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Lake Elsinore - downtown downtowncode: land use + development regulations

City of Lake Elsinore downtowncode


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table of contents chapter topics

1.0 downtowncode: Land Use Development Regulations

+

1.1 Administration

1 1

1.5.6

Outdoor Retail Sales

89

1.1.1

Purpose

1

1.5.8

Bicycles

91

1.1.2

Applicability

1

1.5.9

Architectural Design

92

1.1.3

Administration

1

1.5.10

Public Art

93

1.2

General Provisions

2

1.5.11

Additional Provisions

93

1.2.1

Purpose

2

1.2.3

Interpretations

2

1.6.1.

Master Plan Land Uses

94

1.2.4

Amendments

2

1.6.2

Optimum Land Use Intensity

95

1.2.5

Severability

2

1.6.3

Development Requirements:

96

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

1.6 Downtown Implementation

1.7 Definitions

At-A-Glance Sheets

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

Applicability and Relationship to Zoning Code 97

1.7.2

Additional Definitions

9

1.4 Detailed Land Use Matrix

73

1.5 Standards for Specific Uses

80

1.5.1

Applicability to Lake Elsinore Municipal Code

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

97

1.7.1

9

1.3.1

94

80

city of lake elsinore downtown master plan

97


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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.

city of lake elsinore downtown code

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downtowncode: land use + development regulations

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 specifically defined herein shall have the same definition as 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



downtown solutions

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 office park at the gateway from Interstate 15 into downtown that will create a high quality image for the Lake Elsinore historic town center. Only high quality, professional and administrative offices and parking structures will be permitted. 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 elsinore downtowncode

exhibit 1.2.6.a district map


downtowncode: land use + development regulations

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 cameo location for a library and other civic uses, such as museums, performance venues and offices. 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. Garden District

Historic 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 and retail, 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.

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 new development to infill and accommodate mixed 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.



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downtowncode

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 nonresidential 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 nonresidential 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 nonresidential 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

city of lake elsinore downtown code

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downtowncode: land use + development regulations

densities shall be between 7 and 18 dwelling units per net acre. DT High Density Residential - This designation provides for courtyard residence, 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.

neighborhood that will attract new residents. Residential 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

6

downtown solutions

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


downtowncode

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.

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.

1.2.9

Reference to Design Criteria

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

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 Structures The Master Plan is a blueprint for the future of Downtown Lake Elsinore, and as such it clearly implies change. However, the downtowncode

city of lake elsinore downtown code

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downtowncode: land use + development regulations

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

8

Single family residential;

Attached duplex/4-plex units;

Commercial and office/professional uses; and

Civic/cultural uses

downtown solutions

C. 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. D. 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.

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.


downtowncode

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 of the regulatory environment for each district. New 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 AtA-Glance zoning sheets contain the following essential regulatory information:  

 

Allowable building types;

Allowable building frontage types;

Allowable sign types; and

Public Realm and Street sections.

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);

city of lake elsinore downtown code

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gateway district at-a-glance key map

potential new development See Section 1.3.3 for further detail Commercial Square Footage: 694,130

principal uses encouraged See Section 1.3.4 for further detail n

Offices

n

Retail

n

Restaurants

n

Professional Services

n

Hotel

parking requirements See Section 1.3.5 for further detail

Parking Location n

building placement + size

n n

See Section 1.3.2 for further detail

Required Parking Spaces

MIxed Use Office, Office, Hotel, Transit Sidewalk:

20’

Build-to Line:

0’

Front Setback:

Varies

Side Setback:

0’

Rear Setback:

0’

Behind building Parking structure Subterranean

n n n n

n

Commercial: 5 per 1,000 ft. Office: 3 per 1,000 ft. Hotel: 1 per room Mixed use: Sum of all specific use requirements within each land use per LEMC 17.148.030 Restaurant:

Maximum Height: 90’ (six story) Maximum FAR:

FRONT

2.00

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

city of lake elsinore downtowncode

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gateway district at-a-glance building placement + size See Section 1.3.2 for further detail

Retail

Parking Structure

Sidewalk:

20’

Sidewalk:

20’

Build-to Line:

20’

Build-to Line:

20’

Build-to Line:

varies’

Build-to Line:

varies’

Side Setback:

0’

Side Setback:

0’

Rear Setback:

0’

Rear Setback:

0’

Maximum Height: 90’

Maximum Height: 60’

Maximum FAR:

Minimum Site Size: 0.50

2.00 / 7.9 ac

* Non-office uses shall not exceed 20% of the total building square

FRONT

footage.

FRONT

allowable building types See Section 1.3.6 for further detail

Hotel

12

Mixed Use - Office

Office


gateway district at-a-glance allowable building types See Section 1.3.6 for further detail

Parking Structure

Retail

Transit

allowable building frontage types See Section 1.3.7 for further detail

Arcade

Balcony

Building Projection

Canted Facade

city of lake elsinore downtown master plan

13


gateway district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Gallery

Parking Deck

Storefront Awning

14

Louver

Recessed Entry

Terrace

city of lake elsinore downtown code


gateway district at-a-glance allowable sign types See Section 1.3.8 for further detail

at-a-glance

Awning

Projecting

Under Canopy

Wall

Tower

Monument

Public Realm and Street Sections See Section 1.3.9 for further detail

street sections

“Great Street� Main St., I-15 to Flint Street Not to Scale

city of lake elsinore Parking Deck

downtownTerrace master plan

15


gateway district at-a-glance Public Realm and Streetscape See Section 1.3.9 for further detail

Service Street Spring Street Not to Scale

60’ 7’

S/W

PROPOSED SIDEWALK (TYP)

CL 10’

