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Home My WebLink About09/18/07 PC Reports ...C()MM1SSION AGENDA :DI r ~" f1rJ.. _~J t.:-, i, f' \ ~ '. r I .... ..- ...~SEPTEMBER 18,2087 CASBPLANNER: . Carole Donahoe, Planning Consultant Ext. 287) cdonahoe@lake-elsinore.org . Approval Kirt Coury, Planning <:;;on;$ul~l Ext. 27 4, .kcoury@Jake-eIsinor:e~~g i RECOMMENDATION: Approval . Uo".ti.-alUse'-Permit No. 2006~16,TeDtative PareelMap No... . .".. ,IBm pUrposes), and Reside.tial Design Review No. Z 1l0aks. pplicant is requesting approval of Conditional Use P~t ~o~ -16 to allow for 357 individually-owned attached,(i, .. 'um " within an underlying common area, Tentative p~ "No. (for condominium puq>oses). an9 Residential D "No~ . . .e design and.construction of 74~ rC$idential co . . . ium buildings~which include 357 individually-owned attached condominium unitsand1related improvements, Kirt Coury, Planlling Coqsultant Ext. 274, kcouty@take-~lsmore,org . . ' " -', -' . . . - - . . ,- -. - - , . , - Approval ' CITY OF LAKE ELSINORE REPORT TO PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DA TE: SEPTEMBER 18, 2007 PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) APPLICANT: HECTOR ZUBIETAlZENOS DESIGN & ENGINEERING: 38372-B INNOVATION COURT, SUITE 204, MURRIETA, CA 92563 OWNER: JAMES JOHNSON: 202 FASHION LANE #202, TUSTIN, CA 92780 PROJECT REQUEST The applicant is requesting design review consideration of a conventionally built single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041- 017). Review is pursuant to the "Historic Elsinore" Overlay District, Chapter 17.24 (R- 2, Medium Density Residential), Chapter 17.23 (R-1, Single-Family Residential), Chapter 17.82 (Design Review), Chapter 17.14 (Residential Development Standards), and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMC). WATER A V AILABILITY/FIRE FLOW The applicant provided staff with a water and sewer service commitment letter from the Elsinore Valley Municipal Water District (EVMWD) dated August 1,2007 and a "Fire Flow Test Report" dated August 16,2007. In the letters, EVMWD indicates that water and sewer can be delivered to the project site and that there are seven (7) fire hydrants within the vicinity, with the closest one located directly across the street and AGENDA ITi":r.1 NO. I PAGE I OF \.f d- REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) approximately eighty feet (80') away (Please see attachment 5). The "Fire Flow Test Report" provided by EVMWD indicates that the calculated results equal 5,694 gallons per minute (GPM) at 20 PSI residual pressure. BACKGROUND The Design Review Committee (DRC) reviewed the plans for the proposed single- family dwelling unit and provided several comments on the proposed architectural design, fencing, and landscaping. The applicant re-submitted the plans indicating that all recommendations were incorporated. PROJECT LOCATION The proposed vacant lot is generally located 110 linear-feet northwest of the Pottery and Kellogg Street intersection and 20 linear-feet north of Pottery Street at 703 Pottery Street (APN: 374-041-017). The subject property has a "Historic Elsinore" Overlay Zoning District land use designation of Medium Density (MD) and a General Plan land use designation of Medium Density. ENVIRONMENTAL SETTING Medium Density Residential North Residential R-2 (Medium Density Densi Residential South Vacant Medium Densi ty Residential East Residential Medium Density Medium Density (MD) Residential West Vacant Medium Density Medium Density (MD) Residential AGENDA ITEM [ PAGE?- OF JId- REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) PROJECT DESCRIPTION The applicant is requesting minor design review consideration for the design and establishment of one (1) conventionally built single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017). The proposed dwelling-unit will have an attached 467 square-foot two (2) car garage, a 28 square-foot front-entry porch, living room, dining room, family room, kitchen, nook, laundry room, two (2) bedrooms, a bathroom, and a master bedroom with master bathroom and wa1k-in- closet. The net lot coverage for the proposed single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017), which includes the house, the two (2) car garage, and the front-entry porch, will be approximately thirty-five percent (35%). It should be noted that the proposed dwelling unit complies with the maximum lot coverage requirement of fifty-percent (50%) for single-family dwelling units as outlined in Chapter 17.23.090 of the Lake Elsinore Municipal Code (LEMC). Siting The proposed single-story sing1e- family dwelling unit located at 703 Pottery Street will be located on a relatively flat, previously graded, lot located within the Medium Density land use area of the "Historic Elsinore" Overlay Zoning district. Architecture The applicant is proposing to include elements of "Spanish Eclectic" architecture for the proposed single-story single-family dwelling unit. The front elevation will include a front-entry courtyard, an arched front-entry porch, stone keystone veneer around the garage door, a decorative garage door with coach lights, an S-ti1e roof, exposed rafter- tails, clay vents, a chimney with decorative cap, and windows with divided "lites" and decorative surrounds. The applicant is proposing to enclose the front courtyard with a stuccoed wall, pilaster, and an arched wood gate. It should be noted that the applicant is proposing to recess the two (2) windows directly adjacent to the proposed garage. AGENDA ITEM ~ PAGE 3- OF .:iJ-- REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) The west elevation will include a clay vent, windows with divided "lites" and decorative surrounds, exposed rafter-tails, and an S-tile roof. The east elevation will include a decorative side-entry door with a coach light, a clay vent, exposed rafter-tails, and windows with divided "lites" and decorative surrounds. The rear elevation will include clay vents, windows with divided lites and decorative surrounds, and a French sliding door with a decorative roof element located directly above. The applicant is proposing to incorporate six-foot (6') high wood fencing along the interior of the subject property. The applicant is proposing a decorative wall with gate at the rear of the property. The decorative wall and gate will include stuccoed block with decorative pilasters and caps as well as wrought-iron fencing. It should be noted that staff has added a condition of approval requiring that the rear wall materials and colors match the proposed materials and colors of the main dwelling unit and court- yard walls. Grading Due to the fact that the lot is relatively flat and previously graded, the applicant is only proposing to cut approximately twenty (20) cubic yards and fill approximately one hundred and sixty (160) cubic yards of earth. Landscaping The applicant is only proposing to landscape and irrigate the front-yard. Front-yard landscaping will include three (3) twenty-four inch (24") box street trees, water saver "Tall Fescue" grass, ten (10) five (5) gallon "Indian Hawthorne" shrubs, and Ganzia "Fallbrook" mix ground cover It should be noted that all front-yard landscaping will be automatically irrigated and will include a rain sensor, which will assist in the conservation of water. AGENDA ITEM 1 PAGE~OF~ REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) Color and Materials Roof Wall Finish Fascia Board Stucco Trim/Recessed Wall Stone Ke stone Veneer S- Tile "Valencia" Stucco Wood Wood/Stucco Cultured Stone Veneer ANALYSIS Staff has reviewed the proposed conventionally built single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017) and found that with the attached conditions of approval, the proj ect meets all minimum requirements of the "Historic Elsinore" Overlay Zoning District, Chapter 17.82 (Design Review), Chapter 17.14 (Residential Development Standards), Chapter 17.24 (R-2, Medium Density Residential), Chapter 17.23 (Single-Family Residential), and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMC) including but not limited to; density, setbacks, landscaping, parking, and lot coverage. Siting The total building footprint for the proposed dwelling unit located at 703 Pottery Street, which includes the house, the two (2) car garage, and the front-entry porch, will be approximately thirty-five percent (35%). It should be noted that the thirty-five percent (35%) net lot coverage is below the maximum lot coverage of fifty percent (50%) as outlined in Chapter 17.23.090 of the LEMC. In addition, the site plan will meet all applicable development standards and criteria outlined in the R-l (Single- Family Residential) Zoning District and the Residential Development Standards outlined in the LEMC. Architecture The proposed architecture of the conventionally built single-story single-familr AGENDA ITEM PAGE5-0F~ REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) dwelling unit is consistent with the style and design of existing single-family dwelling units within the vicinity. Furthermore, the proposed colors and materials to be incorporated are consistent with the goals and intent of the architectural design guidelines of the General Plan's Community Design Element, in that the proposed "Spanish Eclectic" style dwelling unit provides an aesthetic quality that lends to the overall achievement of a well balanced Medium High Density Zoning District. Landscaping The minimum landscape coverage requirements for in- fill single-family dwelling unit's states that the applicant landscape the front-yard with an automatic irrigation system as outlined in Chapter 17.14 (Residential Development Standards). The applicant has met this requirement by proposing a fully landscaped, automatically irrigated front yard. Furthermore, the applicant is proposing to incorporate a rain sensor, which will assist in the conservation of water. ENVIRONMENTAL DETERMINATION Staff determined that the Project is categorically exempt from the California Environmental Quality Act (Cal. Pub. Res. Code ~~ 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. ~~ 15000 et seq.) pursuant to a class 3(a) exemption for new construction or conversion of small structures because the Project involves construction of one single-family residence. (14 C.C.R. ~ l5303(a)). RECOMMENDATION Staff recommends that the Planning Commission adopt Resolution No. 2007-_ approving the proposed single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017) based on the Findings, Exhibits, and the proposed Conditions of Approval. AGENDA ITEM { PAGE '" OF -q- d- - - REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 PROJECT TITLE: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER APPROVED BY: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT ATTACHMENTS: 1. VICINITY MAP 2. PLANNING COMMISSION RESOLUTION 3. PLANNING COMMISSION CONDITIONS OF APPROVAL 4. CEQA-NOTICE OF EXEMPTION 5. ELSINORE VALLEY MUNICIPAL WATER DISTRICT SERVICE COMMITMENT LETTER AND FIRE FLOW TEST REPORT 6. SIGNED ACKNOWLEDGEMENT OF DRAFT CONDITIONS OF APPROVAL 7. SITE PLAN (8" X 11") 8. GRADING & DRAINAGE PLAN (8"X II") 9. FLOOR PLAN (8" X II") 10. ROOF PLAN (8" X II") 11. ELEVATIONS (8" X II") 12. BUILDING SECTIONS (8" X 11') 13. FINISH DETAILS (8" X II") 14. MATERIALS SHEET (8"X II") 15. FULL SIZE PLANS AGENDA ITEM { PAGE:.:L OF :;;[J- VICINITY MAP MINOR DESIGN REVIEW OF A SINGLE FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET PROJECT SITE LOCATION / PLANNING COMMISSION / ACErJDA ,.... &::.-FIJ n", I l;..iri ii;Ji'J. \ PACE CCJ OF It y _. RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A MINOR DESIGN REVIEW FOR A CONVENTIONALLY BUILT SINGLE- STORY SINGLE-FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET WHEREAS, Hector ZubietalZenos Design & Engineering, filed an application with the City of Lake Elsinore requesting approval of a Minor Design Review for a conventionally built single-story single-family dwelling unit with an attached two (2) car garage (the "Project") on property located at 703 Pottery Street (APN: 374-041-017); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of considering and approving, conditionally approving, or denying Minor Design Review requests for residential projects; and WHEREAS, public notice of the Project has been given and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public meeting held with respect to this item on September 18,2007. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the proposed design for the Project and has found it acceptable. The Planning Commission finds and determines that the Project is consistent with the Lake Elsinore Municipal Code. SECTION 2. The Planning Commission finds and determines that the Project is categorically exempt from the California Environmental Quality Act (Cal. Pub. Res. Code SS 21000 et seq.: "CEQA") and the State Guidelines for Implementation of CEQA (14 C.C.R. SS 15000 et seq.: the "CEQA Guidelines") pursuant to a class 3(a) exemption for new construction or conversion of small structures because the Project involves construction of one single-family residence. (CEQA Guidelines S 15303(a)). AGENDA ITEM NO. ( PAGE q OF L(;)- PLANNING COMMISSION RESOLUTION NO. 2007-_ PAGE20F5 SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.82, the Planning Commission makes the following findings for the approval of the Project: 1. The Project, as approved, will comply with the goals and objectives of the intended General Plan and the Zoning District in which the Project will be located. The Project complies with the goals and objectives of General Plan designation Medium Density and the Medium Density (MD) zoning designation within Planning Area 6 of the "Historic Elsinore" Overlay Zoning district. The General Plan designation Medium Density is intended for a wide range of residential development types including attached and detached single-family dwelling units at the lower end of the range and multiple family units at the higher end of the density range. The maximum density permitted shall be 12 dwelling-units to the acre. The Medium Density (MD) zoning designation within Planning Area 6 of the "Historic Elsinore" Overlay Zoning district consists of single-family detached and attached units, including duplexes, triplexes, townhouses, and zero lot line (patio) homes. The approval of the Project will assist in achieving the development of a well-balanced and functional mix of residential, limited commercial, limited industrial, open space, recreational and institutional land uses by providing additional affordable housing within Planning Area 6 of the "Historic Elsinore" Overlay Zoning district and the City of Lake Elsinore. Furthermore, the Project will contribute to the development and maintenance of a broad range of housing types for all income groups and age categories. The Project incorporates elements of "Spanish Eclectic" style architecture and will provide a well rounded design while maintaining the desirable rural characteristics and base framework to achieve quality and compatibility in the physical design of the developing portions of the City and to enhance the existing developed areas within General Plan designation Medium Density and zoning designation Medium Density (MD) within Planning Area 6 of the "Historic Elsinore" Overlay Zoning district. AGENDA iTEi'.'l NO. PtICE_ (0 ( OF '-t d- . PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F5 2. The Project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code. The Project is appropriate to the site and surrounding developments in that the proposed single-family dwelling unit provides: a twenty-two foot (22 ') front-yard setback; sufficient front, side, and rear-yard landscaping; and, safe and sufficient on-site vehicular circulation. In addition, the Project complies with all setback, height, and lot coverage requirements as outlined in the R-1 (Single-Family Residential) Zoning District of the Lake Elsinore Municipal Code. The Project will complement the quality of existing projects in that the applicant is providing elements of "Spanish Eclectic" style architecture, which includes: 3 60-degree architecture articulation pursuant to the "General Plan, Community Design Element Design Guidelines"; decorative style window surrounds with divided window lites; a front courtyard; a decorative front-entry porch; stone veneer around the two (2) car garage; an S-tile roof; exposed out-lookers; decorative clay vents; and a "Santa Barbara" stucco finish. 3. Subject to the attached conditions of approval, the Project is not anticipated to result in any significant adverse environmental impacts. A Class 3 CEQA exemption may be invoked when the development proposal involves construction of one single family residence. Pursuant to CEQA Guidelines 15303(a), the Project is exempt from environmental review because it involves the construction of one single family residence. Section 7.3.2 of the MSHCP states that: "[dJevelopment of individual single-family homes on existing parcels, in accordance with existing land use regulations is a Covered Activity within the Criteria Area, " subject to an expedited review process. Impacts of development of single-family residences on sensitive habitat and covered species were accounted for in the MSHCP and the MSHCP EIR. The Planning Commission hereby finds that the single-family residence at 703 Pottery Street (APN: 374-041-017) was sited on the least sensitive portion of the lot. Consideration was given to access, topography/terrain, zoning standards including setbacks, soil types, presence of earthquake fault lines, leach fields, presence of oak trees and high fire hazard areas. The building foot print area is appropriate and complies with the MSHCP Criteria Area. ACENDA ITEM NO. (~. PACE 11 0F'1~ PLANNING COMMISSION RESOLUTION NO. 2007-_ PAGE40F5 Moreover, the Project has been reviewed by all City divisions and departments, which have imposed certain conditions of approval on the Project to ensure that no adverse impacts occur. In light of those conditions of approval, as well as the design features of the Project itself, the Project will not have a significant effect on the environment. 4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning Code, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.82. Pursuant to Lake Elsinore Municipal Code Section 17.82.070, the Project has been scheduled for consideration and action of the Planning Commission. The Project has also been conditioned to comply with all aspects of the Lake Elsinore Municipal Code. The Applicant shall meet all required setbacks and development standards pursuant to the R-1 (Single- Family Residential) zoning designation. SECTION 4. Based upon the evidence presented, the above findings, and the conditions of approval, the Planning Commission hereby approves the Minor Design Review application. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman City of Lake Elsinore R 1\ "'I'"~'~ 1\'0 I AGEN:Jt~d d..:H I~. (, PACE l;)- OF \..I r PLANNING COMMISSION RESOLUTION NO. 2007- PAGE50F5 ATTEST: Rolfe Preisendanz Director of Community Development AGENDA ITEM NO. ( PAGE t 3 OF l/ ;;>-- CITY OF LAKE ELSINORE CONDITIONS OF APPROVAL PROJECT NAME: MINOR DESIGN REVIEW OF A CONVENTIONALLY BUILT "RAISED FOUNDATION" SINGLE-STORY SINGLE- FAMILY DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) PLANNING DIVISION GENERAL CONDITIONS 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the Minor Design Review of a conventionally built single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017) project attached hereto. 2. The decision of the Planning Commission shall be final fifteen (15) days from the date of the decision, unless an appeal has been filed with the City Council pursuant to the provisions of Chapter 17.80 of the Lake Elsinore Municipal Code. 3. If the project proposes an outdoor storage tank, the applicant shall locate the unit within the side or rear yards. If the location must be within the front yard, the applicant shall provide a method of screening subject to the review and approval of the Director of Community Development or his designee. 4. Minor Design Review approval of the conventionally built single-story single- family dwelling unit located 703 Pottery Street (APN: 374-041-017) will lapse and become void one (1) year of the approval date unless a building permit is issued and construction commenced and the project is diligently being pursued toward completion. 5. All Conditions of Approval shall be reproduced upon page one of building plans submitted to the Building and Safety Division for Plan Check. ^C''''''"'l\ 'T~<.I! ~" ( ~i.Ch.HJ.;r'l ~.~ t..ili 1't0.. PAGE-.JLOF Lj a-- 6. Prior to issuance of any grading or building permits, the applicant shall sign and complete an "Acknowledgement of Conditions," and shall return the executed original to the Community Development Department for inclusion in the case records. 7. All materials and colors depicted on the plans and materials board shall be used unless modified by the Applicant and approved by the Community Development Director or designee. 8. All site improvements shall be constructed as indicated on the approved site plan and elevations, with revisions as noted herein. The applicant shall meet all required setbacks, and development standards pursuant to the R-l (Single- Family Residential) development standards. Any revisions to the Minor Design Review attached hereto shall be processed in a similar manner as the original Minor Design Review. All plans submitted for Building Division plan check shall conform to the submitted plans as modified by the Conditions of Approval. 9. The applicant shall comply with all requirements of the Riverside County Fire Department. 10.All windows shall use foam surrounds and/or other architectural-type features approved by the Community Development Director or designee. 11.All necessary exterior/ancillary equipment shall be effectively screened from public view. All proposed screening methods shall be reviewed and approved the Community Developer Director or designee. l2.All roofing materials shall have a minimum Class "A" Fire rating, and so noted on the construction plans. 13. The Applicant is to meet all applicable City Codes and Ordinances. l4.A cash bond of $1,000.00 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to the approval of the Community Development Director or designee. !\.Ct:i'~DA NO. ( PAce-' S OF I...()-- 15. The Applicant shall comply with the City's Noise Ordinance. All construction activity shall be limited to the hours of 7:00 AM to 5:00 PM, Monday through Friday, and no construction activity shall occur on Saturdays, Sundays or legal holidays. 16. The Applicant shall comply with all requirements of the City's Grading Ordinance. Construction generated dust and erosion shall be mitigated in accordance with the provisions of Municipal Code, Chapter 15.72 and using accepted control techniques. Interim erosion control measures shall be provided thirty (30) days after the site's rough grading, as approved by the City Engineer. l7.Any exterior air conditioning or other mechanical equipment shall be ground mounted and screened so that they are not visible from neighboring property or public streets. Air conditioning units and related equipment may not encroach more than two-feet (2') into the required minimum side yard setback. l8.Garages shall be constructed to provide a minimum interior clear space of twenty feet (20') x twenty feet (20') for two cars. 19. The Applicant shall provide shrubs and plant materials as shown on the landscape plan. Any changes to this plan shall be subject to the approval of the Community Development Director or designee. The landscape plan improvements and plantings shall be fully installed prior to issuance of a Certificate of Occupancy. 20.Planting within fifteen feet (15') of ingress/egress points shall be no higher than 36 inches. 2l.Driveways shall be constructed of concrete per Building and Safety Division standards. 22.All walls or fences located in any front yard shall not exceed thirty-six inches (36") in height with the exception that wrought-iron fences may be five feet (5') in height. Chain link fences shall be prohibited. 23. The applicant shall be required to remove and replace any existing chain link fencing and any fencing that is in poor condition. It will be the responsibility of the applicant to contact the effected neighboring property owners. If the existing fencing is in good condition, this requirement may be waived per the tGE7'D:'4 NO. ( PACE~OF '-1:r approval of the Community Development Director or Designee. 24.The applicant shall provide a flat concrete pad a minimum of 3'- 0" by 7'- 0" adjacent to each dwelling unit. The storage pad for trash barrels shall be concealed from public view. 25. The applicant shall submit a check in the amount of $64.00 made payable to the County of Riverside for a Notice of Exemption. The check shall be submitted to the Planning Division for processing within 48 hours of the projects approval. 26. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674-3124. The sign shall be placed on the property prior to the issuance of a grading permit. 27.All exposed retaining walls visible from any public right-of-way shall utilize "split-face" block or stuccoed to match the proposed dwelling unit. Plain precision block is not permitted. 28.The applicant is to meet all requirements of the Lake Elsinore Unified School district. 29. The applicant is to meet all requirements of the City of Lake Elsinore Redevelopment Agency. 30.The applicant is to meet all requirements of the Building and Safety division. 31. The applicant will be responsible for landscaping all required dedications or easements until such time that all street improvements are constructed. 32. The proposed decorative wall, pilasters, and gate located along the rear of the property shall utilize the same materials and colors chosen for the front-yard courtyard, return wall, and dwelling unit located at 703 Pottery Street (APN: 374-041-017). 33.The proposed stucco finish for the proposed dwelling unit shall be "Santa Barbara" finish as described on the elevations plan. ""''''''',nl\ '1r."-,,' 1>,10 ( f<;,.\.Jt::.IVi?..~'~~ ~ a,..i;J( 1111 -__' PACE--LJ...- Or '1)- 34.All walls and/or fencing need to be located off the property line and so indicated on the construction plans. If the Applicant proposes to place any walls and/or fencing on the property line he/she must submit a notarized agreement between the subject property owner and the adjacent property owner to the Planning Department prior to issuance of a building permit. 35.The project shall comply with any/all requirements of the City of Lake Elsinore Building and Safety division. 36. The project shall comply with any/all requirements of the City of Lake Elsinore Parks and Recreation Department. 37.The project shall comply with any/all requirements of the Lake Elsinore Police Department. 38.The project shall comply with any/all requirements of the City of Lake Elsinore Redevelopment Agency. PRIOR TO THE ISSUANCE OF BUILDING PERMITS 39. The applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid, prior to issuance of building permits. 40.The applicant shall pay park-in-lieu fees in effect at the time, prior to issuance of building permits. 41. The applicant shall pay the Multiple Species Habitat Conservation Plan Fee (MSHCP) Local Development Mitigation Fee (fee for density less than 8 du/ac), prior to obtaining building permits. 42. The applicant shall pay all applicable Library Capital Improvement Fund fees, prior to the issuance of a building permit. 43.Prior to the issuance of any building permit for the Project, the Developer shall enter into an agreement with the City and the Redevelopment Agency of the City of Lake Elsinore to provide (a) 15% of the units constructed in the Project as affordable housing units in accordance with the requirements of Section 334l3(b )(2) of the California Community Redevelopment Law (Health & Safety Code Sections 33000 et seq.), or (b) an alternative equivalent action as ACENDt\ m:;.1 NO. ( PACE. 1<0 OF '1 y determined by the City which may include (without limitation) dedication of vacant land, construction of affordable units on another site, or paYment of an in-lieu fee at the rate of $2.00 per square-foot of assessable space for each dwelling unit in the Project. For purposes of this condition, "assessable space" means all of the square-footage within the perimeter of a structure, not including any carport, walkway, garage, overhang, patio, enclosed patio, detached accessory structure, or similar area. The amount of the square-footage within the perimeter of a residential structure shall be calculated by the building department of the City in accordance with the standard practice of the City in calculating structural perimeters. 