (excluding driveways, parking, loading, or storage areas), and sculpture elements. Plants on rooftops, porches or in boxes attached to buildings are not considered landscaping.

Mass: A description of three-dimensional forms, the simplest of which are cubes, boxes (or “rectangular solids”), cylinders, pyramids and cones. Buildings are rarely one of these simple forms, but generally are composites of varying types of assets. This composition is generally described as the “massing” of forms in a building.

Merchandise: Goods and items for sale, including plants, flowers, clothing, jewelry, artwork,householdorofficesupplies,books,andother goods or wares, but excluding food or beverages of any kind.

Mixed use: Development contained within a single parcel (horizontally or vertically) or adjacent parcels that contains different uses that are complementary to each other and provide activity throughout the day.

Neon sign: A glass tube lighting in which a combination of gas and phosphors are used to create colored light.

Office, professional: Anoffice forprofessionalbusiness and administrative uses.

“Open space, common” means any parcel or area of land or water set aside, dedicated, designated or reserved for use and enjoyment of all owners and occupants of a project. Usable common open space shall constitute area(s) readily accessible, practical, and generally acceptable for active and/or passive recreation uses, in no case shall common open space include required setback areas or


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contain structures other than those intended for landscape or recreational purposes.

“Open space, private” means a fenced or otherwise screened area designated for a specific tenant or resident and which is devoid of structures and improvements other than patio covers or those structures or improvements intended for landscape or recreational purposes.

“Open space, public” means open space maintained for the use and enjoyment of the general public

Parking, off-street: Marked or unmarked parking located within a parcel and outside a private or public right-of-way.

Parking, on-street: Marked or unmarked parking located within a private or public right-of-way and outside of a parcel.

Parking structure: A parking garage located above ground or underground consisting of one or more levels. Parking, shared: Parking that is utilized by two

or more uses taking into account the variable peak demand times of each use; the uses can be located on more than one parcel.

Paseo’s: A paseo is a straight passageway between buildings used to create pedestrian connectivity. Paseos should be wide enough to feel comfortable for pedestrian users Commercial activities, such as outdoor dining and seating may be encouraged, but should not disrupt visibility.

Pedestrian scale - the size and proportion of a physical element that closely relates to the human body e.g., a 16-foot lamp post versus




a 30-foot lamp post, a facade with vertically oriented framed windows versus a facade with a continuous and unarticulated window wall.

Permanent sign: A sign constructed of durable materials and intended to exist for the duration of time that the use or occupant is located on the premises.

Pier: A stout column or pillar.

Porch: A covered entrance or semi-enclosed space projecting from the facade of a building; may be open-sided or screened.

Project: Any proposal for new or changed use, or for new construction, alteration, or enlargement of any structure that is subject to the provisions of these regulations.

Proportion: The ratio of dimension between elements. Proportion can describe height-to-height ratios, width-to-width ratios, and width-to-height ratios, as well as ratios of massing. Landscaping can be used to establish a consistent rhythm along a streetscape, which will disguise the lack of proportion in building size and placement.

Public right-of-way: A strip of land that has been established by reservation, dedication, prescription, condemnation, or other means and that is occupied by a road, walkway, railroad, utility distribution or transmission facility, or other similar use.

Recess: A hollow place, as in a wall.

Resource Protection and Restoration: Resource protection and restoration protects and restores

plant and animal habitats and areas of high biological productivity and diversity.

Resource Related Recreation: Activities relating to Natural Resources. May fall under the guidelines of the Department of Fish and Game.

Retail pavilion: An establishment engaged in the provision of goods and/or services for consumers that are primarily utilizing pedestrian rather than automotive transportation. Typical uses include apparel shops, toys, beauty supplies, and specialty gift and collectible shops.

Scale: The measurement of the relationship of one object to another object. Often, the scale of a building can be described in terms of its relationship to a human being. All components of a building also have a relationship to each other and to the building as a whole, which is the “scale” of the components. Generally, the scale of the building components also relates to the scale of the entire building.

Screening: A method of visually shielding or obscuring a structure, or portion of, by a fence,


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wall, berm, or similar structure.

Single Family Cluster development: A cluster of four (4) to twelve (12) small detached single family homes around a central open space.

Site: A lot, or group of contiguous lots, that fall under the same land use regulations.

Specialty Entertainment: Entertainment is an activity designed to give people a diversion. It is usually something that is produced or performed for an audience. specialty entertainment is other entertainment venues that fall outside of the realm of the traditional , such as outdoor concerts, sidewalk art, etc.

Storefront: The traditional “main street” facade bounded by a structural pier on either side, the sidewalk on the bottom and the lower edge of the upper facade on top, typically dominated by retail display windows. A storefront should have a minimum depth of 25 feet and minimum width of 25 feet.

Trellis: A lattice or structure on which vines are often trained.

downtown code - final draft

Documents

master plan land uses

allowable uses

land use districts

development standards

allowable building types

lake elsinore municipal

detailed land use matrix

applicabilityproposed