18’ TRAVEL LANE AC TO REMAIN

TW

18’ TRAVEL LANE AC TO REMAIN

LT

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

r/w varies 2’ to 4’

varies 24’ to 28’ 20’ ac traveled way

building face

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

16

Alleyway

r/w

Not to Scale

varies 2’ to 4’ building face

gravel reservoir


garden district at-a-glance key map

potential new development 

IN



TE

See Section 1.3.3 for further detail R

Commercial Square Footage: 295,371 Residential Units: 845

������� ��������  

See Section 1.3.4 for further detail 

ET

n

High Density Residential

n

Boutique Retail

n

Offices

n

Professional Services

n

Boutique Hotel

A

T



Main Street



������ ��������





principal uses encouraged

�������� ��������





Other Areas in District



�������� ��������





GR A



n

High Density Residential

n

Retail

H

parking requirements  

See Section 1.3.5 for further detail

HO RE

DR

n

building placement + size ���������� See Section 1.3.2 for further detail �������� 

Parking Location



ES

VE

10’

Build-to Line:

70’ on Main Street

Front Setback:

varies

Side Setback:

5’

Rear Setback:

Street-loaded garage

n

Consolidated parking lot

Required Parking Spaces

Sidewalk:

 

n   

Garden Cottage

Alley-loaded garage (detached or attached)

n

Residential:

2/unit

n

Office:

3/1000 square feet

n

Commercial: 5/1000 square feet

n n

0’

Hotel 1 per room Mixed use: Sum of all specific use requirements within each land use

Maximum Height: 35’

FRONT

Maximum FAR:

1.2

Density:

19 to 24 units/acre

city of lake elsinore downtowncode

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garden district at-a-glance building placement + size See Section 1.3.2 for further detail

Mixed Use - Commercial Sidewalk:

20’

Build to line

20’

Front Setback:

varies

Side Setback:

15’

Rear Setback:

0’

Maximum Height: 45’

FRONT FRONT

Density:

7 to 18 du/acre

Maximum FAR:

0.80:1

* A minimum of 50% of the total floor area shall be commercial uses.

Garden Apartments/Condominiums Sidewalk:

10’

Build-to Line:

70’

Front Setback:

varies

Side Setback:

10’

Rear Setback:

0’

Maximum Height: 45’ Maximum FAR:

FRONT

1.2:1 - Residential 1.0:1 - Commercial

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

Multi-Family Residence Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

10’

Rear Setback:

0’

Maximum Height: 60’ Density:

FRONT

18

19 to 24 du / acre

Maximum FAR:

1.2:1 - Residential


garden district at-a-glance building placement + size See Section 1.3.2 for further detail

Boutique Hotel

FRONT

Sidewalk:

10’

Build-to Line:

70’

Front Setback:

varies

Side Setback:

10’

Rear Setback:

0’

Maximum Height:

45’

Maximum FAR:

1.0:1

Rowhouse Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height:

45’

Density:

19 to 24 du/acre

Maximum FAR:

1.2:1 - Residential 1.0:1 - Commercial

FRONT Townhouse

FRONT

Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height:

45’

Density:

19 to 24 du / acre

Maximum FAR:

1.2:1 - Residential 1.0:1 - Commercial

city of lake elsinore downtown master plan

19


garden district at-a-glance building placement + size See Section 1.3.2 for further detail

single-family - cluster Sidewalk:

10’

Build-to Line:

24’

front setback:

varies

Side Setback:

5’

Rear Setback:

5’

Maximum Height: 35’ Minimum Density: 4 units per lot Maximum Density: 19 to 24 du / acre

FRONT

allowable building types See Section 1.3.6 for further detail

Mixed Use - Commercial

20

Garden Apartments/Condominiums

Garden Cottage


garden district at-a-glance allowable building types See Section 1.3.6 for further detail

Multi-family Residence

Rowhouse

Boutique Hotel

Single-Family Residence

Townhouse

city of lake elsinore downtown master plan

21


garden district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Balcony

Building Projection

English Basement

Front Yard

Forecourt

22

Porch


garden district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Recessed Entry

Stoop

Terrace

allowable sign sign types types allowable See Section 1.3.8 for further detail

Awning

Projecting

Under Canopy

city of lake elsinore downtown master plan

Wall

23


garden district at-a-glance Public Realm and Street Sections See Section 1.3.9 for further detail

R/W 15’ BORET ZONE

PROPOSED SIDEWALK (TYP)

R/W

70’

5’

12’ TRAVEL LANE

CL

12’ TRAVEL LANE

AC TO REMAIN

5’

AC TO REMAIN

10’ BORET ZONE

“Great” Street

Main St., Flint Street to Sumner Not to Scale

NOTES 1. 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.

GRAVEL RESERVOIR (TYP)

OPTIONAL SUBDRAIN (TYP)

“Green” Street

VARIES 60’ TO 80’ 5’ TO 8’

PROPOSED SIDEWALK (TYP)

5’ TO 12’

boret zone

12’ TRAVEL LANE

12’ TRAVEL LANE

AC TO REMAIN

AC TO REMAIN

5’ TO 12’ AC TO REMAIN

OPTIONAL SUBDRAIN (TYP)

NOTES 1. 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.

s/w

PROPOSED SIDEWALK (TYP)

notes 1. a portion of ellis has a 50’ right of way and may require dedication.

24

cl

18’ TRAVEL LANE AC TO REMAIN

18’ TRAVEL LANE

10’ tw

5’ TO 8’

GRAVEL RESERVOIR (TYP)

“Service” Street

60’ 7’

boret zone

Sumner, Flint, and Pottery Not to Scale

lt

AC TO REMAIN

Spring Street Not to Scale


cultural district at-a-glance key map

IN

TE

potential new development

R

See Section 1.3.3 for further detail Commercial Square Footage: 250,905 Residential Units: 158

principal uses encouraged n

Civic/Cultural

n

High density residential

A

T

ET

See Section 1.3.4 for further detail

Mixed Use Ground Floor Uses Retail

n

GR A

ES

HO RE

DR

n

Restaurants

n

Services

H

parking requirements

VE

See Section 1.3.5 for further detail

building placement + size

Parking Location

See Section 1.3.2 for further detail

n

Single Family - Cluster

n n

FRONT

Parking structure Consolidated Parking Lots subteranean Alley access parking

Sidewalk:

10’

n

Build-to Line:

24’

Required Parking Spaces

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height:

35’ (two story)

Minimum Density:

4 units/lot

Max Density:

7 / 18 du/acre

n

n n n n

n

Cultural:

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

city of lake elsinore downtowncode

25


cultural district at-a-glance building placement + size See Section 1.3.6 for further detail

Mixed Use - Commercial Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

15’

Rear Setback:

0’

Maximum Height: 90’

FRONT

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

Courtyard Residence Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Courtyard setback 10’ - back of curb Side Setback:

5’

Rear Setback:

0’

Maximum Height: 45’ Maximum FAR:

FRONT

1.2:1 - Residential

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

Courtyard Residence- Paseo Pedestrian Paseo: 18’

Paseo

Build-to Line:

28’

Front Setback:

10’ - back of easement

Side Setback:

5’

Rear Setback:

0’

Maximum Height: 45’ Maximum FAR:

FRONT

26

1.2:1 - Residential

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


cultural district at-a-glance building placement + size See Section 1.3.7 for further detail

Cultural & Public - 1 Sidewalk:

20’

Build-to Line:

25’

Front Setback:

varies

Side Setback:

0’

Rear Setback:

0’

Maximum Height:

45’

Maximum FAR:

1.0:1

FRONT Cultural & Public - 2 Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies’

Side Setback:

0’

Rear Setback:

0’

Maximum Height:

45’

Density:

19 to 24 du/acre

FRONT Multi-Family Residence

FRONT

Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height:

35’

Density:

19 to 24 du/acre

Maximum FAR:

1.2:1 - Residential

city of lake elsinore downtown master plan

27


cultural district at-a-glance building placement + size See Section 1.3.6 for further detail

Parking Deck Sidewalk:

10’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height: 90’

FRONT FRONT

Mixed Use - Civic Sidewalk:

10’

Build-to Line:

25’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height: 35’

FRONT

Maximum FAR:

1.2:1 - Residential

1.0:1 - Commercial

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

Retail - East side of Main Street Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

0’

Rear Setback:

0’

Maximum Height: 60’ Maximum FAR:

FRONT

28

1.0:1 - Commercial

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


cultural district at-a-glance building placement + size See Section 1.3.6 for further detail

Retail - West side of Main Street Sidewalk:

20’

Build-to Line:

25’

Front Setback:

varies

Side Setback:

0’

Rear Setback:

0’

Maximum Height:

60’

Maximum FAR:

1.0:1 - Commercial

FRONT Retail Pavilions Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

10’

Rear Setback:

0’ from edge of

pedestrian paseo Maximum Height:

20’

Maximum FAR:

1.0:1 - Commercial

FRONT

city of lake elsinore downtown master plan

29


cultural district at-a-glance allowable building types See Section 1.3.6 for further detail

Courtyard Residence

Multi-Family Residence

30

Cultural Building

Parking Deck

Mixed Use - Commercial

Mixed Use - Civic


cultural district at-a-glance allowable building frontage types See Section 1.3.6 for further detail

Public

Retail

Retail Pavilions

Single-Family - Cluster

city of lake elsinore downtown master plan

31


cultural district at-a-glance allowable building frontage types See Section 1.3.6 for further detail

32

Balcony

Building Projection

Canted Facade

Front Yard

Louver

Parking Garage


cultural district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Recessed Entry

Storefront w Awning

Stoop

Terrace

city of lake elsinore downtown master plan

33


cultural district at-a-glance building types allowable sign types See Section 1.3.8 for further detail

banner

Tower

Awning

Projecting

monument

under canopy

Wall

Public Realm and Street Sections See Section 1.3.9 for further detail

“Great� Street

Main Street at the Circle Not to Scale

34


cultural district at-a-glance Public Realm and Street Sections See Section 1.3.9 for further detail

“Great” Street Main Street, Sumner to Circle and Circle to Heald Ave. Not to Scale

70’ proposed sidewalk (typ.)

15’ s/w

8’ parking porous

cl

12’ travel lane ac to remain

12’ travel lane

8’ parking porous

ac to remain

optional subdrain (typ.)

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.

15’ s/w

gravel reservoir (typ.)

“Green” Streets

varies 60’ - 80’ 5’ - 8’

5’ - 8’

Sumner, Heald west of Main Street Not to Scale

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.

“Service ” Street

60’ 7’ S/W PROPOSED SIDEWALK (TYP)

CL 10’

18’ TRAVEL LANE AC TO REMAIN

TW

18’ TRAVEL LANE LT

Spring Street Not to Scale

AC TO REMAIN

city of lake elsinore downtown master plan

35


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historic district at-a-glance key map

potential new development See Section 1.3.3 for further detail Commercial Square Footage: 573,390 Residential Units: 371

principal uses encouraged See Section 1.3.4 for further detail n n n n n n

Retail Restaurants Civic Offices and administrative services Research and development High density residential (east of Main Street)

parking requirements See Section 1.3.5 for further detail

Parking Location n

building placement + size

n n

See Section 1.3.2 for further detail

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

FRONT

Sidewalk:

20’

Build-to Line:

20’

Front Setback:

n

Behind building Parking structure Consolidated Parking Lots Alley or side street access

Required Parking Spaces n

Commercial: 5/1000 s.f.

n

Office:

3/1000 s.f.

varies

n

Residential:

2 per unit

Side Setback:

0’

n

Rear Setback:

0’

n

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

n

MU_C FAR:

0.80:1

Gen C FAR:

0.40:1

MU Density:

7 to 18 du/acre

Civic: To be determined per parking analysis Projects with 10+ residential units: 1 guest space/every 10 units Mixed use: Sum of all specific use requirements within each land use

city of lake elsinore downtowncode

37


historic district at-a-glance building placement + size See Section 1.3.2 for further detail

Multi-Family Residence Sidewalk:

10’

Build-to Line:

20’

Front Setback:

10’

Side Setback:

10’

Rear Setback:

0’

Maximum Height: 45’ Maximum FAR:

1.0:1

FRONT Single-Family - Cluster Sidewalk:

10’

Build-to Line:

24’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height: 35’

FRONT

38

Minimum Density: 4 units per lot Max Density:

7 / 18 du/acre

Maximum FAR:

1.2 - Residential


historic district at-a-glance allowable building types See Section 1.3.6 for further detail