44.Prior to the issuance of a building permit, the applicant shall provide assurances to the Planning Division that all sewer arrangements have been met. 45.Prior to the issuance of a building permit, the applicant shall provide a detailed water and sewer will serve letter from the Elsinore Valley Municipal Water District. The water and sewer will serve letter submitted to the Community Development Department shall have been generated no longer than thirty (30) days prior to submittal. 46.Prior to the issuance of a building permit, the applicant is to provide assurances to the Community Development Department that all requirements of the City of Lake Elsinore's Parks and Recreation Department have been met. 47.Prior to the issuance of a building permit, the applicant is to submit revised construction plans indicating that a "Santa Barbara" stucco finish will be incorporated as the stucco finish for the proposed dwelling unit located at 703 Pottery Street (APN: 374-041-017). 48.Prior to the issuance of a building permit, the applicant shall submit revised construction plans indicating that all exposed rafter-tails for the proposed dwelling unit will include a wood stain. The color of the stain is to be reviewed and approved by the Director of Community Development or designee. Furthermore, the stain shall match the stain of all wood doors and gates. 49.Prior to the issuance of a building permit, the applicant shall submit revised construction plans indicating the height of all fencing within the front-yard setback. AGENDt\ nEM NO. ( PACE (~ OF Y r- 50.Prior to the issuance of a building permit, the applicant shall submit elevations of all proposed fencing to be located within the front-yard setback. The elevations are to be reviewed and approved by the Director of Community Development or designee. 51.Prior to the issuance of a building permit, the applicant shall submit a revised landscape plan indicting a all street tree species have been selected from the City approved street tree list. 52.Prior to the issuance of a building permit, the applicant shall submit revised construction plans indicating a revised and correct project vicinity map. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY 53. The applicant shall provide an irrigation system for landscaped areas on site as shown on the landscape plans. The irrigation system shall be fully installed and operational prior to the issuance of a Certificate of Occupancy. 54. The Applicant shall provide a rain sensor as shown on the landscape plan. The rain censor shall be installed prior to the issuance of a Certificate of Occupancy. 55.All exposed slopes in excess of three feet (3') in height shall have permanent irrigation system and erosion control vegetation installed, as approved by the City's Landscape Architect. A Planting and Irrigation Plan shall be submitted, approved and planted prior to the issuance of a Certificate of Occupancy. Fees are required for review of plans and inspections. 56. The building address shall be a minimum of four inches (4") high and shall be easily visible from the public right-of-way. Care shall be taken to select colors and materials that contrast with building walls or trim. Installation of building address shall be done prior to the issuance of a certificate of occupancy. 57.The applicant shall meet all Conditions of Approval prior to the issuance of a Certificate of Occupancy and release of utilities. AGEN~~CE_ ;;{~~ ~;)- - ENGINEERING DIVISION GENERAL 58.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC), prior to building permit. 59. The applicant shall submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location. such as water pressure and volume etc. The applicant shall submit this letter prior to applying for a building permit. 60.The applicant shall submit a "Non-Interference Letter" from Southern California Edison, prior to issuance of Grading Permit. Southern California Edison's contact person is Lisa Salinas at 14799 Chestnut Street, Westminster CA. 92683, and her telephone number is (714) 934-0838. 61.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 62. The applicant shall provide fire protection access and facilities as required in writing by Riverside County Fire Department. 63.In accordance with the City's Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R Incorporated for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 64.All grading and street improvement plans submitted to the Engineering Division shall be drawn on 24" x 36" Mylar and set into City's specific border and title block and include city specific general notes for grading or street improvements respectively. Digital files for the border and the notes are available by request to "agutierrez@lake-elsinore.org". t<.~..~, f';O. _ ( l-'r\\.;~2LOF y).. DEDICATION 65. The applicant shall dedicate a 2.5' wide strip of additional right of way along the northerly property line to the City for alley prior, to issuance of building permit. 66.The applicant is to dedicate 10' wide strip of additional street right of way along the southerly property line along the Pottery Street, for a total of 50' of right of way to centerline of Pottery Street, to the City prior to issuance of building permit. 67.All public right-of-way dedications shall be prepared by the applicant or his agent. All deeds shall be submitted to the Engineering Division for review and approval and recordation, prior to issuance of building permit. STREET IMPROVEMENTS 68. The applicant shall reconstruct the pavement from one foot beyond centerline of Pottery Street to concrete gutter edge (the minimum pavement section shall be 3" Asphalt Concrete over 5" Aggregate Base), and replace any damaged curb, gutter and sidewalk, per approved street plans (LEMC Title 12). All plans shall be approved and signed by the City Engineer prior to issuance of building permit (LEMC 16.34). 69. The applicant shall construct asphalt concrete pavement from new property line to existing central gutter alley (minimum of 2.5" AC pavement over compacted native), and replace any damaged concrete gutter within the property limits in the alley. All plans shall be approved and signed by the City Engineer, prior to issuance of building permit (LEMC 16.34). 70.A California Registered Civil Engineer shall prepare all street and alley improvement plans and specifications. All improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). All street improvement plans shall show existing and future profiles at centerline of street, at top of curb and at centerline of the alley. 7l.All work done under an encroachment permit for off-site improvements of utility lines shall be delineated on the street improvement plans and approved AGENDA \iEM NO.---l PN:;r:__crdr or- \.j)- and signed by the City Engineer, prior to issuance of building permits. 72. The applicant shall pay all fees and meet requirements of an encroachment permit issued by the Engineering Division for construction of off-site public works improvements (LEMCI2.08, Res.83-78). All fees and requirements for an encroachment permit shall be fulfilled prior to the issuance of a Certificate of Occupancy. GRADING 73. The developer shall obtain all necessary off-site easements for off-site grading, if any, from the adjacent property owners, prior to issuance of grading permit approval. 74. The applicant shall apply and obtain a grading permit with appropriate security prior to any grading activity. 75.A grading plan stamped/signed by a California Registered Civil Engineer is required if the sum of the cut and fill for grading exceeds 50 cubic yards and the existing drainage flow pattern is substantially modified as determined by the City Engineer. The grading plan shall show volumes of cut and fill, adequate contours and/or spot elevations of the existing ground as surveyed by a licensed surveyor or civil engineer. All contours shall extend to minimum of IS-feet beyond property lines to indicate existing drainage pattern. The applicant shall apply and obtain a grading permit with appropriate security, prior to grading permit issuance. 76.The applicant shall provide soils; geology and seismic report, as part of this report address the requirement of the Alquist-Priolo Earthquake Fault Zoning Act. The applicant shall provide a final soils report showing compliance with recommendations. 77. The applicant to provide erosion control measures as part of their grading plan. The applicant shall contribute to protection of storm water quality and meet the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 78.All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2-to-1 for stability and proper erosion AGENDA ITEM NO. ( PACE d- 3 OF ~ Lj;;- control. The geotechnical engineer shall make recommendation for the minimum distance of building foundation to the top and toe of slopes. DRAINAGE 79.All on-site drainage shall be conveyed to a public facility, accepted by adjacent property owners by a notarized letter of drainage acceptance, or conveyed to a drainage easement. 80.All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 81.All roof drains shall not be allowed to outlet directly through coring in the street curb. All roofs shall drain to a landscaped area. All driveways shall be sloped to drain into landscaping prior to entering street facilities. 82.If sump pumps are used to divert run off into street, provide a notarized letter stating that it will be maintained in good operating condition by the owner of the property. FEES 83. The applicant shall pay all Capital Improvement and Plan Check fees (LEMC 16.34). The current traffic mitigation fee is $1,369.00; the current drainage fee is $844.00 (Town No.3 District) and the current TUMF amount is $9,693.00; the amount of fees shall be adiusted according to the fee schedule current at the time of payment. STORMWATERI CLEANWATER PROTECTION PROGRAM 84. The City of Lake Elsinore has adopted ordinances for storm water management and discharge control. In accordance with state and federal law, these local storm water ordinances prohibit the discharge of waste into storm drain system or local surface waters. This includes non-storm water discharges containing oil, grease, detergents, trash, or other waste remains. Brochures of "Storm water Pollution, What You Should Know" describing preventing measures are available at City Hall. PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain system, or waterways -without Regional Water Quality Control Board permit or ACENDArn.:M NO.~ PAce2LoF id-_ waver - is strictly prohibited by local ordinances and state and federal law. AGENDA ITEM NO. ( PAGE_d- S OF '-1 r CITY OF ~ LAKE ,6ILSiNQRJ: V DREAM EjTREMEnl Notice of Exemption Filed With: 0 Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 [g] County Oerk of Riverside County 2724 Gateway Drive Riverside, CA 92507 Project Title: Minor Design Review of a conventionally built single-story single-family dwelling unit located at 703 Pottery Street (APN: 374-041-017). Project Location (Specific): The proposed vacant lot is generally located 110 linear-feet northwest of the Pottery and Kellogg Street intersection and 20-feet north of Pottery Street at 703 Pottery (APN: 374-041- 017). Project Location (Gt)?: Gtyof Lake Elsinore Project Location (Qmnt)?: Riverside Qmnty Description of Nature, Purpose, and Beneficiaries of Project: A Minor Design Review for a conventionally built single-story single-family dwelling unit with an attached two (2) car garage located at 703 Pottery Street (APN: 374-041-017). The subject property has a "Historic Elsinore" Overlay Zoning District land use designation and a General Plan land use designation of Medium Density. Name of Public Agency Approving Project: Gty of Lake Elsinore Name of Person / Agency Administrating Project: Justin Carlson, Associate Planner, Gtyof Lake Elsinore Exempt Status: D Ministerial (Section 15073) D Declared Emergency (Section 15071 (a)) D Emergency Project (Section 15071 (b) and (c)) [8J Categorical Exemption (state type and section number): Article 19 Categorical Exemptions Section 15303(a); New Construction or Conversion of Small Structures. Reasons why project is exempt: This project meets the requirements pursuant to Section 15303(a) (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Contact Person: Justin Carlson, Associate Planner Telephone Number: (951) 674-3124 x 295 Rolfe M Preisendanz Title: Director of Community Development { AGENDA ITEM NO. PACE_d:k- OF '1 r Signed: 08/01/2007 11:14 9515/4/004 t:.Nu.l.Nt:.t:.I<.I.Nu t"Aol:. tJ.l.f.l.tJ ~ ~ Servi e Commitment Letter # 2062-0 703 Pottery Str Residential 374-041-017 (714) 731-1296 f6) re(~-'-'-~~ ~n ~ rQl Wednesday, August 01. 2007 \fl). U;; \;::;;;i I.i ~} i:=fI.tr:1(ox 3 00 - 31315 ChMey st, -lake Elsinore. CA 92530 ;strict (951) 674-~146 - FAX (951) 674-7554 ._" AIlr;..-3- ')()(\7_. .._-~~....-... . Lake EI~i?:o~e..$;t):: 1=' SINORE CITy' 0, LP,K. ~_L reagc: PLP>,NNl}lG DI\J~S10N ractM3p: --~-"""'--- Fa;; (714)544-9127 ..0:.=.',=.:..:= ..=-.,~~:':'=: LocatiOfl: Zoning; APN: Phone: 1 <1 .__ .___. _J Check I Receipt': $75.00 --.-.--"'- 7/12/2007 1999/181549 .._..,-~- James Johnson 13192 Silver Birch Drive Tustin. CA 92780 Attn; Hector Zubieta. FAX; 698-6676 Will Serve fees PlIid; Paid Date: .--"-'-.-" 1.="'-' . water Fees Effective Date 7/112007 to 12/31/2007 ~--~ .._- ...-. -. ......-..-.., J:.rojecf is _e/~gible fo, service basec! 0'.' the f.!J/~ow;n9.. co~dit;o..ns:_. H_" .-- Before service is available. a new meter must be purchased for Account 403-0703r1. Fee Description 3/4" PO Meter Only Unit DomestiC Qty 1 Fees per Unit; Base Fees PI\' Unit - Creditl Adjiiit" '''Net-~..s $361,00 $361.00 $361.00 Total Water Fees Total .Amt $361,00 $361.00 f__ Sewer Fees Effective Date 7/1/2007 to 12/31/2007 "-1 .-...-- _0... -.., .....--...,.. ..-. --. _... }!roject is e~;9.;ble for ~~ic. bas.~d.on the t!?"0,,!1!!9. concljtions: _- .---" . --'-' Before sewer service is available to this parcel. a sewer lateral must be constructed. See attached Procedures to Construct Sewer Laterals for District requirements- Additional inspection fees may apply. Capacity _' ._~!r.EDU Qty Ratio EDU Base Foos Credit/Must Not Fees Fee Description Unit Tot:lIl Amt Regional Lateral Unit Inspection - Construction 1 1 1 $500.00 $500,00 $500.00 Fees per Unft: $500.00 Total Sewer Fees Total Water and Sewer Fees $500-00 $861_00 I Sewer Lateral LocationlMarklng Procedure To schedule an inspection appointment for a sewer lateral connection, call EVMWD's Engineering Department at extension 8265, at least 48 hours in advance. To schedule ill pre-construction meeting for sewer lateral construction, call eVMWD's Engineering Department at extension 8265, at least 48 hours in advance_ See Procedures To Construct Sewer Lateral for additional information _ Note. you must contact Underground Service Alert (USA Dig Alert) at 1-800-227.2600 for aU utility marking at least three working days prior to digging. Current water and/or sewer connection fees are subject to change without notice by the Board of Directors and fees will be based on the ourrent fee in effect at the time of payment of fees_ AGENDA ITEM NO. ( PACE ;). { OF '1:;}- 88/81/2887 11:14 9516747554 ENGINEERING PAGE 02110 ~ ~ Service Commitment Letter # 2062.0 Elsinore Valley Municipal Water District VVedne$day,Augu$t01,2007 P.O. BOle 3000 ~ 31315 cnaney St. - Lake Elsinore, CA 92530 (951) 614-3146 - FAX (951) 674-7554 - _."_' __,0'_"'- .-., ..=::.::==-_-=...~.:.=:::-.~..::=..;"..=:....:-=...,~. .-. .-....=- 1-'-'-' Additional Connection Fee Information ;A water and/or sewer service application must liIccompany the payment of fees to the Meter Department, attention of Stella Butter at ext 8222. A $10 service origination charge per new account will be billed on your first water/sewer bill. District Standards allow for a 30 day installation period upon payment for meter connection fee$. Generally. meters are installed within 14-21 working dayS. The District requires seven days notification before intention to deliver payment in order to coordinate the most efficient placement and/or connection to facilities. Meters must be installed and connection to sewer facilititie$ must oecur within six months of purchase date or any sub$equent fee increases are applicable. If water service is being requested, a water meter location stake will be provided for placement on your percel at time of payment. It is the responsibility of the customer to place the stake on the parcel. The District will not set the meter without stake placement. This quote does not contain an estimate for any engineering deposits or fees related to plan checking or inspection related deposits other than lateral inspection. Please contact the District Engineer at 674-3146 with any questions that you may have. Current water and/or $ElWer connection fees are subject to change without notice by the Board of Directors and fees will be based on the current fee in effect at the time of fee payment. Please note that all applications must include APN m.lmbers. ~'ate;ise~-;; Fe; pa~~n~- ...-- Paid Date~ Check #: . .....- .'. ..-..-..'-' Receipt #: ---. ] Paid: .-..-' Authori~d by Date: 8/112007 rf6)-W-'-'.--" .'T!f;}7 ~\OJ \ Iru Ll '.J \ I \ \ CITY PLI\. ~..."-.__.........,""_. _",~'"""".'YffW""'''''"~'-'''''' AUG 3 2007 ,... L"-" N' r. R'- c ;:;l1U t "-,,., "'"(S.l'.....'\1 t)PH-. UI~ AGENDA ITEM NO. PACE :;)-f(; ( OF '1 r 08/17/2007 12:15 9515985575 08/17/2007 13:15 95167~4 ZENDS INC ENGINEERING ~ PAGE 03/05 PAGE la:2/05 ELSINORE VALLEY MUNlCIP AL WATER DISTRICT FIRE ~J:YDRANT TEST APPLICATION FORM Please complete tbe infonnation requested below in order for toe EVMWD to perf01Vl a hydrant test on a. requested hydrant. The application fee is $125.00. The test results will be fax,O(t. a.nd mailed within 10 working days. APPLICANT INFORMATION e3t MAP" HYDRANT INFORMATION .Plea(lle provide map blditating hydunt location RETURN TO ENGINEERING ))EPARTMENT Ps: ment Information Date Reed t Number Check Number D~tc Forward to Notes Submit application form with appropriate fee to: EVMWD, 31315 Chaney Streel~ P.O. Box 3000~ Lake, Lake Elsinore, CA 92531-3000. Questions: Contact the E~gineering Secretary at (951) 674-3146 ex'l:. 8265. AGENDA iTEM NO. Pi\GE (;)Cf { OF '-1 (7- 08/17/2007 12:15 9515985575 08/17/2007 13:15 95167~4 ZENOS INC ENGINEERING ~ PAGE 04/05 PAGE 0J/1:l5 P.o. Box 3000 31315 Ohaney stroet Lalle ElsInore. CA 92531-3000 909-674-3146 FAX 909-674-9872 Work Order No. 07-38167 FIRE ELOW TEST REPORt Date:_ 08/15/07 Tested by. H Ingoial} Reviewed bY:~'~01 R&cidual Hydrant LOCQtion: 703 W. Pottery Comments: See map attached PRESSURE AT RESIDUAL HYDRANT IN PSI PRESSU U;DROP Time Hydrant Hydrant During Test To 20 PSI StatIc Residual (HF) Residual (HR) 9:30 110 104 6 90 FLOW DATA AT HYDRANTS Hydrant # Diffuser # DiffUser Dltfuer Total Throat Di,charge Pressure Diameter Co-efficient (C) PSI (D) (Fit) 1 2 2.465 .835 76 2 3 4 5 ACENDA ITEM NO._ l PACE 30 OF Yr 08/17/2007 12:16 9516986676 08/17/2~07 13:15 95167~4 ZENOS INC ENGINEERING ~ PAGE 05/06 PAGE 84/05 CALCULATED FLOW ADJUSTMeNT FOR DIFFUSER Hydrant # ~ a:: 29.8 02e .JPT~PS Discharge, GPM, Cl Q :;; 29.8 ( 2.465 )2.B35 .J 76 ~ 1 1318 a :;; 29.8 ( )2 .J 2 Q = 29.8 ( )2 .J 3 a :: 29.8 ( )2 .J 4 Q = 29.8 ( )2 ..j 5 Total Discharge QR 1318 GPM , - (HK 0.54) (90 n QR '" QF HI' 0.54 ; QR.. 1318 6 CALCULATED RESULTS - ~:W (~~6 ) '" 4.32 5694 GPM At 20 PSI fteSldIuIl Pressure [ DEfiNITIONS & REF~E'NCES ..J HF Is the pressure drop dUring the met and is equal to hydrants c:lolecl PSI - Hydrants opened PSI HR Is the pressurt drop from the l1ydranb closed PSI to the re8idu~1 pressure of 20 PSI and /a equal tf.> hydrants open PSI - 20 PSI D Is the diameter of the diffuser throat ~t the pressure S,90SOf in InehQS C Is the empirically detennined dlscnar;e coefficient fQr the diffuser Pt Is the total pressure reading from the pitot pressure gauge o Is the computed flow lldjuatment for using pltot diffuser OF Ie the calcul$ttd discharge With a 20 PSI r,./llidual ACENDJ.'\ ITEM NO. PACE.3 ( ( OFY)- ~ ul" S tilt ~ '6.~~~{l i iiii~ i l~! i ~ s JI.s ~~ fB !"Ir' j Ii tl~I' I :Jl .\!Ill ~ - ~ I:i ~~~~ al AGENDA HE',l NO. { PACE 3a OF Y;r 138/17/213137 12:16 9516986676 88/17/21387 13:15 95167~54 ZENOS INC ENGINEERING "'"" :>- J. CU .... ..., o ~ PAGE 06/06 PAGE 05/135 ~ '" D1 ~ .. I n ..+.. &1 i f ~ 1 I r-.... .,.-4 o , rot 'li:t o I V '" M J: a. m ~ I:J CITY OF ~ LAKE ,6,LSI NORl: ~ DREAM EXTREME A CKNOWLEDEGEMENT OF DRAFT CONDITIONS RE: MINOR DESIGN REVIEW OF A SINGLE-F AMIL Y DWELLING UNIT LOCATED AT 703 POTTERY STREET (APN: 374-041-017) I hereby state that I/We acknowledge the draft Conditions of Approval for the above named project. I/We understand that these are draft conditions only and do hereby agree to accept and abide by all final conditions prescribed by the City of Lake Elsinore staff, as set forth in the attachments to the approval letter that will be sent after final project approval. All final conditions shall be met prior to issuance of permits or prior to the first Certificate of Occupancy, or otherwise indicated in the Conditions, subject to the approval of the Community Development Director of the City of Lake Elsinore. Date: 0'6, '7[- D 7 Applicant's Signan = ~Q ~.......- Print Name: ~e'? _ ~Z:>o~ Address: dO?- ~~ , n ~ ~ ~ :;;;>r/::2- -ru ~'"tH-S. C-f) q/~Z5CJ Phone Number: CP.;, '35C> f)rz:?S 951.674.3124 130 S. MAIN STREET LAKE ELSINORE, CA 92530 WWWLAKE-ELSINORE.ORG AGH1~~E. 3i';~ I I - IIIJUI Ii IIII!! 'I it n !~ a ~. -I ; II~III II IIII IIII! ; !~i ~IIII I ,! I Ilii a III t~ ~ ~. - D'''' JMi 1 I I ~q !~ II ;J!I... ~ ;-f ~I I _...... ~Ui'U f ~liil2 III 1111 ~ Ildl i III z ~II ~ ~~ 5 ~ @I S I mn ~UII Iilllli 'UII I , r ~ !~u i I ~u, ~ ! ; I d PH II Pi II ;-1 tit iP!II!1 n '~b i ~ I@ I I ~ ! [] ~ 1)0 HU I II ~ II il ... J Ilii II~ ~ ~ I~d ii ~ ~ f! II ~ ~ U ~)I ~ ~ I ;1 ~ II iI r! I l' i~ II!....; i t i ~ n ~ """; ~ ..-.... SITE PLAN .. .- ....... + CDIImM. + ....... 31m IIIIMIDI cr. IlIIE 21M ..-.. .. .... I'IL.'_'" IWCfI51_N7t . I I .........- " t ~r r ~ it i' !.UIII Ii !II~! 1I11 III; II' -I ~ ;1 ! i I d ' 2'" 2 21 I I ~~ . I' II II ..... - I I I II I q ~ .t I I I i % r ~~ i I I i I -... - MR. JAMES JOHNSON 703 POTT~t:!'.ti$QA iTEi\i NO, I LAKE EL~i~~~E. CA 925 0 PACE !~~ G a~ 0 . ill~ l.r; ;i!~~ i2a~ i o~ 8" III ~ III 1Il ~ II 111'1l!lll!$ II Il l ~ ill UK fij iH ~ ~i! F LI ~ II 8 q- I 8~ 19 0_' · @H~ ~ .1 ~ +,:-lll-eilq~l'1~'ll'~~~~a~~ ~ pu IIII i i UBilIU! ~1~1~~12~~ljinl ~ I'" I B I ~ iill"l! Ul\ 'il~~~'il'il;!l'il~'il~ g'il~ ~ I ~ I ii 'I; · S I H l'; ~ I 1~~~~U;t i~h," . q q ~ I ~ ~~. ~I; ~.. i S ~ ~~i 9 II~S! II II ~ ~ ~; 51 z i ~~ sa sa ~ il 11 I .. I ~ . "l IiflU! ~!! '" ~ I ~ t t ~'il : I ~ . i! II II .. ii H;~ II ;; II r II t I t I t II ;IP It II ~ II II ~ I ~; II ~ II II ~ II i l ; ~ Zll 'I 2 'il ! ~ <! I i .; ~ "l ~ ~ I I ~ ~~I ~I. ~i I: 1 _ ~ ~ ~rt ~! :. t ~ !; I: h 1; ~ ~ ~ '!Ii !l! ~ ~~ ~ ~ .~ ~i ~ ,,~ ~ ;0 ~ I~ I~n" hl'i~r Q ""~?a ~ ~~ ~F i~a~~ i 51t ~lf ~ il.l ~ ~ii fi ;H ~ ~iI ~ F [1( I it I ..I 9" ,,~ It ~ r /' /' /' /' /' /' /' /' / / / / / / / / / .....~, = i. "' "' /' /" z ~~ ~~ QQ II Ii:nii! Ulii~ II dP s I- ~I a I ~ ! z ; ~ i . ~ ~ ~ ~ I !'I~~ ~ 'l~ 311 .i . 'l 11 ~ ' r~ ~ ~ I I I ~ I ~ , ~ I I ~ , I I .... I I I ,....--I ~ -.. o"U"" , I ~I )>' --" ~ I 1 ~ ..... .....t ~ . , III ~ "" ~ ...... . .t. .'... ~... M'.oi' a.=- IaIIDIlV&. + ClCItIIEIlCW. + lIIlIJI1M, a172_cr. 1lIIE2IM -.. ..- ""'1M__ FAX.'.1I7I ....~ NJ ~ .- .-..jo 1 ,'.r ~~ .i l.. 1:1 ~ I~ ~, 1 i r~~ ~ ..... ..... .,... ~ - ;;;: ,~ "'" ILO- f(()) ~ ~ , I ITa, ~ ~ ~Ii' ~i> ~ " ill I ~i) ? : ~ I I I '1/11 i !rJ S')(1' -...... ...., ... :r..,. FLOOR PLAN - , 1.. r ...... .... ..... .... ....... I -.. .... i \J j J 18l J ~ .,.,. -. .. -.. ..... ...... ~ ())J\ ()) ~I - _ otIII.... ..... ....... ..- ~ lIY~ 1/ ..--t .r.T ....... .'''; ..J .... I' ! ! :xJ , -.. ..... ..... -.. +i _..~ ~I "I ....,. ~ ~ i 11ft .tIll; ~illl .\. ft I; ... J. <It.., MR. JAMES JOHNSON 703 p~QAt.m:M NO. LAKE ELSINOfPAG! 92~-:l ~ ~ ~ F ~ { J "4" Ii.........41 .....:1'4' ...-...1 1 J E]T a I<--'L -- I' --- 1---, \1-' rl ~ ,~ ~ ---F:;'~f---J t II 1+. ~-4> . I- L% ~ ri~h ~ 2 LJ"W Y ~ . ""- \~ .. , ... -~.. fJ ~ .... ..... II 'lll ll~~ m; liRe Iii IF ll-== r- I I .. IE IE ,- 0 I 0 IE 0 L_ ~ i'2J - ,~ ;J! IE 0 II: 0 II: ~ i'2Ji'2J - II: II: II: J . !iHIIIP , ,I~~ I_e ~I . m; ~i'l' P ~ I i I 0 II IIIII ~ i'l ~I 'jj!1 s .J I~ i nh .1 111~. II e ~.I II AGEND,:~ !TEM NO. PACE 3 ?J OF I )>J N I I ~ I ~ ~.=- MSDmli. + CCIIEIaM. + IlIIUIIM. a312 lIIOMIICIN cr. .. 2M ....,. .. - ....--- ...115'_..,. ROOF PLAN MR. JAMES JOHNSON 703 POTTERY ST. LAKE ELSINORE. CA 92530 1'1"I'I'~rl't I'~ <m IS II n II R I!q II Iii II II n h lUll ~I~e ~ 'II ill 181 ~i~ ;~ I I n I i~ g1 ~I ~ I II I ~ &.=-- ELEVATIONS 8< DETAILS ~i:1 Ii Ii ~ lUll, !I ~ i I i a I * I ~ ~ + CCIIIIEIDti. + ........ ;sD2 ........ Cf. IIIIE 21M ...... ...... "'"'_._ FAXtII1_117t ~ ~. 1> ~ ~ .: m m r m '< 1>. .of 2 ..... ~ AGENDt\ 11 EM NO. PACE ?> ~ OF MR. JAMES JOHNSON 703 POTTERY ST. LAKE ELSINORE. CA 92530 ; ~ II HI ~ pi I ~ "., d ,/ . . ~~ g ~ I I I C f--J ~~ l~ ~! ~o '::! ~ II I I '!III : C ~.i I i Ui I I I ~il i I I~I ~; I '!11 : ~.i I I I I i &.=- BUILDING SECTIONS 1lIIIlDIM.+~+1IlUIIIIM. 3UJ2 ........ cr. tun: >>t ..-.. co.... .... lit _ UD fAX 151 _..,. r",CEmA ITEM i'~O. PACE~Oi: MR. JAMES JOHNSON 703 POTTERY ST. LAKE ELSINORE. CA 92530 III IIi I I.S I. ~ ~ I "-el' I ~ (ll II ~ .~~ ~~ d:~ ~ 8 .~1w ~ I ~ ~ ill ~~~i i z () 1: a l m ," I> I ~ . z ;J! Ill; 0 E ~ ~ "~ g -x ~ <: l- 0 ~ i in ~~i ~ ,~ ~ CJ i E ~ m m ~ .... n~ ~ I> F .. dB I~I i! ~~ 1 'I ~ z: ~ ~ n rn ~~ ~ z ig ~ ~lO~ ~ Ilii i lil ~R!~ ijl ~I rn ~o ~ II ~ I~' l ~ r ~~ ~~ r ~ . ~:: fd ! ~s ~::! r(ll ~ (Jl -~ ~2 l:iO m lOrn ~ ~:S ~ xW i ~ r rn (ll ~ ~ 2 ~() ~ zr ....1> 0-< ~mll . ....- !?:;Jl r ~ ~~ il I' i .~ e !:1 im ~c! ~! E ~ r m r m ~ .... 2 &.-- ~, r I, ..... .- ~~ + IOJIrM. ~ CT. Slf[2Il4 M_I_IUJ FAXHI':: FINISH DETAILS II ; ~I~i a:~1 l .~ ~~. I 'j ~~ ~~ .... ~ :r I> F ~ X m r m <: I> .... 2 I ! ~ S AGENDA ITEM NO. PACE~OF MR. JAMES JOHNSON 703 POTTERY ST. LAKE ELSINORE. CA 92530 MATERIAL AND COLOR BOARD FOR FOTTERY AYE. AFN: 314-(Z)41-(z)11 SINGLE FAMILY RESIDENCE WI ATT AC~ED 2 CAR GARAGE "SFANIS~ ECLECTIC STYLE" MR. JAMES JO~NSON MALlBU STYLE EAGLELlTE NAME: vALENCIA No. ~2 0 ROOF FINI5l-i COLOR: X-~0 CRYSTAL W~ITE (BASE-100) BY "LA ~ABRA" 5TUCCO WALL FINI5l-i COLOR: ~ONEYSUCKLE CORAL 1814D BY: "FRAZEE" FA5CIA 6D. COLOR: X-28 MIRAGE (BASE-200) BY ItA ~ABRA" 5TUCCO TRIM 4 RECE55ED WALL TAUPE KEYSTONE (WDM 1213) BY "CUL TURED STONE" TAUPE TRIM STONE (WDM 1201) BY "CUL TURED STONE" 5TONE VENEER 5URROUND ACENDAITEM No._L iPACE l-f ~ ~ CITY OF LAKE ELSINORE REPORT TO THE PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DATE: SEPTEMBER 18, 2007 PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER PROJECT: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) SCOTT V ASQUEZN ASQUEZ DESIGN GROUP: 1910 S. ARCHIBALD AVENUE #R, ONTARIO CA 91761 APPLICANT: OWNER RAPHAEL MADRIGAL: 2181 VAN DELL ROAD, RIVERSIDE, CA 92509 PROJECT REQUEST The applicant is requesting design review consideration of a conventionally built three (3) story single-family dwelling unit with an attached two (2) car garage located at 16781 Holborow Avenue (APN: 378-262-004). The project site is approximately .12 acres in size. Review is pursuant to Chapter 17.23 (R-1, Single- Family Residential), Chapter 17.66 (Parking Requirements), Chapter 17.82 (Design Review), and Chapter 17.14 (Residential Development Standards) of the Lake Elsinore Municipal Code (LEMC). PROJECT LOCATION The proposed vacant lot is generally located 170 linear-feet southeast of the Hague Street and Holborow Avenue intersection and 20 linear-feet southwest of Holborow Avenue at 16781 Holborow Avenue (APN: 378-262-004). The subject property has a Zoning designation of R-1 (Single-Family Residential) and a General Plan designation of Future Specific Plan J (Country Club Heights #1). "' A. I-"'"~ r),", :L " r:r::M'D' ..I.!, .'. ,.v. ,.'.......l:n. ", ~ -, '0 ~.