Civic

Mixed-Use - Civic

Mixed Use - Residence

Mixed Use - Commercial

Multi-Family Residence

city of lake elsinore downtowncode

39


historic district at-a-glance allowable building types See Section 1.3.6 for further detail

Retail

Single Family Cluster

allowable building frontage types See Section 1.3.7 for further detail

Balcony

40

Building Projections


historic district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Front Yard

Recessed Entry

Stoop

Storefront and Awning

Terrace

city of lake elsinore downtown master plan

41


historic district at-a-glance allowable sign building types types See Section 1.3.8 for further detail

Awning

Projecting

Under Canopy

Wall

Window

Public Realm and Street Sections See Section 1.3.9 for further detail

“Green ” Streets

Graham and Heald Avenue s west of Main Street Not to Scale

80’ 8’ s/w

42

7’

8’

12’

10’ tw lt

12’

8’

7’

8’ s/w


historic district at-a-glance Public Realm and Street Sections See Section 1.3.9 for further detail

“Great “Street

Graham Avenue from Chesnut St. to Main St. Not to Scale

“Great “Street Main Street

Heald, to Prospect Not to Scale

60’

7’

S/W

PROPOSED SIDEWALK (TYP)

18’ TRAVEL LANE AC TO REMAIN

“Service” Street

CL 10’ TW

LT

18’ TRAVEL LANE AC TO REMAIN

Spring Street Not to Scale

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

city of lake elsinore downtown master plan

43


historic district at-a-glance Public Realm and Street Sections See Section 1.3.9 for further detail

“Alleyway” Not to Scale

44


waterfront district at-a-glance key map

potential new development See Section 1.3.3 for further detail Commercial Square Footage: 600,933 Public Square Footage: 76,579 Residential Units: 434

principal uses encouraged See Section 1.3.4 for further detail n

Retail

n

Restaurants

n

Entertainment

n

Offices

n

High density residential

n

Specialty retail (pavilions)

n

Waterfront Recreational

n

Resort Hotel

n

Civic Learning Center

parking requirements See Section 1.3.5 for further detail

Parking Location n

building placement + size

n n

See Section 1.3.2 for further detail

Behind building Parking structure Consolidated Parking Lots

Required Parking Spaces

Retail Sidewalk:

20’ minimum

Build-to Line:

n

Commercial: 5/1000 s.f.

0’

n

Office:

3/1000 s.f.

Front Setback:

0’

n

Residential:

2 per unit

Side Setback:

5’ on Main Street

0’ all other areas

Rear Setback:

0’

n n

n

Hotel: 1 per room Projects with 10+ residential units: 1 guest space/every 10 units Mixed use: Sum of all specific use requirements within each land use

Maximum Height: 60’

FRONT

Maximum FAR:

0.80:1

city of lake elsinore downtowncode

45


waterfront district at-a-glance at-a-glance building placement + size See Section 1.3.2 for further detail

Civic Learning Center Front Setback:

25’

Side Setback:

25’

Rear Setback:

25’

Maximum Height:

60’

FRONT Mixed Use - Hotel and Retail Sidewalk:

10’

Build-to Line:

70’ Mixed Use Hotel 15’ Retail

FRONT

Front Setback:

varies

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.

Mixed Use - Civic, Commercial, Office and Residence

FRONT

46

Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

0’

Rear Setback:

0’

Maximum Height:

60’

Maximum FAR:

1.0:1


waterfront district at-a-glance allowable building placement building frontage + size types See Section 1.3.2 for further detail

Multi-Family Residence Sidewalk:

20’

Build-to Line:

20’

Front Setback:

varies

Side Setback:

5’

Rear Setback:

0’

Maximum Height:

35’

FRONT Parking Structure Sidewalk:

11’

Build-to Line:

60’ minimum

Front Setback:

varies

Side Setback:

varies

Rear Setback:

varies

Maximum Height:

60’

FRONT Resort Hotel and Retail Pavilions

FRONT

Sidewalk:

20’

Build-to Line:

20’

Front Setback:

0’

Side Setback:

20’ minimum

Rear Setback:

0’

Pavilion Setback:

Varies

Maximum Height:

60

Maximum FAR: - Commercial

0.40:1

city of lake elsinore downtown master plan

47


waterfront district at-a-glance at-a-glance allowable building types See Section 1.3.6 for further detail

Civic Learning Center

48

Mixed Use - Hotel

Multi-Family Residence

Parking Structure

Mixed Use - Civic


waterfront district at-a-glance

at-a-glance

allowable building types See Section 1.3.6 for further detail

Mixed Use - Residence

Resort Hotel

Retail Pavilion

Retail

Arcade

Storefront & Awning

city of lake elsinore downtown master plan

49


waterfront district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Arcade

Building Projection

Front Yard

50

Balcony

Canted Facade

Gallery


waterfront district at-a-glance allowable building frontage types See Section 1.3.7 for further detail

Louver

Parking Deck

Recessed Entry

Stoop

Storefront Awning

Terrace

city of lake elsinore downtown master plan

51


waterfront district at-a-glance at-a-glance allowable sign types See Section 1.3.8 for further detail

at-a-glance

Awning

Monument

Tower

Under Canopy

Banner

Projecting

Wall

public realm and street sections See Section 1.3.9 for further detail

“Great� Street

Main Street from Sulphur to Lakeshore Drive Not to Scale

52


waterfront district at-a-glance public realm and street sections See Section 1.3.9 for further detail

“Neighborhood” Street Prospect St. and Olive St. Not to Scale

varies 45’ - 50’ var 8’ - 13’

proposed sidewalk (typ)

“Service” Street Spring Street Not to Scale

60’ 7’ S/W PROPOSED SIDEWALK (TYP)

CL 10’

18’ TRAVEL LANE AC TO REMAIN

TW

LT

18’ TRAVEL LANE AC TO REMAIN

“Great” Street Lakeshore Drive Not to Scale

city of lake elsinore downtown master plan

53


section 1.3.2 building placement and size downtowncode: land use + development regulations

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 buildable area. The building size is established by the building height, floor area ratio, and density.