~ ~ P?,GE__l_u." REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) BACKGROUND March 15~ 2007: The City's Design Review Committee (DRC) reviewed the proposed project and identified deficiencies with the proposed single-family dwelling unit in regards to the project meeting minimum requirements outlined in the R-I (Single-Family Residential) Zoning district. Staff also provided numerous architectural recommendations concerning the proposed landscaping, grading, and architectural enhancements (see attachment 2). Julv 13~ 2007: The applicant dropped off a set of elevations to the Community Development Department in response to the DRC follow up letter that was sent to the applicant on March 21, 2007. Staff placed a call and sent a letter to the applicant notifying him that Staff needed a complete set of plans in order to properly analyze the proposed project. When speaking to a member of the applicant's firm, Staff indicated that we would need a full set of plans, not just elevations, and that in analyzing the re-submitted elevations, the re-submittal failed to address deficiencies and recommended architectural enhancements that were outlined in the March 15, 2007 DRC letter. Furthermore, Staff indicated to him that a complete analysis of the re-submitted plans could not be conducted until a full set of plans was submitted. The member of the applicant's firm notified Staff that he would need to speak to the applicant and would like Staff to place the project on hold until further notice (see attachment 3). Later that day, Staff placed another call to the applicant. At this time, the applicant was available to take Staffs call and discussed the re-submitted elevations and how they did not address the minimum LEMC requirements or the minimal architectural enhancement recommendations. The applicant requested to meet with Staff on Monday, July 16, 2007 in order to go over the elevations and to see if a consensus could be reached. Staff agreed to meet. Julv 16~ 2007: The applicant failed to show up for the appointment and did not call Staff to reschedule the meeting. AU2ust 20~ 2007: The applicant re-submitted plans for the proposed single-family dwelling unit. Staff reviewed the re-submittal and concluded that the same deficiencies existed in this set of plan as in the last. Some small architectural enhancements were made, consistent with the requests set forth in the "DRC Follow up" letter. Staff placed a call to the applicant and notified him of the AGENDA ITEM rJO. PAGE :L .:t OF ?--O REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) outstanding deficiencies. The applicant notified Staff that his client wanted to go to hearing as soon as possible and if denied would pursue further legal options. Staff notified the applicant that his project would be scheduled on September 18, 2007; however, Staffs support for the project could not be given, based on the re- submitted plans. The applicant notified Staff that he understood and wished to proceed to the Planning Commission on the agreed upon date. ENVIRONMENTAL SETTING South Residential R-l (Single-Family Residential R-l (Single-Family Residential) R-l (Single-Family Residential R-l (Single-Family Residential R-l (Single-Family Residential North Vacant East Vacant West Vacant PROJECT DESCRIPTION The applicant is requesting minor design review consideration for the design and establishment of one (1) conventionally built three (3) story single-family dwelling unit located at 16781 Holborow Avenue (APN: 378-262-004). The basement floor plan is proposed to have family room, study, and bathroom. The first floor is proposed to have a two (2) car garage, living room, kitchen, dining room, and bath room. The third floor is proposed to have two (2) bedrooms, one (1) bathroom, and a master bedroom with a master bathroom. The net lot coverage for the proposed single-family dwelling unit located at 16781 Holborow Avenue (APN: 378-262-004), which includes the basement floor, the kitchen, and the two (2) car garage is approximately twenty-six percent (26%). The proposed dwelling unit complies with the maximum lot coverage requirement of AGENDA ITEM NO. PACE ? ).. OF.)-O _ REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) fifty-percent (50%) required for single-family dwelling units as outlined in Section 17.23.090 of the LEMC. Siting The proposed single-family dwelling unit located at 16781 Holborow Avenue is proposed on a relatively hilly section of Holborow Avenue. The existing lot slopes downward from Holborow A venue to the rear of the lot. The applicant is proposing extensive retaining walls and will have to import approximately 444 cubic-yards of fill. The applicant is proposing a twenty-foot (20') setback, with both side-yard setbacks at five-feet (5') respectively. Architecture The applicant has indicated on the elevations plan that the architectural style of the proposed dwelling unit will be "Mediterranean". The front elevation will include stucco, clay vent pipes over the garage gable, gable vents over all other gables, windows with divided "lites" and surrounds. The right elevation will include stucco, a chimney, and a window with divided "lites" and surround. The left elevation will include a front-entry porch, stucco, and windows with divided "lites" and surrounds. The rear elevation will include lap-siding under the gable, a gable vent, and windows with surrounds. It should be noted that the applicant is also proposing flat concrete tiles for the proposed roof. Colors and Materials Roof Tile "Charcoal" Wall Finish Stucco "Sand Stone" Siding Wood "Sand Stone" (To Match Stucco Color Trim Wood "E shell" AGENDA Im~o. .;:L c) PAGE OF d- REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) ANAL YSIS According to Lake Elsinore Municipal Code Section 17.82.080, the Planning Commission shall make the following findings before recommending Design Review approval: 1. The Project, as approved, will comply with the goals and objectives of the General Plan and the Zoning District in which the Project is located. 2. The Project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code. 3. Subject to the attached conditions of approval, the Project is not anticipated to result in any significant adverse environmental impacts. 4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning Code, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.82. If the Planning Commission is unable to make anyone of these findings, the request for the Minor Design Review cannot be approved. In other words, the Planning Commission must be able to make all of these findings in order to approve the Minor Design Review of a single-family dwelling unit located at 16781 Holborow Avenue. Based upon the application and plans submitted as well as all of the evidence presented, Staff believes that the Planning Commission cannot make findings for number one (1) listed above. First, the proposed single-family dwelling unit located at 16781 Holborow Avenue does not comply with all minimum requirements of Chapter 17.23 (Single-Family Residential) and Chapter 17.66 (Parking Requirements). Section 17.23.100 (Building Height) says that: "Except as other wise provided for accessory structures, the maximum building height in the R-l District shall be thirty (30') feet. In the case of split levels, no continuous vertical AGENDA ITEM NO. ;)- PAGE 5 OF;)-O REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) section through the building shall measure more than thirty- two (32') feet. The Planning Commission may approve greater heights for subterranean garages" The proposed structure exceeds the maximum allowable height distance on the right, left, and rear elevations as indicated on the submitted plans. The highest point on the right elevation is approximately thirty-four and a half feet (34.5 '). The highest point on the left elevation is approximately thirty-three feet (33') and the highest point on the rear elevation is approximately thirty-three and a half feet (33.5') respectively. It should be noted that the applicant was made aware that the proposed dwelling unit exceeds the maximum height limit as identified in Section 17.23.100 of the LEMC (see item #2 in attachment 2). Section 17.66.030 (D)(1)(a) of the LEMC requires the following number of parking spaces be provided for single-family detached dwellings: "Two (2) spaces per dwelling unit in a garage, plus two (2) open spaces, which may be located in the driveway in a tandem position, in front of the garage door. " Section 17.66.040 requires that the size of parking spaces and aisle width be as follows: District Residential-Covered "Parking spaces shall have the following minimum clear dimensions and aisle width as indicated below: Space (in feet) Width (1) Length (2) 10 20 Furthermore, with regard to garages and carports, Section 17.66.040(A)(3) states that: "The required dimensions of a garage or carport shall be measured form the interior of the garage or carport. " Although the applicant has provided a two (2) car garage for the proposed dwelling unit, the required interior measurement has not been satisfied. Per the submitted plans, the applicant indicates a provided nineteen-foot (19') by nineteen- foot (19' x 19') interior clearance. This fails to meet the requirement of the LEMC, which mandates a minimum interior clearance of twenty-feet by twenty-feet (20' x 20'). It should be noted that the applicant was made aware that the proposed two AGENDA ITEM NO,_ J- PAGE_ ~ OF,)-O REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) (2) car garage does not meet the minimum interior measurements as identified in Section 17.66.040(A)(2) of the LEMC (see item #3 in attachment 2). Second, the proposed dwelling unit fails to achieve the design element that requires plans to "vary streetscape by utilizing varied setbacks, alternating unit types and reversing model plan." The applicant is proposing a "reverse and repeat" or "mirror unit" directly adjacent to the project site at 16785 Holborow Avenue, in which the applicant is proposing an identical model, floor plan, and site layout on the adjacent unit. The only difference is that the adjacent unit being proposed will incorporate elements of Cape Cod architecture on the front elevation. It should be noted that per the submitted plans for 16785 Holborow Avenue, the right, left, and rear elevation architecture articulation and layout is the same as the proposed dwelling unit located at 16781 Holborow Avenue. Further, Staffs interpretation of the above design guideline is that a different floor plan with an alternating setback be incorporated on either the subject lot or at the adjacent lot at 16785 Holborow Avenue. This would prevent the "reverse and repeat" or "mirror unit" development that is being proposed, creating architectural and visual street interest along Holborow Avenue. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act (CEQA), the proposed Minor Design Review of a single-family dwelling unit located at 16781 Holborow Avenue is not a project given that it is recommended that the project be denied. If the Planning Commission wishes to approve the Minor Design Review of a single- family dwelling unit located at 16781 Holborow Avenue and determines that all necessary findings can be made, Staff will be required to make an environmental determination regarding appropriate CEQA documentation. The Minor Design Review of a single-family dwelling unit located at 16781 Ho1borow Avenue cannot be approved until the requisite CEQA determination is made. A.GEND.~ ITEM NO. PAGE ~ ;)- OF . )..Q REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE (APN: 378-262-004) RECOMMENDATION It is recommended that the Planning Commission deny the request for Minor Design Review of a single-family dwelling unit located at 16781 Holborow Avenue based on the findings contained in the staff report. PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER APPROVED BY: ~ 'ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT ATTACHMENTS 1. VICINITY MAP 2. DRC FOLLOW UP LETTER (DATED: MARCH 22, 2007) 3. INCOMPLETE DRC LETTER (DATED JULY 13, 2007) 4. SITE PLAN (8 'l2 X II") 5. BASEMENT FLOOR PLAN (8 'l2 X II") 6. FIRST & SECOND FLOOR PLAN (8 'l2 X II") 7. ELEVATIONS (8 'l2 X II") 8. GRADING AND DRAINAGE PLAN (8 'l2 X II") 9. FULL SIZE SET OF PLANS 'lot'" y,'o ;;)- I\G,EI"~DA t. lt1 ~\Q -_ r:v:;~~_ ~ . __Of ;)..() VICINITY MAP MINOR DESIGN REVIEW OF A SINGLE FAMILY DWELLING UNIT LOCATED AT 16781 HOLBOROW AVENUE ~ ~ ~ tv~(&/ "Ii-$- ~ PLANNING COMMISSION AGENDA ITEM NO. ;;- PACE q OF J-O CITYOF~ . LAKE ,6,LSINO~ ~ DREAM EXTREME March 22, 2007 Scott Vasquez Vasquez Design Group 1910 S. Archibald Ave. #R Ontario, Ca 91761 RE: DRC follow up letter for a Minor Design Review at 16781 Holborow Avenue (APN: 378- 262-004) Dear Mr. Vasquez, Thank you for attending the City's Design Review Committee (DRC) meeting on Marsh As part of its review, the committee evaluated your project to identify any co . need to be addressed prior to the scheduling of your request to the City's their review. The following is a list of items that you agreed to the scheduling of your project to the Planning Commission. 1. need to create a flat pad a minimum of house. Planni 2. Per Section 17.23.100 you are 0 revise accordingly for the pro owed a maximum of thirty-two feet (32'). Please structlil'e. 3. The proposed garage needs (20' x 20') clear of all object ve anintenor clearallc~of~ellty-feetby twenty-feet ease r~vise acconijllglYand make a u{)teon the plans. 4. Please revise the proposed um. 5. Please provide a separate la all proposed landscaping. PI se be a gallon (5) and all proposed trees e size, gallon, and name of shrubs should be a minimum of fiVe m of twenty-four inch (24") box. 951.674.3124 130 s. MAIN STREET LAKE ELSINORE, CA 92530 WWW.LAKE-ElSINORE.ORG AGENDA ITEUJ NO. d- PAC:::~OF ,;2-d Scott Vasquez Vasquez Design Group March 22, 2007 RE: DRe follow up letter for a Minor Design Review at 16781 Holborow Avenue (APN: 378- 262-004) . 6. Please provide a note on the landscape plan that all landscaping will be automatically irrigated and will include a rain sensor, which will assist in the conservation of water. 7. You indicated to staff at the DRC, that you will be willing to stucco all exposed retaining walls and block. Please provide a note to this effect on the proposed plans. 8. Please provide a note on the landscape plan indicating that you will provide one (1) twenty-four inch box (24") street tree for every thirty (30) linear feet of street frontage. All selected trees shall be chosen form the City approved street tree list. 9. Please revise the plans to include a six foot (6') minimum wood fence surrounding the property. Currendy, you indicate a five foot (5') fence. 10. Please revise the proposed grading plan sections, so that staff can properly analyze them. Furthermore, please include section C and D. 11. Please show the section of the side-yard retaining wall. 12. Please indicate the location of the required 3' x 7' side 'yard trash pad. 13. Please revise the grading plan vicinity map. 14. Please revise the site plan so that the layout of the house matches the other plans. Currendy, you show the same layout as the adjacent proposed dwelling unit. 15. Please sow the required decorative return side yard fencing on all sets of plans, including the elevations. North Elevation 16. A decorative chimney cap consistent with the Mediterranean style architecture should be included. 17. Since you are proposing Mediterranean style architecture for this dwelling unit, all siding should be removed that is not consistent with Mediterranean style architecture. 18. Architectural elements consistent with Mediterranean style architecture should be included on this elevation. Page -2- AGENDJ\ ITEM NO. d-- PP\CE~_OF d-O Scott Vasquez Vasquez Design Group March 22, 2007 RE: DRC follow up letter for a Minor Design Review at 16781 Holborow Avenue (APN: 378- 262-004) 19. A secondary material should consistent with Mediterranean architecture should be included. 20. Mediterranean coach lights on either side of the proposed garage should be included. 21. A Mediterranean style garage door should be included. 22. Vents that are consistent with the Mediterranean style architecture should be included. 23. Mediterranean style surrounds around the windows should be included. 24. Please show the front-yard and how it slopes adjacent to the walkway. This will provide overall view of what the front-elevation will look like. Left Elevation 25. Mediterranean style window surrounds be included on all windows that may be seen from the public right-of-way. 26. Any secondary material included should be wrapped around to provide a consistent theme that will be seen from the public right-of-way. 27. You indicated at the DRC that the proposed front-door will be inset from the house. Please indicate and show more shadowing to that indicates this effect. In addition, staff recommends that a decorative entrance consistent with the Mediterranean architecture be included to maximize entry interest. Right Elevation : 28. Any secondary material included should be wrapped around to provide a consistent theme that will be seen from the public right-of-way. 29. A decorative chimney cap consistent with the Mediterranean style architecture should be incorporated. 30. If you incorporate a secondary material on the front of the dwelling unit, staff recommends that you incorporate it on the chimney as well. Please include it on the part of the chimney that will be seen from the public right-of-way. Page -3- t'~GENDA ITEM NO. PACE_ t;l-- d-- OF d-0 Scott Vasquez Vasquez Design Group March 22, 2007 RE: DRC follow up letter for a Minor Design Review at 16781 Holborow Avenue (APN: 378- 262-004) 31. Mediterranean style window surrounds on the second story window should be included. Once you have addressed the items as outlined at the ORC meeting and in this letter, you will need to submit one (1) revised full set for staff to review. After staff has reviewed the set and everything is incorporated, it is at this point you will have to submit nine (9) revised full sets of plans. a revised 11 x 17 full set. an 81/2" x 11" set of colored elevations, revised materials board,. If you have any questions regarding any of the ORC member comments, please do not hesitate to call the ORC member at (951) 674-3124 using the extension I have provided to you. Should you want to discuss this letter or have any other general questions, please do not hesitate to call me (951) 674-3124 ext 295 or at email at jcarlson@lake-elsinore.org. Sincerely, ~~ Associate Planner P;\Current Projects\MDR of SFR @ 16781 Holborow Ave\DRC FoUow Up Letter@ 16781 Holborow Avenue.doc CC Rafael Madrigal 2181 Van Oell Road Riverside, Ca 92509 Attachments: 1. City Approved Street Tree List Page -4- t\GE?iDA ITErv~ NO. ~ PACE I ~ OF :J.. () July 13, 2006 Scott Vasquez Vasquez Design Group 1910 S. Archibald Avenue # R Ontario, CA 91761 RE: Incomplete DRC letter for a proposed Minor Design Review of a 2-story single-family residence located at 16781 Holborow Avenue (APN: 378-262-004) Dear Mr. Vasquez, Thank you for submitting elevations in response to the DRC letter that was sent to you on March 21,2007. Unfortunately, staff will not be able to properly analyze the DRC re-submittal due to the fact that you only re-submitted elevations. In order for staff to conduct a proper DRC re-submittal analysis, you will need to submit a full set of plans addressing the comments identified in the March 21,2007 DRC letter that relates to deficient Lake Elsinore Municipal Code (LEMq requirements. I spoke to a Rio at your firm notifying him of the above information. He notified me that he understood and that he would like staff to put the project on hold until further notice. Furthermore, staff has made several unsuccessful attempts to contact you (via leaving messages with your secretary as well as companyvoicemail) prior to your re-submittal. Staff was trying to inform you that we are requesting an increase in the level of architecture for single- family residential projects within Country Oub heights as well as throughout the Gty. In reviewing the elevations that you resubmitted, staff identified very minor changes that were added in response to the DRC letter. These minor changes do not address the previously identified deficiencies in relation to the minimum LEMC requirements. Moreover, these modifications do not meet the minimum residential design guidelines as outlined in the Community Design Element within the General Plan. Therefore, staff cannot provide a recommendation of approval to the Planning Commission at this time. It is staff's goal to keep moving your project forward with the utmost expedience and without any further delay. Therefore, unless otherwise notified, staff will schedule your project for the next available Planning Commission meeting. If you so choose, we will need ten (10) full sets of plans, one (1) reduced full set of plans, a full size set of color elevations, and a revised materials board. Af':i::NFH)' !TE~'~ f'J.O '""\ ,,",,":o;\.lW>~'" I hi 11. d"'" PACE~OF d-() Scott Vasquez Vasquez Design Group June 15,2007 RE: Incomplete DRC letter for a proposed Minor Design Review of a 2-stoty single-family residence located at 16781 Holborow Avenue (APN: 378-262-004) Should you need to contact me, please do not hesitate to contact me at (951) 674-3124 ext. 295 or at email at icarlson@lake-elsinore.org. Sincerely, Justin Carlson Associate Planner P:\Gment Projects\MDR of SFR@ 16781 Holborow Ave\Incomplete follow-up DRC Lenerfor 16781 Holborow Ave.doc CC Rafael Madrigal 2181 Van Dell Road Riverside, CA 92509 Tom Weiner Planning Manager Gty of Lake Elsinore Page -2- AGENDA ITEM NO. )..- PACE~OF :J-0 IJI'I f !I fll IIli, I /iiI I /,111111 ,!m /1/1 , 1~,1 ~ I' ': 1m 1111 WIlli III If III , 1111 I' i!i illll /II/II pili I II ~ IU/ ' f'" f fll f I" ili i \ I:~ II : I ~I'l 11I1 F flll I , j"ill !ill \ ; /11/ ~ r /111/ ill III Iii I t l~ 111I r 111111 / III ~ g , III J Ilf,nn I ,I I ~ C/.l - ~ ""0 ~ I ~ ~ ~ . , ;; ~ ~' ~rlJJ:~,' . 0 I O' 0_1 ,~ !. ;g o ... t ~ .o~ II\'l :;J ~~ r , ~ t--~ t . tol_oll II o ,- ~ I ~~ ;~ ~ .JOB SITE ... nnDII'!QSI 16781 HOLBOROW AVE, LOT #4 / APN: 378-262-004 J.>LAN 2385-A I ' , II ,II 1111 ~I ~PT u. n T>Tn . T -oS 2QJ I :: r,:-:;, ~ 0 tf'u u ~ -0 g ({~~ C) w r:'-TfU o ~ ,.'-' >-< 171 = d:;'::;' :SC;; ~ m~ V'i ,.-4 .....Z ~~ g m U~II ~i;1 ~il U! n~, u ..' ~ ~. 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" '\' " IR~ eI " W'i .... ~ " II i 1_,,:~ .1' '" I ~I~ [ . '.:~:; ><1":: ~ i'~:/: ~ II~!I rv ~~rm :N NO, i .',' ~.. .' ..,'r. ..;. ~ 5: ~ ~ ~ ~ ~ ~I D. () : :.~ ..',:. ':r;.~;~~' \. ~ D ~ ~ n i ; : i r :e,~ ......) ~ I l:t ,; ~ I ~ 5 =! ~ LI ~u~ f9 i~ i!l; i !; !111i S ~~ ! I 9 ~ d- OF ;::) cJ CITY OF LAKE ELSINORE REPORT TO THE PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DATE: SEPTEMBER 18, 2007 PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER PROJECT: MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) APPLICANT: SCOTT V ASQUEZN ASQUEZ DESIGN GROUP: 1910 S. ARCHIBALD AVENUE #R, ONTARIO CA 91761 OWNER RAPHAEL MADRIGAL: 2181 VAN DELL ROAD, RIVERSIDE, CA 92509 PROJECT REQUEST The applicant is requesting design review consideration of a conventionally built three (3) story single-family dwelling unit with an attached two (2) car garage located at 16785 Holborow Avenue (APN: 378-262-005). The project site is approximately .12 acres in size. Review is pursuant to Chapter 17.23 (R-l, Single- Family Residential), Chapter 17.66 (Parking Requirements), Chapter 17.82 (Design Review), and Chapter 17.14 (Residential Development Standards) of the Lake Elsinore Municipal Code (LEMC). PROJECT LOCATION The proposed vacant lot is generally located 215 linear-feet southeast of the Hague Street and Holborow Avenue intersection and 20 linear-feet southwest of Holborow Avenue at 16785 Holborow Avenue (APN: 378-262-005). The subject property has a Zoning designation of R-1 (Single-Family Residential) and a General Plan designation of Future Specific Plan J (Country Club Heights #1). ACENDA ITE'.': NO. 3 PAGE I OF ..d- J REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) BACKGROUND March 15. 2007: The City's Design Review Committee (DRC) reviewed the proposed project and identified deficiencies with the proposed single-family dwelling unit in regards to the project meeting minimum requirements outlined in the R-I (Single-Family Residential) Zoning district. Staff also provided numerous architectural recommendations concerning the proposed landscaping, grading, and architectural enhancements (see attachment 2). Julv 13. 2007: The applicant dropped off a set of elevations to the Community Development Department in response to the DRC follow up letter that was sent to the applicant on March 21, 2007. Staff placed a call and sent a letter to the applicant notifying him that Staff needed a complete set of plans in order to properly analyze the proposed project. When speaking to a member of the applicant's firm, Staff indicated that we would need a full set of plans, not just elevations, and that in analyzing the re-submitted elevations, the re-submittal failed to address deficiencies and recommended architectural enhancements that were outlined in the March 15, 2007, DRC letter. Furthermore, Staff indicated that a complete analysis of the re-submitted plans could not be conducted until a full set of plans was submitted. The member of the applicant's firm notified Staff that he would need to speak to the applicant and would like Staff to place the project on hold until further notice (see attachment 3). Later that day, Staff placed another call to the applicant. At this time, the applicant was available to take Staffs call and discussed the re-submitted elevations and how they did not address the minimum LEMC requirements or the minimal architectural enhancement recommendations. The applicant requested to meet with Staff on Monday, July 16, 2007 in order to go over the elevations and to see if a consensus could be reached. Staff agreed to meet. Julv 16. 2007: The applicant failed to show up for the appointment and did not call Staff to reschedule the meeting. AU2ust 20. 2007: The applicant re-submitted plans for the proposed single-family dwelling unit. Staff reviewed the re-submittal and concluded that the same deficiencies existed in this set of plan as in the last. Staff identified some small architectural enhancements that were suggested in the "DRC Follow-up" letter, but the more significant comments were not heeded. Staff placed a call to the applicant AGENDA ITEM NO. PACE ;). 3 OF d- J REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) and notified him of the outstanding deficiencies. The applicant notified Staff that his client wanted to go to hearing as soon as possible and if denied would pursue further legal options. Staff notified the applicant that his project would be scheduled on September 18, 2007; however, Staffs support for the project could not be given, based on the re-submitted plans. The applicant notified Staff that he understood and wished to proceed to the Planning Commission on the agreed upon date. ENVIRONMENTAL SETTING North Vacant R-l (Single-Family Residential R-I (Single-Family Residential) R-l (Single-Family Residential R-l (Single-Family Residential) R-l (Single-Family Residential South Residential East Residential West Vacant PROJECT DESCRIPTION The applicant is requesting minor design review consideration for the design and establishment of one (1) conventionally built three (3) story single-family dwelling unit located at 16785 Holborow Avenue (APN: 378-262-005). The basement floor plan is proposed to have family room, study, and bathroom. The first floor is proposed to have a two (2) car garage, living room, kitchen, dining room, and bath room. The third floor is proposed to have two (2) bedrooms, one (1) bathroom, and a master bedroom with a master bathroom. The net lot coverage for the proposed single-family dwelling unit located at 16785 Holborow Avenue (APN: 378-262-005), which includes the basement floor, the kitchen, and the two (2) car garage is approximately twenty six percent (26%). The proposed dwelling unit complies with the maximum lot coverage requirement of AGENDA ITEM NO. PAGE '3 3 -J OF= ;2-1 ~ ~ REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) fifty-percent (50%) required for single-family dwelling units as outlined in Section 17.23.090 of the LEMC. Siting The proposed single-family dwelling unit located at 16785 Holborow Avenue is proposed on a relatively hilly section of Holborow Avenue. The existing lot slopes downward from Holborow Avenue to the rear of the lot. The applicant is proposing extensive retaining walls and will have to import approximately 462 cubic-yards of fill. The applicant is proposing a twenty-foot (20') setback, with both side-yard setbacks at five-feet (5') respectively. Architecture The applicant has indicated on the elevations plan that the architectural style of the proposed dwelling unit will be "Cape Cod". The front elevation will include a "White River Rock" stone veneer wainscot base, exposed lap-siding under the gables, gable vents, windows with divided "lites" and surrounds. The right elevation will include stucco, a chimney, and a window with divided "lites" and surrounds. The left elevation will include a front-entry porch, stucco, and windows with divided "lites" and surrounds. The rear elevation will include lap-siding under the gable, a gable vent, and windows with surrounds. It should be noted that the applicant is also proposing flat concrete tiles for the proposed roof. Colors and Materials Roof Tile "Charcoal" Wall Finish Stucco "Mesa Verde" Siding Wood "Mesa Verde" (To Match Stucco Color Trim Wood "White" Stone Veneer River Rock Stone "White River Rock" Veneer Brick Brick "Frosted Driftwood" AGENDA ITEM NO. PACE If ,'3 OF 21 REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) ANALYSIS According to Lake Elsinore Municipal Code Section 17.82.080, the Planning Commission shall make the following findings before recommending Design Review approval: 1. The Project, as approved, will comply with the goals and objectives of the General Plan and the Zoning District in which the Project is located. 