Floor Area Ratio (FAR) is a measure of building bulk on a particular parcel. The FAR is calculated by dividing the gross floor area of all buildings on a lot by the lot area. Parking areas, including structured parking, and unfinished basement areas 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

Sidewalk A sidewalk is a paved path for pedestrians along the side of a road. Where public right-ofway does not accommodate the dimensions specified, an easement must be created. 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 Code Chapter 17.08, setbacks are the area between the building line and the nearest property line. Building Height Building heights are 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.

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Floor Area Ratio (FAR)

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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-AGlance 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.


downtowncode

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 to the public right-of-way rather than parking. The 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 Commercial: Office: Civic: Hotel: Single family detached: Multi-family Residential: Projects with 10+ units Mixed Use

Requirement 5 spaces per 1000 sf 3 spaces per 1000 sf To be determined per parking analysis 1 space per room 2 spaces per unit 2 spaces per unit 1 guest space for every 10 units Sum of commercial and residential requirements

city of lake elsinore downtown code

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section 1.3.6 allowable building types downtowncode: land use + development regulations

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 this downtowncode, all parking must adhere to the parking requirements in the Lake Elsinore Municipal Code Section 17.148. Standards: n

n

n

n

n

n

n

56

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 pedestrian and vehicular traffic safety and convenience. 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.

downtown solutions

Boutique Hotel

Civic Learning Center

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


downtowncode

Courtyard Residence

Cultural

classification of housing where multiple separate housing units for residential (i.e. noncommercial) 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.

Garden Apartment

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 

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

Garden Cottage

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.

city of lake elsinore downtown code

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section 1.3.6 allowable building types downtowncode: land use + development regulations

Hotel

Mixed Use - Civic

Mixed Use - Commercial

Mixed Use - Hotel

Mixed Use - Office

Mixed Use - Residence

Multi Family Residence

Office

Mixed Use - Civic A prominent municipal or government building or building complex constructed as a focal point within a community that usually contains one or more floors of public use over a ground floor consisting of predominantly retail and service, Standards: n

n

Retail and service shall be no less than 50% of the building footprint. Professional office is an acceptable ground floor use only when its square footage is less than 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 professional office uses. Mixed Use - Hotel A mixed use - hotel is a hotel whose main use is

58

downtown solutions

as defined above which includes retail uses on the ground floor. Mixed Use - Office These building types are traditional downtown mixed use commercial buildings with retail on the ground floor and office uses on the upper floors . Mixed Use - Residence These building types are traditional downtown mixed use buildings with commercial uses, particularly retail, on the ground floor and upper floors devoted to residences. Multi Family Residence Multi-family residence is a classification of housing 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


downtowncode

Parking Deck

Public

Rowhouse

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

Retail Pavilions

Townhouse

Transit

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

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section 1.3.7 allowable building frontage types downtowncode: land use + development regulations

Transit

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.

Any building which is used to house transit services.

1.3.7 Allowable Building Frontage Types

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.

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

Townhouse

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.

A townhouse is one of a series of dwelling units situated side by side that share common walls, whose main entrance and floor may be at 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.

Arcade

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downtown solutions

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

Balcony

Building Projection


downtowncode

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.

Standards: 

Maximum projection of 6 feet from edge of building façade.

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-ofway. 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: 

Canted Facade

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

3. Building Projections (Mixed use)

2. Balcony (Residential) A Balcony is platform that is recessed or projecting from the outside wall of a building. Projecting balconies can cantilever or be supported by columns or brackets to serve as an open space for passive recreation.

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

Maximum projection of 20 feet.

English Basement

Forecourt

city of lake elsinore downtown code

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section 1.3.7 allowable building frontage types downtowncode: land use + development regulations

n

Projections 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.

prohibited. 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.

5. English Basement (Residential) The English basement is a residential building having the lowest floor partly below, but mostly above, grade; the principal entrance to the building is at the level of the floor above..

Standards: n

Standards: n

n

8. Gallery (Commercial)

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

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.

Primary entrance shall be above grade at the second floor level.

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: n

Standards: n

n

Maximum depth of the courtyard is 15 feet.

n

Maximum courtyard elevation of 40 inches.

n

Fences or walls at the property line are

Front Yard

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downtown solutions

Minimum 12 feet from building edge to property line.

n

Gallery

Minimum width of 12 feet in all directions. At least 75% of the ground floor gallery shall open to the storefront. Gallery openings shall correspond with storefront openings.

Louver


downtowncode

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: 

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)

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

Porch

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

Recessed Entry

Stoop

city of lake elsinore downtown code

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section 1.3.8 allowable sign types downtowncode: land use + development regulations

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.

above finished floor level is required. 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: n

n

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 provided in Section 1.5.7 C

Standards: n

are

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. It is located on the second floor and above, including the roof.

n

n

n

64

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

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 a commercial ground floor.

Sign types, styles, colors and materials play a

A minimum height clearance of 14 feet

Storefront w/ Awning

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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

Standards: n

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

Terrace

Parking Garage


downtowncode

Awning

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

Banner

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.

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section 1.3.8 allowable sign types downtowncode: land use + development regulations

Monument n

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

Projecting n

Additional Standards n

n

n

When initially installed, awnings shall be provided with removable valances to accommodate future changes in copy. Lettering shall not exceed 66% of valance height.

Standards: Sign Height and Area

66

n

n

n

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.

n

Additional Standards

Back-lit internally illuminated awnings are prohibited.

2. Banner

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

downtown solutions

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 A monument sign as defined in Chapter 17.04 of the Municipal Code means a freestanding sign with a solid or decorative base. Standards: Sign Height and Area n

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


downtowncode

Tower

Additional Standards 

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.

Under Canopy 

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

Additional Standards 

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

city of lake elsinore downtown code

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section 1.3.8 allowable sign types downtowncode: land use + development regulations

Wall n

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.

Window

attached to or erected against the wall of a building, structure, canopy or awning. Standards: Location n

n

Standards: Location n

n

n

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 As defined by Chapter 17.04 of the Municipal Code, a wall sign means a sign painted on,

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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.

Sign Height and Area n

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

Additional Standards n

n

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 five tenants.


downtowncode

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.