2. The Project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code. 3. Subject to the attached conditions of approval, the Project is not anticipated to result in any significant adverse environmental impacts. 4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning Code, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.82. If the Planning Commission is unable to make anyone of these findings, the request for the Minor Design Review cannot be approved. In other words, the Planning Commission must be able to make all of these findings in order to approve the Minor Design Review of a single-family dwelling unit located at 16785 Holborow Avenue. Based upon the application and plans submitted as well as all of the evidence presented, Staff believes that the Planning Commission cannot make findings for number one (1) listed above. First, the proposed single-family dwelling unit located at 16785 Holborow Avenue does not comply with all minimum requirements of Chapter 17.23 (Single-Family Residential) and Chapter 17.66 (Parking Requirements). Section 17.23.100 (Building Height) of the LEMC says that: "Except as other wise provided for accessory structures, the maximum building height in the R-l District shall be thirty (30') feet. In the case of split levels, no continuous vertical section through the building shall measure more than thirty- AGENDA ITEM NO. '3 PAGE 5 OF~, REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) two (32') feet. The Planning Commission may approve greater heights for subterranean garages. " The proposed structure exceeds the maximum allowable height distance on the right, left, and rear elevations as indicated on the submitted plans. The highest point on the right elevation is approximately thirty-four and a half feet (34.5 '). The highest point on the left elevation is approximately thirty- three feet (33') and the highest point on the rear elevation is approximately thirty-three and a half feet (33.5') respectively. It should be noted that the applicant was made aware that the proposed dwelling unit exceeds the maximum height limit as identified in Section 17.23.100 of the LEMC (see item #2 in attachment 2). Section l7.66.030(D)(I)(a) of the LEMC requires the following number of parking spaces be provided for single-family detached dwellings: "Two (2) spaces per dwelling unit in a garage, plus two (2) open spaces, which may be located in the driveway in a tandem position, in front of the garage door. " Section 17.66.040 requires that the size of parking spaces and aisle widths be as follows: District Residential-Covered "Parking spaces shall have the following minimum clear dimensions and aisle width as indicated below: Space (in feet) Width (1) Length (2) 10 20 Furthermore, with regard to garages and carports, Section l7.66.040(A)(3) states that : "The required dimensions of a garage or carport shall be measured from the interior of the garage or carport. " Although the applicant has provided a two (2) car garage for the proposed dwelling unit, the required interior measurement has not been satisfied. Per the submitted plans, the applicant indicates a nineteen-foot (19') by nineteen-foot (19') interior clearance. This fails to meet the requirement of the LEMC, which mandates a minimum interior clearance of twenty-feet by twenty-feet (20' x 20'). It should be noted that the applicant was made aware that the proposed two (2) car garage does AGENDA iTEM NO. PACE b 3 oF2L- REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) not meet the minimum interior measurements as identified III Section l7.66.040(A)(2) of the LEMC (see item #3 in attachment 2). Second, the proposed dwelling unit fails to achieve the design element that requires plans to "vary streetscape by utilizing varied setbacks, alternating unit types and reversing model plan." The applicant is proposing a "reverse and repeat" or "mirror unit" directly adjacent to the project site at 16781 Holborow Avenue, in which the applicant is proposing an identical model, floor plan, and site layout on the adjacent unit. The only difference is that the adjacent unit being proposed will incorporate elements of Mediterranean architecture on the front elevation. It should be noted that per the submitted plans for 16781 Holborow Avenue, the right, left, and rear elevation architecture articulation and layout is the same as the proposed dwelling unit located at 16785 Holborow Avenue. Further, Staffs interpretation of the above design guideline is that a different floor plan with an alternating setback be incorporated on either the subject lot or at the adjacent lot at 16781 Holborow Avenue. This would prevent the "reverse and repeat" or "mirror unit" development that is being proposed, creating architectural and visual street interest along Holborow Avenue. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act (CEQA), the proposed Minor Design Review of a single-family dwelling unit located at 16785 Holborow Avenue is not a project given that it is recommended that the project be denied. If the Planning Commission wishes to approve the Minor Design Review of a single-family dwelling unit located at 16785 Holborow Avenue and determines that all necessary findings can be made, Staff will be required to make an environmental determination regarding appropriate CEQA documentation. The Minor Design Review of a single-family dwelling unit located at 16785 Holborow Avenue cannot be approved until the requisite CEQA determination is made. AGENDA ITEM NO.. "3 P;\GEI OF ;l-I REPORT TO THE PLANNING COMMISSION SEPTEMBER 18, 2007 MINOR DESIGN REVIEW OF A SINGLE-FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE (APN: 378-262-005) RECOMMENDATION It is recommended that the Planning Commission deny the request for Minor Design Review of a single-family dwelling unit located at 16785 Holborow Avenue based on the findings contained in the staff report. PREPARED BY: JUSTIN CARLSON, ASSOCIATE PLANNER APPROVED BY: ~ ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT ATTACHMENTS 1. VICINITY MAP 2. DRC FOLLOW UP LETTER (DATED: MARCH 21, 2007) 3. INCOMPLETE DRC LETTER (DATED JULY 13, 2007) 4. SITE PLAN (8 ~ X 11") 5. BASEMENT FLOOR PLAN (8 ~ X 11") 6. FIRST & SECOND FLOOR PLAN (8 ~ X II") 7. ELEVATIONS (8 ~ X II") 8. GRADING AND DRAINAGE PLAN (8 ~ X II") 9. FULL SIZE SET OF PLANS AGENDA ITEM NO. . ~ PAGE~_Or- ~, VICINITY MAP MINOR DESIGN REVIEW OF A SINGLE FAMILY DWELLING UNIT LOCATED AT 16785 HOLBOROW AVENUE ~ "" ~ ~~<S'/ -1t-<;- ~ PLANNING COMMISSION ACENDA ITH.1 NO. 3 PACE 9 OF :;)",1 CITY OF A LARI: ,6,LSiI'ioRf ~ DREAM ElTREME March 21, 2007 Scott Vasquez Vasquez Design Group 1910 S. Archibald Ave. #R Ontario, Ca 91761 RE: DRC follow up letter for a Minor Design Review at 16785 Holborow Avenue (APN: 378- 262-005) Dear Mr. Vasquez, Thank you for attending the City's Design Review Committee (DRC) meeting on Marc As part of its review, the committee evaluated your project to identify any co need to be addressed prior to the scheduling of your request to the Ci ' their review. The following is a list of items that you agreed to inc the scheduling of your project to the PlanIling Commission. 1. need to ereate a flat pad a minimum of house. Plannin 2. Per Section 17.23.100 you are 0 revise accordingly for the pro owed a maximum of thirty-two feet (32'). Please structure. 3. The proposed garage needs (20' x 20') clear of all object avean interior clear~~~"~f:, ease reviseaccor~~jy ~n'd tl1ake twenty-feet the plans. 4. Please revise the proposed 5. Please provide a separate la scare plan all proposed landscaping. PI se be a gallon (5) and all proposed trees e size, gallon, and name of shrubs should be a minimum of five . m of twenty-four inch (24") box. 951.674.3124 130 S. MAIN STREET LAKI ELSINORE. CA 92530 WWW.LAKI-ELS1NORE.ORG ACENDA !TEM NO. PAGE I 0 3. OF ;;../ Scott Vasquez Vasquez Design Group March 21, 2007 RE: DRC follow up letter for a Minor Design Review at 16785 Holborow Avenue (APN: 378- 262-005) 6. Please provide a note on the landscape plan that all landscaping will be automatically irrigated and will include a rain sensor, which will assist in the conservation of water. 7. You indicated to staff at the DRC, that you will be willing to stucco all exposed retaining walls and block. Please provide a note to this effect on the proposed plans. 8. Please provide a note on the landscape plan indicating that you will provide one (1) twenty-four inch box (24") street tree for every thirty (30) linear feet of street frontage. All selected trees shall be chosen form the City approved street tree list. 9. Please revise the plans to include a six foot (6') minimum wood fence surrounding the property. Currently, you indicate a five foot (5') fence. 10. Please revise the proposed grading plan sections, so that staff can properly analyze them. Furthermore, please include section C and D. 11. Please show the section of the side-yard retaining wall. 12. Please indicate the location of the required 3' x 7' side yard trash pad. 13. Please revise the grading plan vicinity map. 14. Please revise the site plan so that the layout of the house matches the other plans. Currently, you show the same layout as the adjacent proposed dwelling unit. 15. Please sow the required decorative return side yard fencing on all sets of plans, including the elevations. North Elevation 16. A decorative cap consistent with the Craftsman/Bungalow style architecture should be included. 17. The same stone should be included on the chimney as is proposed on the base of the home. Please do not add this below the fence line as it will not be seen. 18. Craftsman/bungalow coach lights on either side of the proposed garage should be included. Page -2- AGENDA ITEM NO. P)\CE II '3 OF ;) I Scott Vasquez Vasquez Design Group March 21, 2007 RE: DRC follow up letter for a Minor Design Review at 16785 Holborow Avenue (APN: 378- 262-005) 19. A Craftsman/bungalow style garage door should be included. 20. Vents that are consistent with the craftsman/bungalow style architecture should be included. 21. Oudookers or exposed rafter tails should be added to this elevation. This will assist in providing a pure craftsman/bungalow architectural theme. 22. Craftsman/bungalow style surrounds around the windows should be included. 23. Window mullions that are consistent with the craftsman/bungalow style architecture. Left Elevation 24. Craftsman/Bungalow style window surrounds be included on all windows that may be seen from the public right-of-way. 25. The siding on the front should be wrapped around to provide a consistent theme that will be seen from the public right-of-way. 26. You indicated at the DRC that the proposed front-door will be inset from the house. Please indicate and show more shadowing to that indicates this effect. In addition, staff recommends that a decorative entrance consistent with the Craftsman/Bungalow architecture be included to maximize entry interest. 27. Staff recommends that you incorporate out lookers/rafter tails down this elevation. Right Elevation. 28. The siding on the front should be wrapped around to provide a consistent theme that will be seen from the public right-of-way. 29. A decorative chimney cap consistent with the Craftsman/Bungalow style architecture should be incorporated. 30. The same stone on the chimney that you included on the base of the front elevation should be incorporated. Please do not add this all the way to finish grade, as it will not be seen from the public right-of-way. Page -3- AGENDA ITEM NO. 3 PAGE 1;)..- OF ~ Scott Vasquez Vasquez Design Group March 21, 2007 RE: DRe follow up letter for a Minor Design Review at 16785 Holborow Avenue (APN: 378- 262-005) 31. Craftsman/Bungalow style window surrounds on the second story window should be included. Left Elevation 32. Decorative Craftsman/Bungalow style vents should be inlcuded. 33. Craftsman/Bungalow style window surrounds should be incorporated. Once you have addressed the items as outlined at the DRC meeting and in this letter, you will need to submit one (1) revised full set for staff to review. After staff has reviewed the set and everything is incorporated, it is at this point you will have to submit nine (9) revised full sets of plans, a revised 11 x 17 full set. an 81/2" x 11" set of colored elevations. revised materials board,. If you have any questions regarding any of the DRC member comments, please do not hesitate to call the DRC member at (951) 674-3124 using the extension I have provided to you. Should you want to discuss this letter or have any other general questions, please do not hesitate to call me (951) 674-3124 ext 295 orat email at ;carlson@lake-elsinore.org. Sincerely, ~~ Justin Carlson Associate Planner P:\CurrenI Projects\MDR ofSFR@ 16785 Holborow Ave\DRC Follow Up Lener@ 16785 Holborow Avenue.doc CC Rafael Madrigal 2181 Van Dell Road Riverside, Ca 92509 Attachments: 1. City Approved Street Tree List Page -4- AGENDA iTEM NO. PACE I 3 '3 OF d- ( STREET TREE LIST . Gty cf Uke Elsinore PIA-nninc Di.'Pis i.'IJ lJOS- MaD.x.- u., ElsDon; 0\ nsJO (~ 674-l124 ~ 471-1419 f.... 1. CUP ANIOPSIS ANACANDIOIDES (CARROTWOOD) 2. FICUSNITIDA RETUSA (INDIAN LAUREL) 3. LAGERSTROEMIA INDICA (CRAPE MYRTLE) 4. LIGUSTRUM LlCUDUM (GLOSSY PRIVET) 5. LlQUIDAMBAR STYRACIFLUA (AMERICAN SWEET GUM) 6. MAGNOLIA GRANDIFLORA"MAJESTIC BEAUTY) 7. PINUS CANARIENSIS (CANARY ISLAND PINE) 8. PITTOSPORUM UNDULA TUM (VICTORIAN BOX) 9. PLATANUS ACERFOLlA (LONDON PLANE TREE) 10. PODOCARPUS GRACILlOR (FERN PINE) 11. 'PRUNUS BILIREIANA (HYBRID PLUM) 12. PYRUS KAWAKAMI (EVERGREEN PEAR) 13. QUERCUS ILEX (HOLLY OAK) Street Tree List- Form No. PD 2000-22 Revised June, 2001 AGENDA ITEM NO. 3 PAGE -1lf Or- d-J CITY OF ~ Ul.KJ ,6,LSiNO~ V DREAM EXTREME July 13, 2006 Scott Vasquez Vasquez Design Group 1910 S. Archibald Avenue #R Ontario, CA 91761 RE: Incomplete DRC letter for a proposed Minor Design Review of a 2-story single-family residence located at 16785 Holborow Avenue (APN: 378-262-005) Dear Mr. Vasquez, Thank you for submitting elevations in response to the DRC letter that was sent to you on March 21,2007. Unfortunately, staff will not be able to properly analyze the DRC re-submittal due to the fact that you only re-submitted elevations. In order for staff to conduct a proper DRC re-submittal analysis, you will need to submit a full set of plans addressing the comments identified in the March 21,2007 DRC letter that relates to deficient Lake Elsinore Municipal Code (LEMC) requirements. I spoke to a Rio at your firm notifying him of the above infonnation. He notified me that he understood and that he would like staff to put the project 011 hold until further notice. Furthermore, staff has made several unsuccessful attempts to contact you (via leaving messages with your secretary as well as company voicemail) prior to your re-submittal. Staff was trying to inform you that we are requesting an increase in the level of architecture for single-family residential projects within Country Club heights as well as throughout the City. In reviewing the elevations that you resubmitted, staff identified very minorthanges that were added in response to the DRC letter. These minor changes do not address the previously identified deficiencies in relation to the minimum LEMC requirements. Moreover, these modifications do not meet the minimum residential design guidelines as outlined in the COnltnunity Design Element within the General Plan. Therefore, staff cannot provide a recommendation of approval to the Planning Commission at this time. It is staffs goal to keep moving your project forward with the utmost expedience and without any further delay. Therefore, unless otherwise notified, staff will schedule your project for the next available Planning Commission meeting. If you so choose, we will need ten (10) full sets of plans, one (1) reduced full set of plans, a full size set of color elevations, and a revised materials board. 951.674.3124 130 S. MAIN STREET LAKE ElSINORE. CA 92530 WWW.LAKE-ELSINORE.ORG ACENDA ITEM NO. PACE--15-0F Scott Vasquez Vasquez Design Group June 15, 2007 RE: Incomplete DRC letter for a proposed Minor Design Review of a 2-story single-family residence located at 16785 Holborow Avenue (APN: 378-262-005) Should you need to contact me, please do not hesitate to contact me at (951) 674-3124 ext. 295 or at email at jcarlson@lake-elsinore.org. Sincerely, ~~ Associate Planner P:\Current Projects\MDR ofSFR@ 16785 Holborow Ave\lncomplete foUow-up DRC Letter for 16785 Holborow Ave.doc CC Rafael Madrigal 2181 Van Dell Road Riverside, CA 92509 Tom Weiner Planning Manager City of Lake Elsinore Page -2- AGENDA !1H.'i NO. ,1 PACE I (p OF ;J./ J I j i ~!t,!it,Jlf ~I~~ il ill f/II ! Ii 11111!lfffff 11111I11\ I l~L= ~~ ! illlllllfrrff I 1I111~ill r Ill' J ~ I I'I~~; jj i1 I ill): . f11,~,.!llll~llli : iI111If'IIIl,,!:n 1IIIIlHI f I ~'iil I/!III .111111111 1IIIlII i ,I ~I I'ill Iii/II ~ 1IIIr,j'IIIIPUI . tllllllll illi~,if 11:1~1~1 IIII~/ld I . , IIU lillL ,'11m 11111/ I . 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LOT #5 I APN: 378-262-005 PLAN 2385'B · t ! I J ! ! RAFAELMADRIGAL . I. _ HQL8OR.Ow ^ VB. I - LAIOl EUlINORIl, CA. "',. SITE PLAN TITLE 24 Z?>e.5-e:> E E' ! ! c: '" ~ ~ '" ." ;0 ~ Lj f"'~"'?'?' t ~~i!" ~i!"a~ ~...,__.....,).... "'.."" ...._~o i I U II ~~p UU~ 81 ~ n ~ q;I~~ I ~U ~ i ~ · n ~ ~ d ~U = ~ ~ ~ ~~ [.~'I VasQQez n" Design Group 40\1 L CED.ut STud; ONTAIUO, CA. 91161 .....,. --ACENDAil-EM,fo<<k-..:-3----- - PACE (( OF ;2-1 t i s .__ J~~-!L-____ ttl :> t:n ~ ~ >-3 ~ t""' o ~ ""d t""' ~ 1i--~--- ----~~~' ; I I j;;- I !- : I I" I ....- jj-L--"-..- ! . II, · I Ii; ; II , U-_L - 0'\ \0 -..l ~ ~ - I '1 -t---- ':> II III RftFAELMADRlGAL I W !. : ~OllOWAVE_ ,f"~ ';"- t..tDBLSINOlU!.CA.923:Jo. 401.",11 I 5! '" I~L,!~ ~~:+~_ n. e.!.,," ~ .zel..J -Ln +d-!'___. . __w!_ BASEMENT FLOOR PLAN . z.~~ :!: ;'" it~ \:" c: " ." '0: .'\~:' [4~'1 VasQ!!ez . . ~, Design Group 4I9'E. emu STREET. ONT,uuo, C\. 911111 JM.M01 -~DAil!::MNO. 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Iw !.~ I-"j-""--' ""I: ;j'Ti~\il ::lil!)TI! ill ~ ] ~ ~ i J 1 ~ "j.,~.,!l: ! ~ f L~ ~e~~ilm I "';~~~~~~,~' '.~,~a~l t~iI i 3 · j!~m ;~ P r ''1,1 ,"-! illll !!I~ ~~'i5 !II lii11 ;;r 1 i! h~- j ,i~3~J ~ lat- I :1; ~. ~ ~-- . J U .. it.t- ;0." " ~ '.\ i~ 1,- o. I , {I') [t~'] VasQlJez ' " - - .. n Desi8n Group -t09&.CltDAIlSIllUT. ~ CA.. n'71lil (Mf) '_.'-'.n I : ~ ..~~ AGENDA ITEM NO. "3 PACE (q OF .9-1 I - _.--- ..- -- ,I j '1~" II 1 j - 1;11 "I"" I ~'I -- . t u." II ~ ~ ..e] en g >-1 ::c: , *-- ...- ! f G"_ f l' f 'i ..,l," t+-2':L ~ 0 t-< ~ ~ --- >-1 .~ ~ en >-1 en >-1 0,'. xailrrl: ,,-~. 16785 HOLBOROW A VB. LOT #5 I APN: 378-262-005 PLAN 2385-B · .;.:.1 111RAFAELMADRIGAL '~i ~ . 'IWooowA"" . I~J LAXBEL~~m~ ~ ,- ~Un! ~JiA I!;at~ ' B~il IlbL 1 ~i- ,~ i ' j - ~ 51 I ~ ""I'l ~ o ~ z o ~ ::c: fif ~f, 15 l-- I F 1" ~ .~, ~ 91~j~ " el.J'1 : .----.-~~-------r_ n > ~ ~ n o ~ EXTERIOR ELEVATIONS PLAN 2385-B -- ~ ["""J Vasggez -n Design Group .4OtLClDARSTIlIET. 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I .~ OF..-2L CITY OF LAKE ELSINORE REPORT TO PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DA TE: SEPTEMBER 18, 2007 PREPARED BY: CAROLE K. DONAHOE, AICP, PROJECT PLANNER PROJECT TITLE: ANNEXATION NO. 81 - THIRD STREET ANNEXATION CITY -INITIA TED VARIOUS APPLICANT: OWNERS: PROJECT REQUEST To commence proceedings for Annexation No. 81 to bring 320+ acres into the City boundaries currently in the County of Riverside's jurisdiction, but within the City's Sphere of Influence area. The project area is known as the Third Street Annexation Area. PROJECT LOCATION The Third Street annexation area is bordered by Dexter Avenue and Camino Del Norte to the west, Waterford Street to the east, and Highway 74 to the north, and is approximately one mile east of Interstate 15. AGENDA ITEM 4 PAGELOF1 REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 ANNEXATION 81 ENVIRONMENTAL SETTING Residential, commercial, County Residential Ag, County Very Low Density Project Site industrial, and vacant Rural Residential, Residential, Low Density ~anufacturing-Svc Residential, Business Park, Commercial, and Scenic Light Industrial, and Hw Commercial Commercial Retail Commercial and vacant City C-2 and County Scenic County Business Park North Hi wa Commercial CI- Neighborhood Neighborhood Commercial South Vacant, scattered Commercial and Future Specific Plan residential Lennar Homes & R-I Single Family Low ~edium Density East Elsinore Hills Residential Residential Elementary, under construction Commercial and ~I - Limited Freeway Business and West industrial businesses, ~anufacturing Interstate-IS including LA Fitness under construction BACKGROUND & ANALYSIS In February 2006, the City took the lead for an annexation of the "Third Street" area (see Vicinity Map), at the request of the Local Agency Formation Commission (LAFCO) to remedy irregular boundary lines existing between the City and County, and to eliminate pockets or islands of County jurisdiction. It was an opportune time to consider the "Third Street" area because the City was already working on its General Plan Update. The "Third Street" area is an integral part of the City's plan to implement a new land use pattern in this area which compliments existing and planned projects. The City held two neighborhood meetings and another meeting with commercial property owners in the annexation area, conducted a door-to-door canvas of the residents, and prepared and distributed several informational flyers and letters. Some of the annexation area residents are opposed to the Third Street Annexation, and/or are AGENDA ITEM 4- PAGE~ OF? REPORT TO PLANNING COMMISSION SEPTEMBER 18, 2007 ANNEXATION 81 waiting for the City Council to act on the General Plan Update, which determines what uses are desired by the City for their properties. Because the General Plan Update adoption process is not anticipated to begin until the first quarter of 2008, and because LAFCO's processing takes a minimum of six (6) months, the City desires to submit the annexation application to LAFCO at this time in order to give LAFCO staff sufficient time to get the application ready for the Commission to consider. LAFCO is willing to accept the annexation application, but will not be taking any action on the annexation until such time that the City prezones the property. George Spiliotis, LAFCO's Executive Director, has indicated that he plans to recommend approval of a request to defer the pre-zoning requirement and associated California Environmental Quality Act documents, until the City has completed its General Plan Update. This administrative action will allow the City to submit pre-zoning and CEQA documentation after the approval of its new General Plan and before the LAFCO Commission acts on Annexation No. 81. The resolution that the City Council is being asked to consider tonight is the first of several steps necessary to commence the annexation process. LAFCO's consideration of the annexation will occur in the context of a public hearing that will occur after the City's General Plan Update is considered by the City Council in the first quarter of 2008. RECOMMENDATION Staff recommends that the Planning Commission adopt Resolution No. 2007-_, recommending that the City Council request that LAFCO commence proceedings to annex the territory designated as Annexation No. 81. PREPARED BY: CAROLE K. DONAHOE, PROJECT PLANNER APPROVED BY: /JmJ?t-- ROLFE M. PREISENDANZ DIRECTOR OF COMMUNITY DEVELOPMENT ATTACHMENTS: 1. Exhibit 'A' - Vicinity Map. 2. Resolution No. 2007- _, recommending the commencement of Annexation No. 81. 3. Exhibit 'B' - Reorganization Plat. 4. Exhibit 'c' - Third Street Annexation Plan of Services AGENDA ITEM 4 PAGE~OF7 VICINITY MAP ANNEXATION 81 PLANNING COMMISSION 09/18/07 '/I / AGENDA ITEM NO.~ PAGE 4- OF 8 - c.XHIBrr -. RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE THAT A REQUEST BE MADE TO THE RIVERSIDE COUNTY LOCAL AGENCY FORMATION COMMISSION (LAFCO) TO COMMENCE PROCEEDINGS TO ANNEX THE TERRITORY DESIGNATED AS ANNEXATION NO. 81 INTO THE CORPORATE BOUNDARIES OF THE CITY OF LAKE ELSINORE WHEREAS, the City of Lake Elsinore (the "City") has initiated proceedings to annex into the City's corporate boundaries approximately three hundred twenty (320) acres of land which is located within the City's Sphere of Influence, south of State Route 74 (Central Avenue), west of Waterford Street, and east of Dexter Avenue and Camino del Norte ("Annexation No. 81") and which is depicted in Exhibit B attached hereto; and WHEREAS, the annexation request is made pursuant to the provisions of the Cortese- Knox - Hertzberg Local Government Reorganization Act of 2000 (Government Code SS 56000 et seq.: the "Cortese Knox Act"); and WHEREAS, consistent with the requirements of Government Code Sections 56375 and 65859, the City shall process a pre-annexation zone change subsequent to the approval of the City's General Plan Update, that will determine the zoning that will apply to the property upon annexation into the City; and WHEREAS, the reasons for the proposed annexation are: (l) Riverside LAFCO has previously identified the City of Lake Elsinore as the logical service provider for the propose annexation territory; (2) annexation of the 320-acre territory is an integral part of the City of Lake Elsinore's plan to implement a new land use pattern in the annexation area which compliments existing and planned projects in the area; and (3) existing and future residents of the annexation area will receive a higher level of municipal services through City-provided municipal services; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making recommendations to the City Council pertaining to annexations; and WHEREAS, public notice of the request of commence annexation proceedings has been given, and the Planning Commission has considered AGENDA ITEM NO.~ PAoe .5 OF 8 PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F3 evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18,2007. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the request for annexation prior to making a decision to recommend that the City Council commence proceedings to annex the Property. SECTION 2. That in accordance with Cortese Knox Act, State Planning and Zoning law, and the Lake Elsinore Municipal Code, the Planning Commission makes the following findings to support the request to commence annexation proceedings for Annexation No. 81: 1. The proposed annexation area is contiguous to the City of Lake Elsinore, is within the City of Lake Elsinore Sphere of Influence, and will not create pockets or islands. The Annexation No. 81 territory is bordered on three sides by the City of Lake Elsinore, and is within the City of Lake Elsinore's Sphere of Influence. The annexation proposes a reasonable and desirable extension of the city boundary area in that, at its completion, pockets or islands of County jurisdiction will be transferred to the City. 2. The proposed annexation will not result in any adverse significant impacts on the environment. The Riverside Local Agency Formation Commission has previously identified the City of Lake Elsinore as the logical service provider for the proposed annexation territory. Annexation No. 81 is an integral part of the City's plan to implement a new land use pattern in the annexation area which compliments existing and planned projects. Annexation No. 81 will incorporate the approved Land Use Plan of the City's General Plan Update. Therefore, eventual development of the Property will be consistent with the City's new General Plan. Environmental issues have been considered and addressed by the Draft General Plan Update Environmental Impact Report. AGENDA ITEM No.1 PAGE ~ OF -8- PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F3 Existing and future residents of the annexation area will receive a higher level of municipal services through City-provided services. 3. The proposed annexation will eliminate an existing undesired pocket of the county and will assist in the efficient provision of governmental services. Annexation No. 81 proposes a reasonable and desirable extension of the city boundary area in that, at its completion, pockets or islands of County jurisdiction will be transferred to the City. SECTION 3. Based upon all of the evidence presented, both written and testimonial, and the above findings, the Planning Commission hereby recommends that the City Council commence annexation proceedings for the territory shown in Exhibit B. SECTION 4. That LAFCO take proceedings for the annexation of territory shown in Exhibit B, according to the terms and conditions stated above and in the manner provided by the Cortese-Knox Act. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this eighteenth day of September 2007, by the following vote: A YES: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: NOES: ABSENT: ABSTAIN: Michael O'Neal, Chairman Lake Elsinore Planning Commission ATTEST: Rolfe M. Preisendanz Director of Community Development AGENDA ITEM NO. 'f PAGEi-OF~ EXHIBIT 13 REORGANIZATION TO INCLUDE ANNEXATION TO THE CITY OF LAKE ELSINORE AND CONCURRENT DETACHMENT FROM THE COUNTY OF RIVERSIDE LAFCO 200_-_-_ COUNTY OF RIVERSIDE I -.-, ,) l II' , , ,/ '-. j , I l.._..., I I CITY OF LAKE ELSINORE CITY OF LAKE ELSINORE T5S R4W --- T6S R4W LAKESHORE DRIVE: CITY OF LAKE ELSINORE ~ N IlICINITY MAP NO SCALE mls MAP APPROVED ON: BY RONALD E. ROTH, P.L.s. 06 (MY LICENSE EXPIRES 09-30-(8) BY RIVERSIDE COUNTY SUPERVISOR BY ANNEXA 770N BOUNDARY 1IlllllJIII//I/IlII EXISTING CITY BOUNDARY mE M:ST ONE-HALF OF mE NORn-IWEST ONE-:QUARTER AND THE u-f"ST ONE-HALF OF mE soumWEST ONE-QUARTER OF SECTION 32, AND A PORTION OF SEC770NS 30 AND 31 IN TOWNSHIP 5 soum, RANGE 4 WEST; AND A POR770N OF OF SEC770N 6 IN TOWNSHIP 6 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN, IN mE COUNTY OF RIVERSIDE, STA TE OF CALlFORN/A. P,\3201\HAPPING\HAP\ANNEX-SktOl.dw9 913112006 1'50'12 PH PDT ACENDA ITEM NO. Y PACE <f -oF. 8' CITY OF LAKE ELSINORE REPORT TO THE PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DATE: SEPTEMBER 18, 2007 PREPARED BY: KIRT A. COURY, PROJECT PLANNER PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978 (FOR CONDOMINIUM PURPOSES), AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 FOR HUNTER'S RIDGE. APPLICANT/: OWNER DAVID D. DUNHAM, PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE 1900, LOS ANGELES, CA 90024 PROJECT REQUEST The request before the Planning Commission is for the following discretionary applications: · Conditional Use Permit No. 2006-15. Approve Conditional Use Permit No. 2006-15 to allow for 193 individually-owned attached condominium units with an associated common area pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.74 (Conditional Use Permits) and applicable chapters of the LEMC. · Vesting Tentative Parcel Map No. 34978. Recommend to the City Council approval of Vesting Tentative Parcel Map No. 34978 (For Condominium Purposes), pursuant to Canyon Hills Specific Plan Amendment No.2, Section 16 "Subdivisions" of the Lake Elsinore Municipal Code (LEMC), Chapter 17.30 (Condominiums and Condominium Conversions) of the LEMC and Section(s) 66424 and 66427 of the California Subdivision Map Act. ACENDA ITEM NO. 5 PAGE \ OF b'1 PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 · Residential Design Review No. 2006-09 Recommend to the City Council approval of Residential Design Review No. 2006-09 for the design and construction of thirty-nine (39) residential condominium buildings, which include 193 individually-owned, attached condominium units and related improvements. The proposed Design Review is pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.82 (Design Review) and applicable chapters of the LEMC. PROJECT LOCATION The requested Conditional Use Permit No. 2006-15, Vesting Tentative Parcel Map No. 34978, and Residential Design Review No. 2006-09 encompass all of Planning Area No.1. This Planning Area totals approximately 28.76 acres and is located on the north side of Railroad Canyon Road. Exhibit A provides a "Location Map" which presents the overall Canyon Hills Specific Plan area. ENVIRONMENTAL SETTING Project Vacant MF 1 (P AI), Canyon Hills Canyon Site S ecific Plan Plan North Vacant Open Space, Canyon Hills Canyon Hills Specific S ecific Plan Plan South Vacant Open Space and MF2 (P A Canyon Hills Specific 2), Canyon Hills Specific Plan Plan West Vacant Open Space and San Canyon Hills Specific Jacinto River, Canyon Plan Hills S ecific Plan East Vacant Open Space, Canyon Hills Canyon Hills Specific Specific Plan Plan AGENDA ITEM NO. S PAGE d... OF 6 " PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 BACKGROUND At the August 21, 2007 Planning Commission meeting, the applicant requested that the identified project be continued to work out items relating to the proposed Parcel Map. Since that meeting, staff and the applicant have resolved those items and have brought the project back for Planning Commission review and approval. PROJECT DESCRIPTIONS Conditional Use Permit No. 2006-15 The applicant requests approval of a Conditional Use Permit to allow for 193 individually-owned, attached condominium units with an associated common area pursuant to Canyon Hills Specific Plan Amendment No. 2 and Chapter 17.74 (Conditional Use Permits) and applicable chapters of the LEMC. The common areas and the residential condominiums will be entitled by way of a Conditional Use Permit. The Planning Commission is delegated with the responsibility of considering and approving, conditionally approving or denying Conditional Use Permits. The Planning Commission is authorized to impose reasonable conditions of approval on the Conditional Use Permit. Vestin2 Tentative Parcel Map No. 34978 The applicant requests approval of Vesting Tentative Parcel Map No. 34978 to establish a residential condominium community within Planning Area No.1. Condominium projects are defined as "subdivisions" pursuant to Sections 66424 and 66427 of the California Subdivision Map Act. Consequently, this project requires Planning Commission and City Council consideration pursuant to the requirements of Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium Conversions) of the Lake Elsinore Municipal Code (LEMC) (Exhibit 'B '). The condominium concept will offer individual dwelling units for sale within each condominium building as defined by Vesting Tentative Parcel Map No. 34978, while sharing common interest, ownership and maintenance responsibilities within the common areas. These common areas include a Recreation Center with AGENDA ITEM NO. PAGE '3 5 OF 6 '\ PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 swimming pool/jacuzzi area, lockers, assembly room, exercise room, kids room, offices, kitchen, concierge, and terrace area; barbeques and fire place; overhead wood trellises with picnic tables; open lawn play area; tot lots; cabanas; common walls and fences; aisle-ways; pavement; monument signs; mail boxes; landscaped areas; and onsite underground and aboveground utility infrastructure improvements necessary to service and support the condominium community. The air space for the common areas and the residential condominiums will also be established with the Vesting Tentative Parcel Map. Residential Desi2n Review No. 2006-09 The following describes the various design components and features of the proposed Hunter's Ridge Condominium Community, including: siting, circulation and parking layout; landscaping, monumentation, walls and fences, and archi tecture. SitinJ! The applicant is proposing to develop the vacant site with 39 two-story detached residential condominium buildings, totaling approximately 302,615 square feet. Exhibit 'c' identifies the project's Site Plan. The proposed condominium buildings will cover thirty three percent (33 %) of the proj ect site and will be developed at a maximum density of 6.7 dwelling units per gross acre and 11.6 dwelling units per net acre. The project site is designated MF 1 by Canyon Hills Specific Plan Amendment No.2, which establishes a maximum density of 15 dwelling units per acre. The pavement and common areas will cover thirty seven percent (37%) and thirty percent (30%) of the site, respectively. The buildings will consist of fourteen (14) four-unit condominium buildings, thirteen (13) five-unit buildings, and twelve (12) six-unit buildings. The four-unit building will total approximately 6,102 square feet. The five-unit building will total approximately 7,679 square feet. The six-unit building will total approximately 9,780 square feet. The condominiums will be comprised of 1,275 square feet units which include two (2) bedrooms and 2.5 baths; 1,577 square feet units which include two (2) bedrooms with loft and 2.5 baths; 1,625 square feet units which include three (3) bedrooms and 2.5 baths; and 2,038 square feet units AGENDA ITEM NO. PAGE ~ 5 OF 6'\ PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 which include four (4) bedrooms and 2.5 baths. Each of the condominiums will be provided with an enclosed two-car attached garage. The condominium buildings have been strategically situated at varied orientations throughout the project site. Due to the topography of the site, the project has been designed to create a clustering arrangement of buildings to accommodate the existing natural slopes and contours. In addition, the buildings have been aligned to fashion common areas in the front of each building. The common areas will then provide pedestrian access throughout the site, as well as providing opportunities for outdoor enjoyment. Pedestrian walkways and private drives have been thoughtfully integrated into the site as well, providing for safe and efficient pedestrian and vehicular circulation. Circulation and Parkin!! Lavout Access will be provided along Railroad Canyon Road via two (2) 50-foot wide, including medians, gated entries. The gates will be located approximately 80 feet back from the face of the curb and will provide security access to the community. The area in front of the entry gates will allow for adequate vehicular stacking as well as turn-around areas. Decorative stamped concrete will provide definition at , the entries and at strategic pedestrian crossings within the site, creating a vehicle calming device for safe pedestrian access. The driveways within the site are private streets and will be maintained by the Home Owner's Association (HOA). The width of the two primary driveway entries allows for vehicular circulation and will have 60-feet of right-of-way, comprised of two (2) 20-foot travel ways, 10-foot median, and two (2) five-foot sidewalks. The project provides two enclosed parking spaces per dwelling unit. In addition, 102 open guest parking spaces will be provided at strategic locations throughout the community. A total of 490 parking spaces will be provided; the Specific Plan requires 452 parking spaces. Fourteen (14) guest parking spaces will be located near the Recreation Center area. Handicap parking will be provided as well, allowing for disabled access to the Recreation Center area as required by the Building and Safety Division. AGENDA ITEM NO. 5 PAGE S OF 6'\ PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 Landscaping The project will provide a total of 375,835 square feet of landscaping throughout, or thirty percent (30%) of the project site. It should be noted that landscaping area also includes all designated Open Space. The common landscaped area will be maintained by the HOA (Exhibit 'D'). "Green" court/paseo areas with meandering pedestrian walkways will be provided between the buildings. Landscaping includes assorted ground cover, shrubs and trees. The meandering pedestrian walkways throughout the community will be augmented with turf, ground cover and various shrubs and trees. Monumentation. Walls and Fences Monumentation will be provided near the project's entry to identify the proposed Hunter's Ridge community. The monumentation will be designed with a five-foot (5') tapered pilaster at its highest point, then tapering down to a 2 1/2-foot tapered pilaster. Materials include stone veneer and cap, which is consistent with other monumentation features found throughout the Canyon Hills area. The guard house and entry gates will be similarly designed with six-foot (6') stone veneer pilasters. The gate will be made of decorative tubular steel. Five-foot (5') tubular steel fencing will be located along the perimeter of the project site (Exhibits 'E'). Architecture Three (3) distinctive architectural styles, Craftsman, Mediterranean and Tuscan design, will be offered for the proposed condominium buildings. The Craftsman architecture is characterized by simulated wood out-lookers, wood siding at gables, pot shelves, ledger stone veneer accents; flat concrete tile roofs, stucco-finish decorative foam surround with metal shroud chimneys, stucco sand-finished walls, stucco- finish decorative foam surround door and window trims, wood trim surround along siding, and sectional roll-up doors. The Mediterranean architecture is characterized by wood-beaded siding at gable ends, simulated wood shutters, pot shelves, stone veneer, and recessed window accents, S-tile concrete roofs, stucco- finish decorative foam surround with metal shroud chimneys, stucco sand-finished ACENDA ITEM NO. PACE b OF 5 a~ PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 walls, stucco-finish decorative foam surround door and window trims, wood trim surround along siding, and sectional roll-up doors. The Tuscan architecture is characterized by simulated wood-beaded siding at gable ends, simulated wood shutters, pot shelves, stone veneer, and recessed window accents, concrete S-tile roofs, stucco-finish decorative foam surround with metal shroud chimneys, stucco sand-finished walls, stucco-finish decorative foam surround door and window trims, wood trim surround along siding, and sectional roll-up doors. Exhibits 'F' and 'G' identify the condominium's elevations and floor plans. The Recreational Center Building will be designed as a single-story structure. The building has been designed to incorporate stone veneer, wood columns, and S-tile concrete roof. A tower feature with a turret shaped roof will also be incorporated in the design providing vertical character to the building (Exhibit 'H'). ANAL YSIS Staff supports the requested applications for the following reasons: Conditional Use Permit No. 2006-15 City Planning and Engineering departments have reviewed the Conditional Use Permit request and have no concerns. Issuance of a Conditional Use Permit is a necessary prerequisite for the 193 individually-owned attached condominium units to be constructed within the project site. Chapter 17.30 (Condominiums and Condominium Conversions) of the LEMC states that: "The City realizes that certain uses have operational characteristics that, depending upon the location and design of the use, may have the potential to negatively impact adjoining properties, businesses, or residents. Said uses therefore require a more comprehensive review and approval procedure, including the ability to condition the project, in order to mitigate any detrimental impact. In order to achieve this, the Planning Commission is empowered to grant and to deny applications for Conditional Use Permits and to impose reasonable conditions upon granting of Conditional Use Permits." AGENDA ITEM NO. PACE-lOF 5 6'\ PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 Vestine: Tentative Parcel Map No. 34978 City Planning and Engineering departments have reviewed the proposed Vesting Tentative Parcel Map. If the recommended conditions of approval are imposed, staff has no concerns regarding the Vesting Tentative Parcel Map. The proposed Vesting Tentative Parcel Map is consistent with development standards contained in the Specific Plan Amendment No.2 document in terms of lot size, street widths, and other Planning and Engineering standards and requirements. The Vesting Tentative Parcel Map area is located within Planning Area No.1, which has an underlying zoning of MFl. The MFl designation permits multi-family attached residential product. The proposed project is consistent with the MFl designation. Vesting Tentative Parcel Map No. 34978 is required to establish the Hunter's Ridge Condominium Community within Planning Area No.1. The vesting tentative parcel map is consistent with Sections 66424 and 66427 of the California Subdivision Map Act, and Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium Conversions) of the Lake Elsinore Municipal Code. Considering the potential ramification to the general health, safety, comfort, or general welfare of the community, extra attention has been paid to specific details related to development of the proposed condominium project, including site planning, internal vehicular and pedestrian circulation, landscape buffering, common area amenities (i.e., swimming pool, jacuzzi, picnic areas, etc.), architectural compatibility, and other related development and design issues. Staff believes the project is well-designed and addresses those design and development issues which support approval of the requested Vested Tentative Parcel Map. Residential Desie:n Review No. 2006-09 City Planning and Engineering departments have reviewed the requested Design Review application and have no concerns. Staff believes that those design amenities and features associated with the project's siting, circulation and parking layout, landscaping; monumentation, walls and fences, and architecture have resulted in a well-designed condominium community. Staff believes that the project is compatible with the overall Canyon Hills Specific Plan area and those existing and future developments that neighbor the project site. ACENDA ITEM NO. S PAGE~OF (it PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 RECOMMENDATION It is recommended that the Planning Commission adopt the following Resolutions: 1. Resolution No. 2007-_ recommending that the City Council make Findings that the Project is consistent with the Multiple Species Habitat Conservation Plan (MSHCP). 2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-15 for the Hunter's Ridge Condominium Community. 3. Resolution No. 2007-_ recommending that the City Council approve Vesting Tentative Parcel Map No. 34978. 4. Resolution No. 2007- recommending that the City Council approve Residential Design Review No. 2006-09 for the Hunter's Ridge Condominium Community. These recommendations are based on the findings, exhibits and conditions of approval attached to this Staff Report. PREPARED BY: KIRT A. COURY, PROJECT PLANNER APPROVED BY: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT AGENDA ITEM NO. S PAGE 8 OF 6't PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 SEPTEMBER 18, 2007 ATTACHMENTS 1. Resolution No. 2007- recommending that the City Council make Findings that the Project is consistent with the Multiple Species Habitat Conservation Plan (MSHCP). 2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-15 for the Hunter's Ridge Condominium Community. 3. Resolution No. 2007-_ recommending that the City Council approve Vesting Tentative Parcel Map No. 34978. 4. Resolution No. 2007-_ recommending that the City Council approve Residential Design Review No. 2006-09 for the Hunter's Ridge Condominium Community. 5. Conditions of Approval. 6. Exhibits: , A' : Vicinity Map 'B': Vesting Tentative Parcel Map No. 34978 'C': Site Plan 'D': Landscape Plan 'E' : Monumentation and Wall Plans 'F': Building Elevations 'G': Floor Plans 'H': Recreational Center Elevations and Floor Plans 'I': Color Presentation Booklet (Pardee Homes) '1': Full Size Plans 'K': Colored Site Plan (presented at hearing) 'L': Colored Building Elevations (presented at hearing) 'M': Color and Materials Board (presented at hearing) AGENDA ITEM NO. PACE \ S OF 6~ RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT THE PROJECT IS EXEMPT FROM THE MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) WHEREAS, Pardee Homes has submitted applications for Conditional Use Permit No. 2006-15, Vesting Tentative Parcel Map No. 34978, and Residential Design Review No. 2006-09 (the "Entitlements"), for the development of the Hunter's Ridge Condominium Community within the. Canyon Hills Specific Plan on the north side of Railroad Canyon Road; and WHEREAS, Section IV(D) of the City of Lake Elsinore's MSHCP Implementing Resolution expressly exempts from the MSHCP: Any project for which and to the extent that vested rights to proceed with the project notwithstanding the enactment of this Resolution exist under the common laws of the State of California, a vesting tentative map pursuant to the Subdivision Map Act, a development agreement pursuant to Government Code section 65864 et seq., or other instrument, approved or executed by the City prior to adoption of this Resolution. Projects subject to this exemption must comply with all provisions of any applicable state and federal law. WHEREAS, public notice of the Entitlements has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the Project and its exemption from the MSHCP, prior to making a recommendation that the City Council adopt findings that the project is indeed exempt. SECTION 2. That in accordance with the Lake Elsinore Municipal Code and the MSHCP, the Planning Commission makes the following findings: ACENDA ITEM NO. S PACE \0 OF b~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F4 1. The Project is a project under the City's MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. The Entitlements are exempt from the City's MSHCP Resolution. On July 9, 1990, the City and Pardee-Grossman/Cottonwood Canyon entered into that certain development agreement (the "Development Agreement"), which expressly exempted the Developer from responsibility for any new development impact fees. The Development Agreement will expire on July 9, 2010. Even though the Entitlements are exempt from the MSHCP, the Developer must comply with other state andfederallaws. Consistent with federal law, the applicant had prepared a project-specific Habitat Conservation Plan and has a history of extensive coordination with the wildlife agencies. Where approved for development, the project site has already been graded, cleared, or developed in accordance with the Project HCP. Given the foregoing, no further action regarding the MSCHP is required. 2. The proposed project is subject to the City's LEAP and the County's Joint Project Review processes. See Response #1 above. 3. The proposed project is consistent with the Riparian/Riverine Areas and Vemal Pools Guidelines. See Response #1 above. 4. The proposed project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. See Response #1 above. 5. The proposed project is consistent with the Urban/Wildlands Interface Guidelines. See Response #1 above. 6. The proposed project IS consistent with the Vegetation Mapping requirements. See Response #1 above. AGENDA ITEM NO. PACE \\ S OF b~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F4 7. The proposed project is consistent with the Additional Survey Needs and Procedures. See Response #1 above. 8. The proposed project is consistent with the Fuels Management Guidelines. See Response #1 above. 9. The proposed project will be conditioned to pay the City's MSHCP Local Development Mitigation Fee. Developer is exempt from payment of the City's MSHCP Local Development Mitigation Fee by virtue of the Development Agreement. 10.The proposed project is consistent with the MSHCP. See Response #1 above. SECTION 3. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby recommends that the City Council find that the Entitlements are exempt from the MSHCP. SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman Lake Elsinore Planning Commission AGENDA ITEM NO. PAGE ) 'a.. s- OF 6~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE40F4 ATTEST: Rolfe M. Preisendanz Director of Community Development ACENDA ITEM NO. 5 PACE \3 OF ~~ RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO 2006-15 WHEREAS, Pardee Homes filed an application with the City of Lake Elsinore requesting approval of Conditional Use Permit No. 2006-15 for the construction and establishment of one hundred and ninety three (193) individually- owned attached condominium units within the Hunter's Ridge Community of the Canyon Hills Specific Plan area (the "Project"); and WHEREAS, the Project Site encompasses 28.76 acres and is located on the north side of Railroad Canyon Road (the "Project Site"); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of considering and either approving, conditionally approving, or denying conditional use permits; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code ~~ 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. ~~ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or AGENDA ITEM NO. S PAGE~OF b\ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F6 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No.2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No. 2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Project was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Project has been given and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. AGENDI~ ITEM NO. PACE \ S OF 1~ : PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F6 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the Project and has found that it is consistent with the Lake Elsinore Municipal Code and Canyon Hills Specific Plan Amendment No.2. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Project does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the Project were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Project. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.74, the Planning Commission makes the following findings for the approval of Conditional Use Permit 2006-15: 1. The proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Hunter's Ridge Condominium Community will be developed at a density of 11.6 dwelling units per acre which is consistent with the Canyon Hills Specific Plan Amendment No. 2 designation of MF 1, which accommodates residential development of up to 15 dwelling units per acre. The Project is consistent with the designated land use, development and design standards, and all other appropriate requirements contained in the General Plan, Canyon Hills Specific Plan Amendment No.2, and Lake Elsinore Municipal Code. 2. The proposed use will not be detrimental to the general health, safety, comfort, or welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The Project will not be detrimental to the health, safety, comfort or general welfare of the persons residing or working near it. The Project will not be injurious to property or improvements in the project area or within the City. ACENDA ITEM NO. PACE \ b 5 OF 6 '\ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE40F6 All applicable City Departments and Agencies have been afforded the opportunity for a thorough review of the Project and have incorporated all applicable comments and/or conditions related to installation and maintenance of landscaping, street dedications, regulations of points of vehicular ingress and egress, and control of potential nuisances, so as to eliminate any negative impacts to the general health, safety, comfort, or welfare of the surrounding neighborhood or the City. 3. The site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required. The Project has been designed in consideration of the size and shape of the property, thereby, strengthening and enhancing the immediate areas. The Project will complement the quality of neighboring existing and future uses by creating visually-pleasing development. Staff has substantiated that all applicable City Departments and Agencies have been afforded the opportunity for a thorough review of the Project and have incorporated all applicable comments and/or conditions related to installation and maintenance of landscaping, street dedications, regulations of points of vehicular ingress and egress, and control of potential nuisances, so as to eliminate any negative impacts to the general health, safety, comfort, or general welfare of the surrounding neighborhood or the City. 4. The site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. Approval of the Project will not result in significant new traffic impacts. The Project does not involve modification to the circulation system or roadway layout as it exists under the original Specific Plan and Specific Plan Amendment No.2. The Home Owner's Association (HOA) will be responsible for maintenance of the roadways. Surrounding roadways to the Project have been constructed with the overall Canyon Hills Specific Plan and have sufficient capacity to service the Project. 5. The project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code. AGENDA ITEM NO. PACE '1 5 OF b '\ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE 5 OF 6 The Project is appropriate to the site and surrounding developments in that the condominium units and buildings and recreational center have been designed with architectural and design features, treatments, and articulation which blend into the landscape and topography of the area. Further, the Project will create a visually-pleasing community that will not detract from existing and future development in the area in terms of architectural design, color and materials. 6. Subject to the attached conditions of approval, the proposed project is not anticipated to result in any significant adverse environmental impacts. The Project has been reviewed and conditioned by all applicable City departments. Those conditions of approval ensure that the Project will not result in any significant adverse environmental impacts. 7. Conditions and safeguards pursuant to Chapters 17.74.050 have been incorporated into the approval of the Conditional Use Permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. After extensive review of the Project it was determined that the conditions of approval imposed upon the Project ensure that adjoining properties and residents will not be negatively impacted by the Project. SECTION 4. Based upon all of the evidence presented, both oral and written, the above findings, and the conditions of approval imposed upon the Project, the Planning Commission hereby approves Conditional Use Permit No. 2006-15. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. AGENDA ITEM NO. PAGE \~ OF 5 b~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE60F6 PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman City of Lake Elsinore ATTEST: Rolfe Preisendanz Director of Community Development AGENDA ITEM NO. S PACE , '\ OF 6ct.. RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 34978 WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore requesting approval of Vesting Tentative Parcel Map No. 34978, which subdivides 28.76 acres of land within the Canyon Hills Specific Plan into one (1) lot (the "Subdivision"); and WHEREAS, the Subdivision is located on the north side of Railroad Canyon Road; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making recommendations to the City Council pertaining to the subdivision of land; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code ~~ 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. ~~ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or AGENDA ITEM NO. PACE ~O OF s b~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F5 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No. 2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No.2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Subdivision was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Subdivision has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18,2007. AGENDA ITEM NO. PACE Q\ OF 5 b~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F5 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the Subdivision prior to making a decision to recommend that the City Council approve the application. The Planning Commission hereby finds and determines that the Subdivision complies with the requirements of Title 16 of the Lake Elsinore Municipal Code. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Subdivision does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the Subdivision were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Subdivision. SECTION 3. That in accordance with the Subdivision Map Act and the Lake Elsinore Municipal Code, the Planning Commission makes the following findings for the approval of Vesting Tentative Parcel Map No. 34978: 1. The Subdivision, together with the provisions for the design and improvement, are consistent with the General Plan; Zoning Code; Title 16 of the Municipal Code relating to Subdivisions; and the State Subdivision Map Act. Canyon Hills Specific Plan Amendment No.2 designates the Subdivision site as multi-family residential (MF 1). Consistent with that designation, the Subdivision will accommodate a multi-family residential project with a density of up to approximately 12 dwelling units per acre. The Subdivision is consistent with the designated land use, development and design standards, and all other appropriate requirements contained in the General Plan, Canyon Hills Specific Plan Amendment No.2, and Subdivision Map Act. 2. The Subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). The Subdivision is consistent with the land use plan, development and design standards and programs, and all other appropriate requirements contained in AGENDA ITEM NO. S PAGE ~ d... OF b'\ - PLANNING COMMISSION RESOLUTION NO. 2007- PAGE 4 OF 5 the General Plan and Canyon Hills Specific Plan Amendment No.2. Vesting Tentative Parcel Map No. 34978 is consistent with the MF 1 designation and applicable development and design standards. 3. The effects this Subdivision is likely to have upon the housing needs of the region, the public service requirements of its residents, and the available fiscal and environmental resources have been considered and balanced. The Subdivision is consistent with the City's General Plan, Zoning Code, and the Canyon Hills Specific Plan Amendment No.2. The Subdivision will provide necessary public services and facilities, will pay all appropriate fees, and will not result in any adverse environmental impact. 4. The design of the Subdivision provides to the greatest extent possible, for future passive or natural heating or cooling opportunities in the subdivision (Government Code Section 66412.3). The Subdivision will comply with all appropriate conservation requirements of the City and Uniform Building Code. SECTION 4. Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Planning Commission hereby recommends that the City Council approve Vesting Tentative Parcel Map No. 34978. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. AGENDA ITEM NO. S PAGE ~~ OF 69 PLANNING COMMISSION RESOLUTION NO. 2007- PAGE50F5 PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman Lake Elsinore Planning Commission ATTEST: Rolfe M. Preisendanz Director of Community Development ACENDAITEM NO. S PAGE Q ~ or- b,\ RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2006-09 WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore requesting Residential Design Review approval for the Hunter's Ridge Condominium Community and ultimate development within Parcel Map No. 34978 (the "Project"); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Design Review requests for residential projects within the Canyon Hills Specific Plan; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code 99 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. 99 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time AGENDA ITEM NO. 5 PACE Q 5 OF -6~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F4 the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No.2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No.2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Project was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Project has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: AGENDA ITEM NO. 5 PAGE ~ t OF hC{. ~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F4 SECTION 1. The Planning Commission has considered the proposed design and building elevations for the Hunter's Ridge Condominium Community and has found them acceptable. The Planning Commission finds and determines that the Hunter's Ridge Condominium Community design is consistent with Amendment No.2 of the Canyon Hills Specific Plan. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Project does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the Project were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Project. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.82, the Planning Commission makes the following findings for the approval of Residential Design Review No. 2006-09: 1. The project complies with the Goals, Objectives and Policies of the General Plan and the Canyon Hills Specific Plan Amendment No.2, as approved. The General Plan designates the project site as "Canyon Hills Specific Plan. " The Canyon Hills Specific Plan Amendment No.2 designates the project site as "MF1." Parcel Map No. 34978 and the Hunter's Ridge Condominium Community will collectively lead to the construction of a multi-family condominium development that is consistent with Canyon Hills Specific Plan Amendment No.2. 2. This project complies with the design directives contained in Chapter 17.82.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The Project is appropriate to the site and surrounding developments in that it will result in the construction of multi-family attached units in accordance with appropriate development and design standards contained in Canyon Hills Specific Plan Amendment No.2. The Project creates interest and varying vistas as a person moves along any street within the Hunter's Ridge Community. The Project also complements the quality of existing neighboring development and will continue to provide visually-pleasing design and architecture within the project area. AGENDA ITEM NO. PACE ~l OF S bq, ~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE 4 OF 4 3. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the project to ensure development of the property in accordance with the General Plan, Municipal Code, and Canyon Hills Specific Plan Amendment No.2. The Planning Commission has considered the Project and finds that with the attached conditions of approval, the Project complies with the purposes and objectives of the General Plan, Municipal Code and Canyon Hills Specific Plan Amendment No.2. SECTION 4. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby recommends that the City Council approve Design Review 2006-09 for the Hunter's Ridge Community. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman Lake Elsinore Planning Commission ATTEST: Rolfe M. Preisendanz Director of Community Development AGENDA.I.T. EM NO. ~ PACE ~~ OF b1 CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE GENERAL CONDITION 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the Conditional Use Permit No. 2006-15, Vesting Tentative Parcel Map No. 34978, and Residential Design Review No. 2006-09 (Hunter' s Ridge) project attached hereto. CONDITIONAL USE PERMIT NO 2006-15 2. Conditional Use Permit No. 2006-15 approved herein shall lapse and shall become void one (1) year following the date on which the use permit became effective, unless prior to the expiration of one year, a building permit is issued and construction commenced and diligently pursued toward completion on the site. 3. The Conditional Use Permit shall comply with the all applicable requirements of the Lake Elsinore Municipal Code; Title 17 unless modified by approved Conditions of Approval. 4. The Conditional Use Permit granted herein shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of this approval. 5. Prior to final certificate of occupancy of the Conditional Use Permit, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. 6. The applicant shall at all times comply with Section 17.78 (Noise Control) of the Lake Elsinore Municipal Code which requires noise or sound levels to be below 50 decibels between the hours of7:00 am to 10:00 pm and below 40 decibels between the hours of 10:00 pm to 7:00 am in nearby residential areas. Planning Commission AGENDA ITEM NO. S PACE d.~ OF b~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 7. Security lighting shall be required. All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. VESTING TENTATIVE PARCEL MAP NO. 34978 8. Vesting Tentative Parcel Map No. 34978 will expire two (2) years from date of approval unless within that period of time the CC&R's and an appropriate instrument has been filed and recorded with the County Recorder, or an extension of time is granted by the City of Lake Elsinore City Council in accordance with the Subdivision Map Act. 9. The Vesting Tentative Parcel Map shall comply with the State of California Subdivision Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal Code, Title 16 unless modified by approved Conditions of Approval. IO.Prior to final certificate of occupancy of Vesting Tentative Parcel Map, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. II.Prior to the first certificate of occupancy the applicant shall prepare and record CC&R's against the condominium complex. The CC&R's shall be reviewed and approved by the Community Development Director or Designee and the City Attorney. The CC&R's shall include methods of maintaining common areas, parking and drive aisle areas, landscaped areas including parkways, and methods for common maintenance of all underground, and above ground utility infrastructure improvements necessary to support the complex. In addition, CC&R's shall establish methods to address design improvements. I2.The CC&R's shall expressly designate the City of Lake Elsinore as a third party beneficiary to the CC&R's such that the City has the right, but not the obligation, to enforce the provisions of the CC&R's. Planning Commission AGENDA iTEM NO. PACE 30 OF s 6~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 13.No unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to financially assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and duty to maintain, all said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 14.Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. 15.Membership in the Home Owner's Association shall be mandatory for each buyer and any successive buyer. 16.Reciprocal covenants, conditions, and restrictions and reciprocal maintenance agreements shall be established which will cause a merging of all development phases as they are completed, and embody one (1) homeowner's association with common area for the total development of the subject project. 17.1n the event the association or other legally responsible person(s) fail to maintain said common area in such a manner as to cause same to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon said common area, individual units or whole thereof as provided by law. 18.Each unit owner shall have full access to commonly owned areas, facilities and utilities. Planning Commission ACENDA ITEM NO. PACE 3 \ 5 OF 6~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 19. The applicant shall continue to comply with those mitigation measures identified in the Mitigation Monitoring Program adopted with the Environmental Impact Report prepared for the Canyon Hills Specific Plan. 20.The developer shall continue to comply with the terms and requirements contained in the BO and CO issued by the USFWS in 1992 for the Cottonwood Hills Specific Plan and was subsequently amended on April 19, 2002 and July 16,2002. 21. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674-3124. RESIDENTIAL DESIGN REVIEW NO. 2006-09 22.Design Review approval for Residential Design Review No. 2006-09 will lapse and be void unless building permits are issued within one (1) year of City Council approval. The Community Development Director may grant an extension of time of up to one (l) year per extension, prior to the expiration of the initial Design Review approval. Application for a time extension must be submitted to the City of Lake Elsinore one (1) month prior to the expiration date. 23.Conditions of Approval shall be reproduced on page one of building plans submitted to the Building Division Plan Check. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 24.All site improvements approved with this request shall be constructed as indicated on the approved site plan and elevations. Revisions to approved site plans or building elevations shall be subject to the review of the Community Development Director. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by Conditions of Approval, or the Planning Commission/City Council through subsequent action. 25.All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public Planning Commission ACENDA iTEM NO. S PAC!: 3~ OF ~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE streets. Any material covering the roof equipment shall match the primary wall color. 26.All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. All light fixtures shall match the architectural style of the building. 27.No exterior roof ladders shall be permitted. 28.Applicant shall use roofing materials with Class "A" fire rating. 29. The Planning Division shall approve the location of any construction trailers utilized during construction. All construction trailers shall require a cash bond processed through the Planning Division. 30.Materials and colors depicted on the plans and materials board shall be used unless modified by the Community Development Director or designee. 31.Decorative paving shall be included at the drive entryways and shall be shown on the construction drawings submitted to Building and Safety. 32.0n-site surface drainage shall not cross sidewalks. 33.Parking stalls shall be developed pursuant to the requirements of the Canyon Hills Specific Plan. 34.All exposed slopes in excess of three feet (3') in height shall have a permanent irrigation system and erosion control vegetation installed, approved by the Planning Division. PRIOR TO BUILDING/GRADING PERMITS 35.Prior to issuance of any grading permit or building permits, the applicant shall sign and complete an "Acknowledgement of Conditions" form and shall return the executed original to the Planning Division for inclusion in the case records. Planning Commission ACENDA ITEM NO. 5 PAGE 33 OF b\ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 36.Prior to the commencement of grading operations, the applicant shall provide a map of all proposed haul routes to be used for movement of dirt material. Such routes shall be subject to the review and approval of the City Engineer. A bond may be required to pay for damages to the public right-of -way, subject to the approval of the City Engineer. 37. Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted, reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee, prior to issuance of building permit. A Landscape Plan Check & Inspection Fee will be charged prior to final landscape approval based on the Consultant's fee plus forty percent (40%) City fee. a) All planting areas shall have permanent and automatic sprinkler system with 100% plant and grass coverage using a combination of drip and conventional irrigation methods. b) Applicant shall plant street trees, selected from the City's Street Tree List, a maximum of forty feet (40) apart and at least twenty-four-inch (24") box in size. c) All planting areas shall be separated from paved areas with a six inch (6") high and six inch (6") wide concrete curb. d) Planting within fifteen feet (15') of ingress/egress points shall be no higher than thirty-six inches (36"). e) Landscape planters shall be planted with an appropriate parking lot shade tree to provide for 50% parking lot shading in fifteen (15) years. f) Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. g) The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. Planning Commission ACENDA ITEM NO. PAGE )~ OF CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE h) All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance by the Landscape Consultant and Community Development Director or Designee. i) All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. All planting areas shall include plantings in the Xeriscape concept, drought tolerant grasses and plants. j) Final landscape plan must be consistent with approved site plan. k) Final landscape plans to include planting and irrigation details. 38.Applicant shall comply with the requirements of the Elsinore Valley Municipal Water District (EVMWD). Proof shall be presented to the Chief Building Official prior to issuance of building permits and final approval. 39.Prior to issuance of building permits, applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid. 40.Prior to issuance of building permits, applicant shall provide assurance that all requirements of the Riverside County Fire Department have been met. 41.Prior to issuance of building permits, applicant shall pay all applicable fees per the approved Development Agreement. PRIOR TO ISSUANCE OF A BUILDING PERMIT 42.The Home Owner's Association shall be established prior to the occupancy release of the first dwelling unit. Planning Commission AOENDA ITEM NO. 5 ~ PAGE 3S OF ~'1 CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE ENGINEERING 43.Construct vehicle turn-around at each gated location. Turn-around shall be constructed outside the gate as shown on the approved site plan. 44.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 45.Payall Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85- 26). 46.Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. 47.Construct all public works improvements per approved street plans (LEMC 12.04). All streets providing access shall be constructed prior to issuance of first certificate of occupancy. 48. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 49.Building set-backs shall comply to the H/2 requirement as described III the Uniform Building Code. 50.Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 51.Provide fire protection facilities as required in writing by Riverside County Fire. 52.All improvement plans shall be digitized and submitted at Certificate of Occupancy. The applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. Planning Commission ACENDA ITEM NO. PACE '3 t S OF~\~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 53.All utilities except electrical over 12 KV shall be placed underground, as approved by the serving utility. STREET IMPROVEMENTS 54.Construct private roadway improvements a minimum 24-feet wide extending from the project entrance to the public right-of-way connection at Railroad Canyon Road. 55.Construct the ultimate driveway entrance width as shown in VTPM 34979 for both connections to Railroad Canyon Road. 56.0n site private driveways shall be constructed to a minimum 24-feet wide. 57.The maximum longitudinal grade along the private drive shall not exceed 15% unless otherwise stipulated by the Fire Department. 58.Provide CAL TRANS standard sight distance at all intersections, particularly at the connection to Railroad Canyon Road. 59.Drive isle clear width shall comply with Fire Department requirements. 60.Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements within the existing Street Right-ofway(LEMC 12.08 and Resolution 83-78). 61.Street lights constructed along Railroad Canyon Road shall be 22,000, HPSV, as required. 62.Developer shall install blue reflective pavement markers in the street at all fire hydrant locations in accordance with City Standards. 63.Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to first occupancy. All traffic control devices shall be installed prior to final inspection of public improvements and issuance of first certificate of occupancy. This includes No Parking and Street Sweeping Signs for streets within the tract. Planning Commission AGENDA ITEM NO. 5 b PAGE 3"1 OF q CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 64.Identify traffic study and provide support documentation in which the proposed project was taken into consideration. GRADING 65.All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ~" x 11 II Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 66. The applicant shall install permanent bench marks in accordance with Riverside County Standards. 67.Applicant shall obtain all necessary off-site easements or permission for off-site grading from the adjacent property owners prior to building permit issuance. 68.Provide for a 6-foot bench with a 3-foot wide v-ditch every 30-vertical feet. 69.Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow pattern inspection can be conducted before grading begins. 70.Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 71.An Alquis-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. Documentation from a licensed geologist or geotechnical engineer certifying the non-existence of this condition will also be acceptable. 72.All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1, if applicable, for stability and proper Planning Commission AGENDA ITEM NO. S _ PACE '3 ~ OF 69.. , CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured and constructed with drainage ditches every 30-vertical feet. 73.Prior to commencement of large scale grading operations, applicant shall provide to the City a map of all proposed haul routes to be used for movement of export material. Such routes shall be subject to the review and approval of the City Engineer. DRAINAGE 74.Provide street lighting and show lighting improvements as part of street improvement plans on Railroad Canyon Road. The spacing of the street lights shall conform to the City Standard street light spacing. 75.Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a notarized and recorded letter of drainage acceptance or conveyed to an established drainage easement. 76.0n-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map or by separate instrument. 77.All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 7S.Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. The report shall verify impacts of storm water on existing facilities. 79.Applicant shall convey on and off site drainage to an improved drainage facility. SO.All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. SI.Provide on-site detention for the increased runoff produced by the project. Planning Commission AGENDA ITEM NO. PACE 3\ S OF ''\ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE 82.Storm drain inlet facilities shall be appropriately stenciled to prevent illegal dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 83 .Roof and yard drains shall not outlet directly through cuts in the street curb. Roof drains shall drain through a minimum of twenty (20) feet of landscaped area. 84.A drainage acceptance letter will be necessary from the downstream property owners for outletting the proposed stormwater run-off on private property. 85.Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 86.Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention plan prior to issuance of grading permits. The applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) for construction activities and a Water Quality Management Plan (WQMP) detailing the permanent clean water features. The WQMP shall include a maintenance program, for post construction compliance with the City's Clean Water Runoff Program. 87.Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 88.Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. 89.Applicant shall provide a homeowner's association with CC & R's for maintenance of the open space, private roads and proposed drainage/debris basins. 90.In accordance with the City's Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R Inc. for removal and Planning Commission AGENDA ITEM NO. PAGE 40 CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. COMMUNITY SERVICES DEPARTMENT 91.Applicant shall pay applicable park fees unless documentation IS provided otherwise. 92.No park credits shall be given for private park areas, open space, or recreation facilities constructed within the development. 93. The developer shall utilize CR&R for all construction debris removal, hauling, and recycling as per City ordinance. 94. The City landscape architect shall review and approve all landscaping plans. 95.The Home Owner's Association (HOA) shall maintain all landscaped areas including landscaping at entrances at Railroad Canyon Road per Vesting TPM 34979, open space, water quality basin and all interior plantings. 96.The Home Owner's Association (HOA) shall maintain all block walls and keep them free of graffiti. 97.All interior roads, street signs, street markings, sidewalks, enhanced concrete to be maintained by the Home Owner's Association (HOA). 98.Water quality basin outlet to meet all requirements of the Riverside County Flood Control, Army Corps of Engineers and the City of Lake Elsinore. DEPARTMENT OF ADMINISTRATIVE SERVICES 99.Prior to the issuance of the first building permit, the applicant shall annex into Community Facilities District 2003-01 to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. 100. Prior to the issuance of the first building permit, the applicant shall annex into Lighting and Landscape Maintenance District No.1 to offset the annual negative Planning Commission AGENDA ITEM NO. PAGE 4\ 5 OF b~ ~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-15, VESTING TENTATIVE PARCEL MAP NO. 34978, AND RESIDENTIAL DESIGN REVIEW NO. 2006-09 HUNTER'S RIDGE fiscal impacts of the project on public right-of-way landscaped areas to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison. RIVERSIDE COUNTY FIRE DEPARTMENT 101. The applicant shall comply with all requirements of the Riverside County Fire Department. Fire protection measures shall be provided in accordance with Riverside County ordinances and/or recognized fire protection standards. 102. Blue retro-reflective pavement markers shall be mounted on public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers shall be approved by the County Fire Department. Planning Commission ACENDA ITEM NO. 5 ~ PAGE 4~ OF 6~ ~. ~ .~ ~ .1--( -~ u ~ > t 1 ~t ) :- ._~~.__.....J. ~ "..:.' IZ 0 l-< tIC E--< L,.a <x: m U ~ 0 J. ~ :z t) .... 0 D Z I~ .<( ~ :> 0 0 0- 10 tIC tIC z; !~ 0: tIC z' ;ll.4 0- 0 :z: ~ :z S. , ~ ~ IL , . . . . . . IQ . . - . . . . . . , . . ~.' If) w ~ 0 1&1' ~ tIC '0- ~ (I) ... z c Z w- => IL 0 C') ..J . ~ <- :z: tIC :z ~ :j ~ IL :z . . .- . '1:J ~ . . . . . . . . . . . . -~ . . . ~ . + . . . . . C1J . . . . ~ . . . . . . . . . . . . . Q.) ~ . ~ . . . . . . . . -.J . - . . . . .. . . . + . . . . . Canyon Hills . EXHIBIT 'A' ~..1.'. . AGENDA ITEM NO. - -' PACE 4~ s. OF . b~ j!~ II ~I .- o ZQ:> '" ~o.. ~~ ~C'Y') ~o Zz - lLJZa.. ~Z~ Q~~ --a..-....I ~"tJ V)Z~ ~~~c::, lLJ~-. 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COURY, PROJECT PLANNER PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979 (FOR CONDOMINIUM PURPOSES), AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 FOR HIDDEN OAKS. APPLICANT/: OWNER DAVID D. DUNHAM, PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE 1900, LOS ANGELES, CA 90024 PROJECT REQUEST The request before the Planning Commission is for the following discretionary applications: · Conditional Use Permit No. 2006-16. Approve Conditional Use Permit No. 2006-16 to allow for 357 individually-owned attached condominium units with an associated common area pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.74 (Conditional Use Permits) and applicable chapters of the LEMC. · Vesting Tentative Parcel Map No. 34979. Recommend to the City Council approval of Vesting Tentative Parcel Map No. 34979 (For Condominium Purposes), pursuant to Canyon Hills Specific Plan Amendment No.2, Section 16 "Subdivisions" of the Lake Elsinore Municipal Code (LEMC), Chapter 17.30 (Condominiums and Condominium Conversions) of the LEMC and Section(s) 66424 and 66427 of the California Subdivision Map Act. AGENDA ITEM NO. PAGE / (0 OF 0; PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 · Residential Design Review No. 2006-10. Recommend to the City Council approval of Residential Design Review No. 2006-10 for the design and construction of seventy-four (74) residential condominium buildings, which include 357 individually-owned attached condominium units and related improvements. The proposed Design Review is pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.82 (Design Review) and applicable chapters of the LEMC. PROJECT LOCATION The requested Conditional Use Permit No. 2006-16, Vesting Tentative Parcel Map No. 34979, and Residential Design Review No. 2006-10 encompasses all of Planning Area No.2. This Planning Area totals approximately 35.6 acres and is located on the north side of Railroad Canyon Road. Exhibit 'A' provides a "Location Map" which presents the overall Canyon Hills Specific Plan area. ENVIRONMENTAL SETTING Project Vacant MF2 (P A 2), Canyon Hills Canyon Hills Specific Site S ecific Plan Plan North Vacant Open Space and MFl (PA Canyon Hills Specific 1), Canyon Hills Specific Plan Plan South Vacant Railroad Can on Road Arterial Roadway West Vacant Open Space and San Canyon Hills Specific Jacinto River, Canyon Plan Hills Specific Plan East Vacant Open Space, Canyon Hills Canyon Hills Specific S ecific Plan Plan AGENDA ITEM NO. PAGE ?- (0 OF fo I PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 BACKGROUND At the August 21, 2007 Planning Commission meeting, the applicant requested that the identified project be continued to work out items relating to the proposed Parcel Map. Since that meeting, staff and the applicant have resolved those items and have brought the project back for Planning Commission review and approval. PROJECT DESCRIPTIONS Conditional Use Permit No. 2006-16 The applicant requests approval of a Conditional Use Permit to allow for 357 individually-owned, attached condominium units with an associated common area pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.74 (Conditional Use Permits) and applicable chapters of the LEMC. The common areas and the residential condominiums will be entitled by way of a Conditional Use Permit. The Planning Commission is delegated with the responsibility of considering and approving, conditionally approving or denying Conditional Use Permits. The Planning Commission is authorized to impose reasonable conditions of approval on the Conditional Use Permit. Vestinl! Tentative Parcel Map No. 34979 The applicant requests approval of Vesting Tentative Parcel Map No. 34979 to establish a residential condominium community within Planning Area No.2. Condominium projects are defined as "subdivisions" pursuant to Sections 66424 and 66427 of the California Subdivision Map Act. Consequently, this project requires Planning Commission and City Council consideration pursuant to the requirements of Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium Conversions) of the Lake Elsinore Municipal Code (LEMC) (Exhibit 'B '). The condominium concept will offer individual dwelling units for sale within each condominium building as defined by Vesting Tentative Parcel Map No. 34979, while sharing common interest, ownership and maintenance responsibilities within the common areas. These common areas include two (2) Recreation Centers with AGENDA iTEM NO. PACE j (n OF Co-, PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 a swimming pool/jacuzzi area, lockers, assembly room, exercise room, kids room, offices, kitchen, concierge, and terrace area; barbeques and fire place; overhead wood trellises with picnic tables; open lawn play areas; tot lots; cabanas; common walls and fences; aisle-ways; pavement; monument signs; mail boxes; landscaped areas; and on site underground and above ground utility infrastructure improvements necessary to service and support the condominium community. The air space for the common areas and the residential condominiums will also be established with the Vesting Tentative Parcel Map. Residential Desie:n Review No. 2006-10 The following describes the various design components and features of the proposed Hidden Oaks Condominium Community, including: siting, circulation and parking layout; landscaping, monumentation, walls and fences, and archi tecture. SitinJ! The applicant is proposing to develop the vacant site with 74 three-story detached residential condominium buildings, totaling approximately 579,478 square feet. Exhibit 'c' identifies the project's Site Plan. The proposed condominium buildings will cover thirty six percent (36%) of the project site and will be developed at a maximum density of 10 dwelling units per gross acre and 16 dwelling units per net acre. The project site is designated MF2 by Canyon Hills Specific Plan Amendment No.2, which establishes a maximum density of 24 dwelling units per acre. The pavement and common areas will cover thirty nine percent (39%) and thirty percent (30%) of the site, respectively. The buildings will consist of three (3) five unit condominium buildings, twenty-six (26) four-unit buildings, twenty (20) five-unit buildings, and twenty-three (23) six-unit buildings. The three-unit building will total approximately 5,136 square feet. The four-unit building will total approximately 6,240 square feet. The five-unit building will total approximately 7,910 square feet. The six-unit building will total approximately 10,146 square feet. The condominiums will be comprised of 1,167 square feet units, which include two (2) bedrooms and 2 baths; 1,670 square feet units, which include two (2) bedrooms and 2 baths; 1,670 square feet units, which include three (3) bedrooms and 3.5 baths; 1,733 square feet units, which include AGENDA iTEM NO. PACE If (0 _. OF (0 I . PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 three (3) bedrooms and 3.5 baths, and 1,733 square feet units, which include four (4) bedrooms and four (4) baths. Each of the condominiums will be provided with an enclosed two-car attached garage. The condominium buildings have been strategically situated at varied orientations throughout the project site. Due to the topography of the site, the project has been designed to create a clustering arrangement of buildings to accommodate the existing natural slopes and contours. In addition, the buildings have been aligned to fashion common areas in the front of each building. The common areas will then provide pedestrian access throughout the site, as well as providing opportunities for outdoor enjoyment. Pedestrian walkways and private drives have been thoughtfully integrated into the site as well, providing for safe and efficient pedestrian and vehicular circulation. Circulation and Parkin!! Lavout Access will be provided along Railroad Canyon Road via two (2) 50-foot wide, including medians, gated entries. The gates will be located approximately 80 feet back from the face of the curb and will provide security access to the community. The area in front of the entry gates will allow for adequate vehicular stacking as well as turn-around areas. Decorative stamped concrete will provide definition at the entries and at strategic pedestrian crossings within the site, creating a vehicle calming device for safe pedestrian access. The driveways within the site are private streets and will be maintained by the Home Owner's Association (HOA). The width of the two primary driveway entries allows for vehicular circulation and will have 60-feet of right-of-way, comprised of two (2) 20-foot travel ways, 10-foot median, and two (2) five-foot sidewalks. The project provides two enclosed parking spaces per dwelling unit. In addition, 152 open guest parking spaces will be provided at strategic locations throughout the community. A total of 866 parking spaces will be provided; the Specific Plan requires 832 parking spaces. Seventeen (17) guest parking spaces will be located near the two Recreation Center areas. Handicap parking will be provided as well, allowing for disabled access to the Recreation Center areas as required by the Building and Safety Division. ACENDA ITEM NO. PACE ') o OF 01 PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 Landscapinl! The project will provide a total of 465,351 square feet of landscaping throughout, or thirty percent (30%) of the project site. It should be noted that landscaping area also includes all designated Open Space. The common landscaped area will be maintained by the HOA (Exhibit 'D'). "Green" court/pas eo areas with meandering pedestrian walkways will be provided between the buildings. Landscaping includes assorted ground cover, shrubs and trees. The meandering pedestrian walkways throughout the community will be augmented with turf, ground cover and various shrubs and trees. Monumentation. Walls and Fences Monumentation will be provided near the project's entry to identify the proposed Hidden Oaks community. The monumentation will be designed with a five-foot (5') tapered pilaster at its highest point, then tapering down to a 2 1/2-foot tapered pilaster. Materials include stone veneer and cap, which is consistent with other monumentation features found throughout the Canyon Hills area. The guard house and entry gates will be similarly designed with six-foot (6') stone veneer pilasters. The gate will be made of decorative tubular steel. Five-foot (5') tubular steel fencing will be located along the perimeter of the project site (Exhibits 'E'). Architecture Three (3) distinctive architectural styles, Craftsman, Mediterranean and Tuscan design, will be offered for the proposed condominium buildings. The Craftsman architecture is characterized by simulated wood out-lookers, wood siding at gables, pot shelves, ledger stone veneer accents; flat concrete tile roofs, stucco-finish decorative foam surround with metal shroud chimneys, stucco sand-finished walls, stucco- finish decorative foam surround door and window trims, wood trim surround along siding, and sectional roll-up doors. The Mediterranean architecture is characterized by wood-beaded siding at gable ends, simulated wood shutters, pot shelves, stone veneer, and recessed window accents, S-tile concrete roofs, stucco- finish decorative foam surround with metal shroud chimneys, stucco sand-finished walls, stucco-finish decorative foam surround door and window trims, wood trim AGENDA ITEM NO. PAGE en OF (0 ro7 PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 surround along siding, and sectional roll-up doors. The Tuscan architecture is characterized by simulated wood-beaded siding at gable ends, simulated wood shutters, pot shelves, stone veneer, and recessed window accents, concrete S-tile roofs, stucco-finish decorative foam surround with metal shroud chimneys, stucco sand- finished walls, stucco-finish decorative foam surround door and window trims, wood trim surround along siding, and sectional roll-up doors. Exhibits 'F' and 'G' identify the condominium's elevations and floor plans. The Recreational Center Building will be designed as a two-story structure. The building has been designed to incorporate stone veneer, wood columns, and S-tile concrete roof. A tower feature with a turret shaped roof will also be incorporated in the design providing additional vertical character to the building (Exhibit 'H'). ANALYSIS Staff supports the requested applications for the following reasons: Conditional Use Permit No. 2006-16 City Planning and Engineering departments have reviewed the Conditional Use Permit request and have no concerns. Issuance of a Conditional Use Permit is a necessary prerequisite to development of the 357 individually-owned attached condominium units. Chapter 17.30 (Condominiums and Condominium Conversions) of the LEMC states that: "The City realizes that certain uses have operational characteristics that, depending upon the location and design of the use, may have the potential to negatively impact adjoining properties, businesses, or residents. Said uses therefore require a more comprehensive review and approval procedure, including the ability to condition the project, in order to mitigate any detrimental impact. In order to achieve this, the Planning Commission is empowered to grant and to deny applications for Conditional Use Permits and to impose reasonable conditions upon granting of Conditional Use Permits." Considering the potential ramification to the general health, safety, comfort, or general welfare of the community, extra attention has been paid to specific details AGENDA iTEM rJo. PAGE I o OF (Q I PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 related to development of the proposed condominium project, including site planning, internal vehicular and pedestrian circulation, landscape buffering, common area amenities (i.e., swimming pools, jacuzzi, picnic areas, etc.), architectural compatibility, and other related development and design issues. Staff believes the project is well-designed and addresses those design and development issues which support approval of the requested Conditional Use Permit. Vestin2 Tentative Parcel Map No. 34979 City Planning and Engineering departments have reviewed the proposed Vesting Tentative Parcel Map and have no concerns, if required conditions of approval are satisfied. The proposed Vesting Tentative Parcel Map is consistent with development standards contained in the Specific Plan Amendment No.2 document in terms of lot size, street widths, and other Planning and Engineering standards and requirements. The Vesting Tentative Parcel Map area is located within Planning Area No.2, which has an underlying zoning of MF2. The MF2 designation permits multi-family attached residential product. The proposed project is consistent with the MF2 designation. Vesting Tentative Parcel Map No. 34979 is required to establish the Hidden Oaks Condominium Community within Planning Area No.2. The Vesting Tentative Parcel Map is consistent with Sections 66424 and 66427 of the California Subdivision Map Act, and Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium Conversions) of the Lake Elsinore Municipal Code. Residential Desi2n Review No. 2006-10 City Planning and Engineering departments have reviewed the requested Design Review application and have no concerns. Staff believes that those design amenities and features associated with the project's siting, circulation and parking layout, landscaping, monumentation, walls and fences, and architecture have resulted in a well-designed condominium community. Staff believes that the project is compatible with the overall Canyon Hills Specific Plan area and those existing and future developments that neighbor the project site. AGEND/\ m::\ti NO. P"f'- ~ f~l~::: ~ OF Co ( PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 RECOMMENDATION It is recommended that the Planning Commission adopt the following Resolutions: 1. Resolution No. 2007-_ recommending that the City Council make Findings that the Project is consistent with the Multiple Species Habitat Conservation Plan (MSHCP). 2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-16 for the Hidden Oaks Condominium Community. 3. Resolution No. 2007-_ recommending that the City Council approve Vesting Tentative Parcel Map No. 34979. 4. Resolution No. 2007-_ recommending that the City Council approve Residential Design Review No. 2006-10 for the Hidden Oaks Condominium Community. These recommendations are based on the findings, exhibits and conditions of approval attached to this Staff Report. PREPARED BY: KIRT A. COURY, PROJECT PLANNER APPROVED BY: ~ ---- ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT AGENDA ITEr.; NO. (p q OF CoI - PACE PLANNING COMMISSION STAFF REPORT CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 SEPTEMBER 18, 2007 ATTACHMENTS 1. Resolution No. 2007- recommending that the City Council make Findings that the Project is consistent with the Multiple Species Habitat Conservation Plan (MSHCP). 2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-16 for the Hidden Oaks Condominium Community. 3. Resolution No. 2007-_ recommending that the City Council approve Vesting Tentative Parcel Map No. 34979. 4. Resolution No. 2007- recommending that the City Council approve Residential Design Review No. 2006-10 for the Hidden Oaks Condominium Community. 5. Conditions of Approval. 6. Exhibits: 'A': Location Map 'B': Vesting Tentative Parcel Map No. 34979 'C': Site Plan 'D': Landscape Plan 'E': Monumentation and Wall Plans 'F': Building Elevations 'G': Floor Plans 'H': Recreational Center Elevations and Floor Plans '1': Color Presentation Booklet (Pardee Homes) 'J': Full Size Plans 'K': Colored Site Plan (presented at hearing) 'L': Colored Building Elevations (presented at hearing) 'M': Color and Materials Board (presented at hearing) AGEND. A.. '..T.. EM NO. to r~'f"i=, (0 ~ RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO 2006-16 WHEREAS, Pardee Homes filed an application with the City of Lake Elsinore requesting approval of Conditional Use Permit No. 2006-16 for the construction and establishment of three hundred and fifty seven (357) individually- owned, attached condominium units within the Hidden Oaks Community of the Canyon Hills Specific Plan area (the "Project"); and WHEREAS, the Project Site encompasses 35.6 acres and is located on the north side of Railroad Canyon Road (the "Project Site"); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of considering and either approving, conditionally approving, or denying conditional use permits; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code ~~ 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. ~~ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or AGENDA ITEM NO. (/? P;~":~~OF (0 7 PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F6 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No.2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No. 2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Project was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Project has been given and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. AGENDA ITEM NO. (0 Ps4C<c-Lt-_ OF G ~ PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F6 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the Project and has found that it is consistent with the Lake Elsinore Municipal Code and Canyon Hills Specific Plan Amendment No.2. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Project does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the Project were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Project. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.74, the Planning Commission makes the following findings for the approval of Conditional Use Permit 2006-16: 1. The proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Hidden Oaks Condominium Community will be developed at a density of 16 dwelling units per acre which is consistent with the Canyon Hills Specific Plan Amendment No. 2 designation of MF2, which accommodates residential development of up to 24 dwelling units per acre. The Project is consistent with the designated land use, development and design standards, and all other appropriate requirements contained in the General Plan, Canyon Hills Specific Plan Amendment No.2, and Lake Elsinore Municipal Code. 2. The proposed use will not be detrimental to the general health, safety, comfort, or welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The Project will not be detrimental to the health, safety, comfort or general welfare of the persons residing or working near it. The Project will not be injurious to property or improvements in the project area or within the City. AGENDA ITEM NO. PAGE I 3 ~ OF ~I PLANNING COMMISSION RESOLUTION NO. 2007- PAGE 4 OF 6 All applicable City Departments and outside Agencies have been afforded an opportunity for a thorough review of the Project and have incorporated all applicable comments and/or conditions related to installation and maintenance of landscaping, street dedications, regulations of points of vehicular ingress and egress, and control of potential nuisances, so as to eliminate any negative impacts to the general health, safety, comfort, or welfare of the surrounding neighborhood or the City. 3. The site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required. The Project has been designed in consideration of the size and shape of the property, thereby strengthening and enhancing the immediate areas. The Project will complement the quality of neighboring, existing and future uses by creating visually-pleasing development. All applicable City Departments and outside Agencies have been afforded an opportunity for a thorough review of the Project and have incorporated all applicable comments and/or conditions related to installation and maintenance of landscaping, street dedications, regulations of points of vehicular ingress and egress, and control of potential nuisances, so as to eliminate any negative impacts to the general health, safety, comfort, or general welfare of the surrounding neighborhood or the City. 4. The site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. Approval of the Project will not result in significant new traffic impacts. The Project does not involve modification to the circulation system or roadway layout as it exists under the original Specific Plan and Specific Plan Amendment No.2. The Home Owner's Association (HOA) will be responsible for maintenance of the roadways. Surrounding roadways to the Project have been constructed with the overall Canyon Hills Specific Plan and have sufficient capacity to service the Project. 5. The project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code. AGENDA IEUi NO. r-i"'~~ J If r-",I.,;;; ~ OF en 1-- PLANNING COMMISSION RESOLUTION NO. 2007- PAGE50F6 The Project is appropriate to the site and surrounding developments in that the condominium units and buildings and recreational center have been designed with architectural and design features, treatments, and articulation which blend into the landscape and topography of the area. Further, the Project will create a visually-pleasing community that will not detract from existing and future development in the area in terms of architectural design, color and materials. 6. Subject to the attached conditions of approval, the proposed project is not anticipated to result in any significant adverse environmental impacts. The Project has been reviewed and conditioned by all applicable City departments. Those conditions of approval ensure that the Project will not result in any significant adverse environmental impacts. 7. Conditions and safeguards pursuant to Chapters 17.74.050 have been incorporated into the approval of the Conditional Use Permit to ensure that the use continues in a manner envisioned by these findings for the term of the use. After extensive review of the Project it was determined that the conditions of approval imposed upon the Project ensure that adjoining properties and residents will not be negatively impacted by the Project. SECTION 4. Based upon all of the evidence considered, the above findings, and the conditions of approval imposed upon the Project, the Planning Commission hereby approves Conditional Use Permit No. 2006-16. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. t\GEJJDA ITEM NO. r.