1.3.9

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: 

All window signs above the ground floor shall be prohibited.

Sign Height and Area 

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

Additional Standards 

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

C. Sign Lighting/Illumination 

Public Realm and Street Sections

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:

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. Cultural Circle

Store hour signs

1.

Wall-mounted menu board signs;

Credit card signs; and

Cultural District, connecting to Main Street at Heald and Sumner

Incidental directional signs.

city of lake elsinore downtown code

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section 1.3.9 public realm & street sections downtowncode: land use + development regulations

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

2.

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

Gateway Street

3.

Main Street, I-15 to Flint Street Standards: 

R.O.W. Width:

75 foot

Traffic Lanes;

4 travel lanes; two way

Parking Lanes:

no parking

Sidewalk Width:

7.5 foot

Garden Street

Main Street - Flint to Sumner Standards: 

R.O.W. Width:

70 foot

Traffic Lanes;

2 travel lanes; two way

Parking Lanes:

parallel - both sides

Sidewalk Width:

5 foot

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

4.

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

Main Street to Chestnut Standards: 

R.O.W. Width:

50 foot

Traffic Lanes;

2 travel lanes; two way

Parking Lanes:

parallel - one side

Great Street

Main Street,I-15 to Flint Street Not to Scale

70

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downtowncode

 

5.

Sidewalk Width:

6 foot

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

Traffic Lanes;

2 travel lanes; two way

Parking Lanes:

parallel - both sides

Sidewalk Width:

5 foot

Graham Avenue, Main Street to Spring Street Standards: 

R.O.W. Width:

Traffic Lanes;

Parking Lanes:

Sidewalk Width:

80 foot

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

2 travel lanes; two way

7.

parallel - both sides

Heald to Prospect

8 foot

Standards:

1 two way turn lane

Clear Zone: a minimum width of five (5) feet and a minimum height of eight (8) feet. Bioretention Zone: 8 feet wide required on both sides of street. Green Streets

6.

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

Historic Main Street

R.O.W. Width:

70 foot

Traffic Lanes;

2 travel lanes; two way

Parking Lanes:

8” parallel - both sides

Sidewalk Width:

15 foot

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

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

Standards: 

R.O.W. Width: street

60 to 80 foot, varies by

Great Street Main Street

Heald, to Prospect Not to Scale

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section 1.3.9 public realm & street sections downtowncode: land use + development regulations 8.

Lakeshore Drive

Edge Streets

Riley, Ellis and Short Streets

Waterfront District Standards:  R.O.W. Width:

10.

76 foot

Standards:  R.O.W. Width:

60 foot

Traffic Lanes:

2 travel lanes; two way

Traffic Lanes:

Parking Lanes:

8’ parallel - both sides

Parking Lanes:

2 travel lanes; two way parallel - both sides

Sidewalk Width:

8 foot

Sidewalk Width:

6 foot

Clear Zone: a minimum width of five (5) feet and a minimum height of eight (8) feet. Bioretention Zone: 8 feet wide, includes street trees

Neighborhood Streets

9.

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

10a. Edge Streets Chestnut Street and Ridge Street Standards:

Prospect, Olive, Peck and East of Main Street

R.O.W. Width:

50 foot

Standards:

Traffic Lanes:

4 travel lanes; two way

Parking Lanes:

Parallel - both sides

Sidewalk Width:

9 foot - both sides

R.O.W. Width:

45 to 50 foot, varies

Traffic Lanes:

2 travel lanes; two way

Parking Lanes:

parallel - one side

Sidewalk Width:

5 foot on one side 8 to13 foot - varies on other side

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

Bioretention Zone: 8 feet wide

Neighborhood Streets

9a.

11.

Standards: 

R.O.W. Width:

Varies 45’ - 60’

Traffic Lanes:

2 travel lanes; two way

Parking Lanes:

8’ parallel - right side

Standards:

R.O.W. Width:

60 foot

Traffic Lanes:

2 travel lanes; two way

Parking Lanes:

parallel - both sides

Sidewalk Width:

6 foot

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

Bioretention Zone: 8 feet wide

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Civic Streets

Franklin, Limited, Library

Sulphur Street and Peck Street, West of Main Street

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

12.

Sidewalk Width: 5 foot on left side; 8 to 23 feet - varies on right side Clear Zone: a minimum width of seven (7) feet and a minimum height of eight (8) feet. Alleys

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

R.O.W . Width:

Dead-end alleys shall not be permitted

20 foot minimum


section 1.4 detailed land use matrix downtowncode

1.4

Detailed Land Use Matrix

The 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.

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section 1.4 detailed land use matrix downtowncode: land use + development regulations

Residential Mixed-Use

Commercial Mixed-Use

Med- Density Residential

High Density Residential

Commercial Mixed-Use

General Commercial

Business Professional

Public Institutional

Historic District

Gateway Commercial

Garden District

Resource Protection and Restoration

P

P

P

P

P

P

P

P

P

Resource Related Recreation (non-commercial)

-

P

P

-

-

-

-

-

-

Arboretums and horticultural gardens

-

CUP

CUP

-

-

-

-

-

P

Art Galleries

-

P

P

P

-

-

P

-

P

Open Space Uses

Civic Uses

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

-

-

-

-

-

-

-

-

-

Public Agency Offices and Facilities

P1

-

-

-

-

-

CUP

-

P

Civic Theaters - (Public or Non-Profit)

-

-

-

-

-

-

CUP

CUP

CUP

Theaters - Commercial (including cinema).

-

-

-

-

-

-

CUP

-

-

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

-

-

-

-

Residential Uses

Commercial Uses Retail Apparel stores

-

P

P

P

-

P

P

-

-

Bicycle shops

-

P

P

P

-

P

P

-

-

P

P

P

-

P

P

-

-

Florist

P

General merchandise stores

-

Gift, novelty, and souvenir shops Hobby supply stores

P -

P

P

P

-

P

P

-

-

P

P

P

_

P

P

-

-

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

-

-

74

downtown solutions

-


downtowncode

Commercial Mixed-Use

Downtown Recreational

Residential Mixed-Use

Commercial Mixed-Use

Resource Protection and Restoration

P

P

P

P

P

P

P

Resource Related Recreation (non-commercial)

-

-

-

-

P

P

P

Open Space

Med Densty Resdiential

Waterfront District

Residential Mixed-Use

Cultural District

Open Space Uses

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 OfďŹ ces and Facilities

-

-

-

-

-

P

-

Civic Theaters - (Public or Non-ProďŹ t)

-

-

P

CUP

-

CUP

-

Theaters - Commercial (including cinema).

-

-

CUP

CUP

-

CUP

-

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

-

-

Residential Uses

Commercial Uses Retail Apparel stores

-

-

P

-

-

P

-

Bicycle shops

-

-

P

CUP

-

P

-

-

P

P

-

-

P

P

-

-

P

P

-

-

P

P

-

-

P

P

P

P

-

Florist General merchandise stores

P -

Gift, novelty, and souvenir shops Hobby supply stores

P -

P -

P -

P -

P -

Ice Cream Shops

P

Jewelry stores

P

-

P

P

P

P

-

Media shops; including bookstores, newstands, and video outlets

P

-

P

P

P

P

-

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section 1.4 detailed land use matrix downtowncode: land use + development regulations

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

-

-

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

-

-

Public Institutional

General Commercial

P

Business Professional

Commercial Mixed-Use

-

High Density Residential

Med- Density Residential

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

Gateway Commercial

Commercial Mixed-Use

Historic District

Residential Mixed-Use

Garden District

Commercial uses/retail contd.

Commercial Uses Services

Laundry (self service, coin).

-

P

CUP

P

-

-

P

-

-

Dance, gymnastics and martial arts studio.

P

P3

CUP

-

-

CUP3

P

-

-

Automobile rental agencies, office only.

-

P

P

P

-

-

P

-

-

Bait Shops.

-

-

-

-

-

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

-

-

-

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, real estate brokers and offices and title and escrow companies.

P

-

-

P

-

-

P

P

P

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-

-

-


downtowncode Waterfront District Open Space

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

-

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

-

-

P3

Residential Mixed-Use

-

Commercial Mixed-Use

-

Med Densty Resdiential

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

Residential Mixed-Use

Commercial Mixed-Use

Downtown Recreational

Cultural District

Commercial uses/retail contd.

Commercial Uses Services

Dance, gymnastics and martial arts studio.

-

-

P3

P3

P

-

Automobile rental agencies, office only.

-

-

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

-

Hotels.

-

-

-

P

-

P

-

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

CUP

-

CUP

-

P

-

Offices, professional.

-

-

-

-

-

-

-

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

-

-

-

-

-

-

-

-

-

Commercial - other P

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section 1.4 detailed land use matrix downtowncode: land use + development regulations

Public Institutional

Business Professional

General Commercial

Commercial Mixed-Use

High Density Residential

Historic District Med- Density Residential

Commercial Mixed-Use

Residential Mixed-Use

Gateway Commercial

Garden District

Commercial other contd. -

-

P

Banks and financial services.

P

Stationary stores.

P

-

-

P

-

-

-

P

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

-

-

Fast Food without Drive through, sandwich shops

-

P5

CUP

P

-

CUP

P

-

-

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

P

P6

CUP

P

-

-

P

-

-

Eating and Drinking Establishments

Restaurants (with outdoor seating).

CUP

CUP6

CUP

CUP

-

-

CUP

-

-

Restaurants (serving beer, wine, or liquor).

CUP

CUP6

CUP

CUP

-

-

CUP

-

-

-

-

CUP

-

-

CUP

-

-

-

-

-

-

-

CUP

-

-

Nightclubs/drinking establishments.

-

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

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

-

-

*

*

*

*

*

*

*

*

*

CUP

-

-

-

-

-

-

-

-

Transportation and communication Uses Antennas and communication facilities - per Municipal Code Chapter 17.208* Heliport

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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Open Space

Commercial Mixed-Use

Residential Mixed-Use

Downtown Recreational

Waterfront District Commercial Mixed-Use

Med Densty Resdiential

Residential Mixed-Use

Cultural District

Commercial other contd. Banks and ďŹ nancial services.

-

-

-

-

Stationary stores.

-

-

-

-

-

-

-

-

-

-

Photography studios.

-

-

P

-

-

P

-

Prescription pharmacies.

-

-

-

-

-

-

-

Quick copy and printing establishments.

-

-

-

-

-

-

-

Specialty entertainment.

-

-

-

CUP

-

CUP

-

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

-

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.

-

-

-

-

-

-

-

*

*

*

*

*

*

*

-

-

-

-

-

-

-

Eating and Drinking Establishments

Light Industrial Uses

Transportation and Communication Uses Antennas and communication facilities - per Municipal Code Chapter 17.208* Heliport

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section 1.5 standards for specific uses downtowncode: land use + development regulations

1.5 Standards for Specific Uses

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.

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 promotion of pedestrian traffic.

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 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.

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. B.

Screening 1.

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.

2.

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

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

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downtowncode

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

continuity and character. 5.

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.

6.

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.

7.

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

8.

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.

9.

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.

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. 1.

2.

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)

3.

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.

4.

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

10. 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

city of lake elsinore downtown code

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section 1.5.2 general standards downtowncode: land use + development regulations

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

integrated into the overall building and landscape design. 4.

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

5.

Roofs of enclosures should be designed to compliment the project buildingsâ&#x20AC;&#x2122; roof style and colors.

6.

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

7.

A concrete pad shall be incorporated inside trash enclosures to prevent damage to ground surfaces from filled containers. The pad shall extend 10feet in front of gates.

8.

Backflow prevention devices shall be fully 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.

11. Mature significant palm trees shall be

preserved per LEMC Section 5.116 12. 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 1.

Horticultural and/or botanical/floral gardens 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.

Service Areas, D. Backflow Preventers 1.

2.

3.

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Refuse

Areas

and

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

downtown solutions

Lighting

E. 1.

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

2.

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.

3.

Lighting shall not blink, flash, oscillate


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or be of unusually high intensity of brightness. 4.

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

5.

All lighting shall be integrated with landscaping wherever possible.

F. Parking 1.

At-grade parking lots shall not be located between any building or along the street frontage.

2.

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

3.

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.

4.

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

5.

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.

6.

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

the determination by the Planning Commission that a parking demand analysis prepared by a competent trafďŹ c and transportation engineer demonstrates that the required number of spaces exceeds actual expected demand. 7.

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 ďŹ nished 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

city of lake elsinore downtown code

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section 1.5.3 mixed use projects downtowncode: land use + development regulations

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 1.

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 â&#x20AC;&#x153;establishmentsâ&#x20AC;?) located within a mixed-use development: of a site-specific a. Approval conditional use permit is required for each such establishment located within a mixed-use development.

H. Utilities 1.

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

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

1.5.3 Mixed-Use Projects There are five types of mixed use designations within the Lake Elsinore Master Plan area, Civic Mixed Use, Commercial Mixed Use, Hotel Mixed Use, Residential Mixed Use and Office Mixed Use. General requirements apply to all mixed use projects. Specific requirements for any individual type of mixed use projects will be identified as such. 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, vehicular and pedestrian traffic, trash, trash collection, routine deliveries, late night activity and other potentially significant impacts. 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.

B.

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

Applicability and Location 1.

2.

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. 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

city of lake elsinore downtown code

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section 1.5.3 mixed use projects downtowncode: land use + development regulations

of residential units on the site. 2. All mixed-use development shall be under unified control at the time of application and shall be planned and scheduled to be developed as a whole. 3. The location of the proposed mixeduse 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

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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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6.

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.

Plazas and Open Space - Publiclyaccessible 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

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section 1.5.4 residential projects downtowncode: land use + development regulations

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-graffiti coating.

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 with residential units shall be secure and through a locking gate or entry way.

mixed use. General requirement apply to all residential projects. Specific requirements for any individual type of residential projects will be identified as such. 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 1.

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.

2.

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

3.

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

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

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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. 4.

5.

6.

1.5.5

B.

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.

A. Site Design. Provide storefronts with 75% window opening along street frontages to

Public Access 1.

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

2.

Corner lots: Retail and ofďŹ ce 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 trafďŹ c. 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.

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.

1.

maintain a pedestrian orientation at the street level.

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section 1.5.7 parking structures downtowncode: land use + development regulations

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

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apply to all parking structures located in the Master Plan area. 1. Parking decks should be flat where feasible. At a minimum, a majority of both the ground floor and top parking decks shall be required to be flat, as opposed 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 ground floor of the parking structure. 4. Lighting shall meet the requirements of the Uniform Building Code. 5. Parking structures with building facades facing or visible from the public rightof-way (ROW) shall use one (1) or a combination of the following design features: a. The facade shall be compatible


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the Uniform Building Code.

with the architectural features of other buildings in the district.

3.

b. Design features that would mask the building as a parking structure, such as green screens or public art. 6. B.

Proposed design features shall be approved by the Director.

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

Minimizing Views Into the Parking Structure Interior. Façades of parking structures shall be designed without continuous horizontal parking floor openings. 1.

b. Ground cover. 2.

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

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

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:

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

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

1.

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

2.

Pottery Street: Class II

3.

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

All bikeways shall be constructed to current City standards. Bicycle Parking

B. 1.

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. 2.

5.

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

6.

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

7.

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

8.

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

A. 1.

Ground floor street frontage shall have articulated façades, which may include such measures as indentation in plane, change of materials in a complimentary manner, and sensitive composition and juxtaposition of openings

2.

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

3.

A minimum of fifty percent of the ground floor façade facing an arterial street 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

Mixed use 1.

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

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

1.5.9 Architectural Design A.

4.

The area where the first floor meets the second floor shall clearly define a change in materials, colors, and style between the first and second floors.

2.

All visible frontages shall be detailed with architectural elements.

3.

Primary building entries shall be accented with strong architectural definition.

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the view of the interior of the building. B.

Roof articulation 1.

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.

2.

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.

3.

C.

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. Awnings

1.

2.

3.

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.

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

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.

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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 of vacancy, new construction, 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 that establishes a significant on-site population within 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 of retail commercial, office, entertainment and recreation 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 development building sites must be of sufficient scale 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

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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 financial assistance. 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: n

n

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 (streets, sidewalks, water and sewer, connections, landscaping, etc.)

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n

n

Provision of required parking in public structures PILOT (Payment-in-lieu-of-taxes) to limit or defer property taxes

n

Property tax rebate

n

Defer impact fees

n

Land cost subsidies

n

Land acquisition assistance

- and 2. One or more of the following: n

n

1.6.3 Development Requirements: n

The following policies are intended to provide baseline parameters for new development projects. They do not imply guaranteed financial assistance toward any given project – 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 caseby-case basis. Development Requirement 1.1

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

n

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 BUILDING SITE

ENTITLEMENT

A G E N C Y ASSISTANCE

P R O J E C T BENEFITS

Less than acre

Existing Only

Use

Not Eligible

N/A

1/2 acre to 1 acre

M a x i m u m allowable residential density or commercial FAR

Not Eligible

Densities & FAR per the General Plan & Master Plan

1 acre or more

M a x i m u m allowable residential density or commercial FAR

Eligible

Densities & FAR per the General Plan & Master Plan RDA Financial Assistance Up to 20% additional FAR based on Exceptional Architecture

1/2

Development Requirement 1.2

“To be eligible for consideration of financial assistance 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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1.7

Definitions

available for placing a building on a lot.

1.7.1

Applicability and Relationship to Zoning Code

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

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 nonhabitable towers and attached accessories such as vents, air conditioners, or chimneys. Building placement: The maximum envelope

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

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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 least partly for scientific study. 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.

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Merchandise: Goods and items for sale, including plants, flowers, clothing, jewelry, art work, household or office supplies, books, and other 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: An office for professional business 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 rightof-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

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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-toheight ratios, width-to-width ratios, and widthto-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

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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 â&#x20AC;&#x153;scaleâ&#x20AC;? 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 â&#x20AC;&#x153;main streetâ&#x20AC;? 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.

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Downtown Code - Final Draft