\Gr I 5 o OF ~I PLANNING COMMISSION RESOLUTION NO. 2007- PAGE60F6 PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: A YES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman City of Lake Elsinore ATTEST: Rolfe Preisendanz Director of Community Development AGENDA ITEM NO. & PAGE 10 OF (0 '7 RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 34979 WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore requesting approval of Tentative Parcel Map No. 34979, which subdivides 35.6 acres of land within the Canyon Hills Specific Plan into one (1) lot (the "Subdivision"); and WHEREAS, the Subdivision IS located on the north side of Railroad Canyon Road; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making recommendations to the City Council pertaining to the subdivision of land; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code SS 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. SS 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or AGENDA ITEM NO. ~ Pi\ei: I, OF Ce I PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F5 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No.2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No.2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Subdivision was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Subdivision has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. AGENDA lTE\';,~ NO. (0 PJ\Cc. I ~ OF en / PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F5 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the Subdivision prior to making a decision to recommend that the City Council approve the application. The Planning Commission hereby finds and determines that the Subdivision complies with the requirements of Title 16 of the Lake Elsinore Municipal Code. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Subdivision does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with Subdivision were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Subdivision. SECTION 3. That in accordance with the Subdivision Map Act and requirements of the Lake Elsinore Municipal Code, the Planning Commission makes the following findings for the approval of Vesting Tentative Parcel Map No. 34979: 1. The Subdivision, together with the provisions for the design and improvement, are consistent with the General Plan; Zoning Code; Title 16 of the Municipal Code relating to Subdivisions; and the State Subdivision Map Act. Canyon Hills Specific Plan Amendment No.2 designates the Subdivision site as multi-family residential (MF2). Consistent with that designation, the Subdivision will accommodate a multi-family residential project with a density of up to 16 dwelling units per acre. The Subdivision is consistent with the designated land use, development and design standards, and all other appropriate requirements contained in the General Plan, Canyon Hills Specific Plan Amendment No.2, and Subdivision Map Act. 2. The Subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). The Subdivision is consistent with the land use plan, development and design AGENDA ITEM NO. P}~CE /9 Co OF f.r? L PLANNING COMMISSION RESOLUTION NO. 2007- PAGE40F5 standards and programs, and all other appropriate requirements contained in the General Plan and Canyon Hills Specific Plan Amendment No.2. Vesting Tentative Parcel Map No. 34979 is consistent with the MF2 designation and applicable development and design standards. 3. The effects this Subdivision is likely to have upon the housing needs of the region, the public service requirements of its residents, and the available fiscal and environmental resources have been considered and balanced. The Subdivision is consistent with the City's General Plan, Zoning Code, and the Canyon Hills Specific Plan Amendment No.2. The Subdivision will provide necessary public services and facilities, will pay all appropriate fees, and will not result in any adverse environmental impact. 4. The design of the Subdivision provides to the greatest extent possible, for future passive or natural heating or cooling opportunities in the subdivision (Government Code Section 66412.3). The Subdivision will comply with all appropriate conservation requirements of the City and Uniform Building Code. SECTION 4. Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Planning Commission hereby recommends that the City Council approve Vesting Tentative Parcel Map 34979. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. AGEND.~ HEM NO. Co P,,;CE d () OF Ie ( PLANNING COMMISSION RESOLUTION NO. 2007- PAGE50F5 PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: A YES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman Lake Elsinore Planning Commission ATTEST: Rolfe M. Preisendanz Director of Community Development AGENDA iTEM NO. l.o PACE ;;) I OF III I RESOLUTION NO. 2007- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2006-10 WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore requesting Residential Design Review approval for the Hidden Oaks Condominium Community and ultimate development within Parcel Map No. 34979 (the "Project"); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Design Review requests for residential projects within the Canyon Hills Specific Plan; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code gg 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. gg 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time p,('F,'n.'\ ITEM NO. (0 E d-d- .. or- (of _.,~._._",---, PLANNING COMMISSION RESOLUTION NO. 2007- PAGE20F4 the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more sever than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not the be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative."; and WHEREAS, Addendum No.2 to the certified Final Environmental Impact Report, State Clearinghouse No. 87111606 (the "FEIR") for the Cottonwood Hills Specific Plan was prepared and approved by the City Council in March 2007 to address minor changes associated with Specific Plan Amendment No.2 to the Cottonwood Hills Specific Plan (renamed the Canyon Hills Specific Plan as part of Specific Plan Amendment No.2); and WHEREAS, the Project was contemplated by Specific Plan Amendment No.2 and does not present substantial changes or new information regarding the potential environmental impacts that were analyzed in the FEIR or the changes addressed in Addendum No 2; and WHEREAS, public notice of the Project has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on September 18, 2007. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: AGENDA ITEM NO. 0 PAGE ;:}-'1 OF 0 / PLANNING COMMISSION RESOLUTION NO. 2007- PAGE30F4 SECTION 1. The Planning Commission has considered the proposed design and building elevations for the Hidden Oaks Condominium Community and has found them acceptable. The Planning Commission finds and determines that the Hidden Oaks Condominium Community design is consistent with Amendment No.2 of the Canyon Hills Specific Plan. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Project does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the Project were contemplated by the FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for the Project. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.82, the Planning Commission makes the following findings for the approval of Residential Design Review No. 2006-10: 1. The project complies with the Goals, Objectives and Policies of the General Plan and the Canyon Hills Specific Plan Amendment No.2, as approved. The General Plan designates the project site as "Canyon Hills Specific Plan. " The Canyon Hills Specific Plan Amendment No.2 designates the project site as "MF2." Parcel Map No. 34979 and the Hidden Oaks Condominium Community will collectively lead to the construction of a multi-family condominium development that is consistent with Canyon Hills Specific Plan Amendment No.2. 2. This project complies with the design directives contained in Chapter 17.82.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The Project is appropriate to the site and surrounding developments in that it will result in the construction of multi-family attached units in accordance with appropriate development and design standards contained in Canyon Hills Specific Plan Amendment No.2. The Project creates interest and varying vistas as a person moves along any street within the Hidden Oaks Community. The Project also complements the quality of existing neighboring development and will continue to provide visually-pleasing design and architecture within the project area. ACENDA ITEM NO. Co PACE?- Y OF r.e.., PLANNING COMMISSION RESOLUTION NO. 2007- PAGE 4 OF 4 3. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the project to ensure development of the property in accordance with the General Plan, Municipal Code, and Canyon Hills Specific Plan Amendment No.2. The Planning Commission has considered the Project and finds that with the attached conditions of approval, the Project complies with the purposes and objectives of the General Plan, Municipal Code and Canyon Hills Specific Plan Amendment No.2. SECTION 4. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby recommends that the City Council approve Design Review 2006-10 for the Hidden Oaks Community. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 18th day of September 2007, by the following vote: AYES: NOES: COMMISSIONERS: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Michael O'Neal, Chairman Lake Elsinore Planning Commission ATTEST: Rolfe M. Preisendanz Director of Community Development AGENDA ITEM NO. (0 PAGE d-S Or- CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS GENERAL CONDITION 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the Conditional Use Permit No. 2006-16, Vesting Tentative Parcel Map No. 34979, and Residential Design Review No. 2006-10 (Hidden Oaks) project attached hereto. CONDITIONAL USE PERMIT NO 2006-16 2. Conditional Use Permit No. 2006-16 approved herein shall lapse and shall become void one (1) year following the date on which the use permit became effective, unless prior to the expiration of one year, a building permit is issued and construction commenced and diligently pursued toward completion on the site. 3. The Conditional Use Permit shall comply with the all applicable requirements of the Lake Elsinore Municipal Code; Title 17 unless modified by approved Conditions of Approval. 4. The Conditional Use Permit granted herein shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of this approval. 5. Prior to final certificate of occupancy of the Conditional Use Permit, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. 6. The applicant shall at all times comply with Section 17.78 (Noise Control) of the Lake Elsinore Municipal Code which requires noise or sound levels to be below 50 decibels between the hours of7:00 am to 10:00 pm and below 40 decibels between the hours of 10:00 pm to 7:00 am in nearby residential areas. Planning Commission AGENDA ITEM NO. Co PACE )<0 OF Co ( CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 7. Security lighting shall be required. All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. VESTING TENTATIVE PARCEL MAP NO. 34979 8. Vesting Tentative Parcel Map No. 34979 will expire two (2) years from date of approval unless within that period of time the CC&R's and an appropriate instrument has been filed and recorded with the County Recorder, or an extension of time is granted by the City of Lake Elsinore City Council in accordance with the Subdivision Map Act. 9. The Vesting Tentative Parcel Map shall comply with the State of California Subdivision Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal Code, Title 16 unless modified by approved Conditions of Approval. 1 a.Prior to final certificate of occupancy of Vesting Tentative Parcel Map, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. II.Prior to the first certificate of occupancy the applicant shall prepare and record CC&R's against the condominium complex. The CC&R's shall be reviewed and approved by the Community Development Director or Designee and the City Attorney. The CC&R's shall include methods of maintaining common areas, parking and drive aisle areas, landscaped areas including parkways, and methods for common maintenance of all underground, and above ground utility infrastructure improvements necessary to support the complex. In addition, CC&R's shall establish methods to address design improvements. 12.The CC&R's shall expressly designate the City of Lake Elsinore as a third party beneficiary to the CC&R's such that the City has the right, but not the obligation, to enforce the provisions of the CC&R's. Planning Commission ACENDA ITEM NO. ( n PACE_;). ( OF 0 / CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS I3.No unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to financially assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and duty to maintain, all said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. I4.Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. IS.Membership in the Home Owner's Association shall be mandatory for each buyer and any successive buyer. I6.Reciprocal covenants, conditions, and restnctIOns and reciprocal maintenance agreements shall be established which will cause a merging of all development phases as they are completed, and embody one (I) homeowner's association with common area for the total development of the subject project. I7.In the event the association or other legally responsible person(s) fail to maintain said common area in such a manner as to cause same to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon said common area, individual units or whole thereof as provided by law. I8.Each unit owner shall have full access to commonly owned areas, facilities and utilities. Planning Commission ACENDA ITEM NO. 1 PACE ;)-f3 OF () / CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 19.The applicant shall continue to comply with those mitigation measures identified in the Mitigation Monitoring Program adopted with the Environmental Impact Report prepared for the Canyon Hills Specific Plan. 20. The developer shall continue to comply with the terms and requirements contained in the BO and CO issued by the USFWS in 1992 for the Cottonwood Hills Specific Plan and was subsequently amended on April 19, 2002 and July 16,2002. 21. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674-3124. RESIDENTIAL DESIGN REVIEW NO. 2006-10 22.Design Review approval for Residential Design Review No. 2006-10 will lapse and be void unless building permits are issued within one (1) year of City Council approval. The Community Development Director may grant an extension of time of up to one (1) year per extension, prior to the expiration of the initial Design Review approval. Application for a time extension must be submitted to the City of Lake Elsinore one (1) month prior to the expiration date. 23.Conditions of Approval shall be reproduced on page one of building plans submitted to the Building Division Plan Check. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 24.All site improvements approved with this request shall be constructed as indicated on the approved site plan and elevations. Revisions to approved site plans or building elevations shall be subject to the review of the Community Development Director. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by Conditions of Approval, or the Planning Commission/City Council through subsequent action. 25.All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public Planning Commission AGEND/\ !TH,~ NO. Co PACE :J-9 OF (Q { CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS streets. Any material covering the roof equipment shall match the primary wall color. 26.All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. All light fixtures shall match the architectural style of the building. 27.No exterior roofladders shall be permitted. 28.Applicant shall use roofing materials with Class "A" fire rating. 29. The Planning Division shall approve the location of any construction trailers utilized during construction. All construction trailers shall require a cash bond processed through the Planning Division. 30.Materials and colors depicted on the plans and materials board shall be used unless modified by the Community Development Director or designee. 31.Decorative paving shall be included at the drive entryways and shall be shown on the construction drawings submitted to Building and Safety. 32.0n-site surface drainage shall not cross sidewalks. 33.Parking stalls shall be developed pursuant to the requirements of the Canyon Hills Specific Plan. 34.All exposed slopes in excess of three feet (3') in height shall have a permanent irrigation system and erosion control vegetation installed, approved by the Planning Division. PRIOR TO BUILDING/GRADING PERMITS 35.Prior to issuance of any grading permit or building permits, the applicant shall sign and complete an "Acknowledgement of Conditions" form and shall return the executed original to the Planning Division for inclusion in the case records. Planning Commission ACENDA ITEM NO.~__ PACE 30 _o~ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 36.Prior to the commencement of grading operations, the applicant shall provide a map of all proposed haul routes to be used for movement of dirt material. Such routes shall be subject to the review and approval of the City Engineer. A bond may be required to pay for damages to the public right-of -way, subject to the approval of the City Engineer. 37.Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted, reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee, prior to issuance of building permit. A Landscape Plan Check & Inspection Fee will be charged prior to final landscape approval based on the Consultant's fee plus forty percent (40%) City fee. a) All planting areas shall have permanent and automatic sprinkler system with 100% plant and grass coverage using a combination of drip and conventional irrigation methods. b) Applicant shall plant street trees, selected from the City's Street Tree List, a maximum of forty feet (40) apart and at least twenty-four-inch (24") box in size. c) All planting areas shall be separated from paved areas with a six inch (6") high and six inch (6") wide concrete curb. d) Planting within fifteen feet (15') of ingress/egress points shall be no higher than thirty-six inches (36"). e) Landscape planters shall be planted with an appropriate parking lot shade tree to provide for 50% parking lot shading in fifteen (15) years. f) Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. g) The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. Planning Commission ACENDA m:;:M NO. PAGE 3 { ro OF &;-, CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS h) All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance by the Landscape Consultant and Community Development Director or Designee. i) All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. All planting areas shall include plantings in the Xeriscape concept, drought tolerant grasses and plants. j) Final landscape plan must be consistent with approved site plan. k) Final landscape plans to include planting and irrigation details. 38.Applicant shall comply with the requirements of the Elsinore Valley Municipal Water District (EVMWD). Proof shall be presented to the Chief Building Official prior to issuance of building permits and final approval. 39.Prior to issuance of building permits, applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid. 40.Prior to issuance of building permits, applicant shall provide assurance that all requirements of the Riverside County Fire Department have been met. 41.Prior to issuance of building permits, applicant shall pay all applicable fees per the approved Development Agreement. PRIOR TO ISSUANCE OF A BUILDING PERMIT 42.The Home Owner's Association shall be established prior to the occupancy release of the first dwelling unit. Planning Commission AGENDA !TEM NO. (0 P;'\CE j.;)-- OF ~ I CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS ENGINEERING 43.Construct vehicle turn-around at each gated location. Turn-around shall be constructed outside the gate as shown on the approved site plan. 44.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 45.Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85- 26). 46.Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. 47.Construct all public works improvements per approved street plans (LEMC 12.04). All streets providing access shall be constructed prior to issuance of first certificate of occupancy. 48. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 49.All improvement plans shall be digitized and submitted at Certificate of Occupancy. The applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. 50.All utilities except electrical over 12 KV shall be placed underground, as approved by the serving utility. 51.Applicant shall provide a homeowner's assocIatIOn with CC & R's for maintenance of the open space, private roads and proposed drainage/debris basins. 52.In accordance with the City's Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R Inc. for removal and Planning Commission AGENDA m::,~ NO. Co _H .... PACE 3 3 OF Co ( . r CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. STREET IMPROVEMENTS 53.Dedicate right-of-way along the project frontage of Railroad Canyon Road such that the distance from the centerline of Railroad Canyon Road to property line measures 60-feet. If the right-of-way described already exists, this condition will be considered satisfied. 54.Construct street improvements including curb, gutter and sidewalk such that the roadway section measures 48- feet from the centerline to the gutter flow line. 55.Identify traffic study and provide support documentation in which the proposed project was taken into consideration. 56.Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to first occupancy. All traffic control devices shall be installed prior to final inspection of public improvements and issuance of first certificate of occupancy. This includes No Parking and Street Sweeping Signs for streets within the tract. 57.Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. 58.Drive isle clear width shall comply with Fire Department requirements. 59.Sight distance on all on-site and public streets shall conform to CAL TRANS requirement for sight distance. 60. Longitudnal grades shall not exceed 15% unless otherwise defined through a develop. 61.Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements within the existing Street Right-ofway(LEMC 12.08 and Resolution 83-78). Planning Commission AGENDA ITEM NO. to ~ ,-= PAGE 3 '1 OF L_ CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 62.Provide street lighting and show lighting improvements as part of street improvement plans on Railroad Canyon Road. The spacing of the street lights shall conform to the City Standard street light spacing as required 63. Street lights constructed along Railroad Canyon Road shall be 22,000, HPSV as required. 64.Developer shall annex to the City's Street Lighting and landscaping Maintenance District. 65.Developer shall install blue reflective pavement markers in the street at all fire hydrant locations in accordance with City Standards. 66.Provide Reciprocal access agreement in a manner such that the right runs with the land. GRADING 67.All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ~" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 68. The applicant shall install permanent bench marks in accordance with Riverside County Standards. 69.Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to building permit issuance. 70.All slopes greater than 30-feet tall shall have a 6-foot bench to interrupt the 30-foot increment. 71.Buildings shall be set back from the toe of slopes a distance of H/2 in accordance with the Uniform Building Code Requirements. 72.Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. Planning Commission AGENDA ITEM NO. (;, PACE ~;- OF (0 I CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 73.Provide fire protection facilities as required in writing by Riverside County Fire. 74.Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow pattern inspection can be conducted before grading begins. 75.Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 76.An Alquis-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. Documentation from a licensed geologist or geotechnical engineer certifying the non-existence of this conditions will also be acceptable. 77.All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1, if applicable, for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured and constructed with drainage ditches every 30-vertical feet. 7S.Prior to commencement of large scale grading operations, applicant shall provide to the City a map of all proposed haul routes to be used for movement of export material. Such routes shall be subject to the review and approval of the City Engineer. DRAINAGE 79.Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a notarized and recorded letter of drainage acceptance or conveyed to an established drainage easement. SO. On-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map. Planning Commission ACENDA ITEM NO. b PACE "3 ~ OF ~ .~-~ -.--.~..'.-- CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 81.All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 82.Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. The report shall verify impacts of storm water on existing facilities. 83.Applicant shall convey on and off site drainage to an improved drainage facility. 84.All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 85.Provide on-site detention for the increased runoff produced by the project. 86. Storm drain inlet facilities shall be appropriately stenciled to prevent illegal dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 87 .Roof and yard drains shall not outlet directly through cuts in the street curb. Roof drains shall drain through a minimum of twenty (20) feet oflandscaped area. 88.A drainage acceptance letter will be necessary from the downstream property owners for outletting the proposed stormwater run-off on private property. 89.Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 90.Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention plan prior to issuance of grading permits. The applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) for construction activities and a Water Quality Management Plan (WQMP) detailing the permanent clean water features. The WQMP shall include a maintenance program, for post construction compliance with the City's Clean Water Runoff Program. Planning Commission AGENDA m:i,,~ NO. ~ , -- PACE ~ {-;;-"G-~:::l . CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS 91.Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. COMMUNITY SERVICES DEPARTMENT 92.Applicant shall pay applicable park fees unless documentation IS provided otherwise. 93.No park credits shall be given for private park areas, open space, or recreation facilities constructed within the development. 94. The developer shall utilize CR&R for all construction debris removal, hauling, and recycling as per City ordinance. 95.The City landscape architect shall review and approve all landscaping plans. 96.The Home Owner's Association (HOA) shall maintain all landscaped areas including landscaping fronting Railroad Canyon Road, open space, water quality basin and all interior plantings. 97.The Home Owner's Association (HOA) shall maintain all block walls and keep them free of graffiti. 98.All interior roads, street signs, street markings, sidewalks, enhanced concrete to be maintained by the Home Owner's Association (HOA). 99. Water quality basin outlet to meet all requirements of the Riverside County Flood Control, Army Corps of Engineers and the City of Lake Elsinore. Planning Commission I'r'E~,nl' ,...-.. a I ri.u 'h~J~""t f Z t;~'il r~O. \0 Pj~CE '~2' -oF~'~k~'j CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2006-16, VESTING TENTATIVE PARCEL MAP NO. 34979, AND RESIDENTIAL DESIGN REVIEW NO. 2006-10 HIDDEN OAKS DEPARTMENT OF ADMINISTRATIVE SERVICES 100. Prior to the issuance of the first building permit, the applicant shall annex into Community Facilities District 2003-01 to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. 101. Prior to the issuance of the first building permit, the applicant shall annex into Lighting and Landscape Maintenance District No.1 to offset the annual negative fiscal impacts of the project on public right-of-way landscaped areas to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison. RIVERSIDE COUNTY FIRE DEPARTMENT 102. The applicant shall comply with all requirements of the Riverside County Fire Department. Fire protection measures shall be provided in accordance with Riverside County ordinances and/or recognized fire protection standards. 103. Blue retro-reflective pavement markers shall be mounted on public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers shall be approved by the County Fire Department. Planning Commission ACENDt\ ITEM NO.~ PAGE -:scr OF _(q. L ~ ~ ~ ~ .1--( ~ u I--( > ~", ~~- J>._ ~.; ...."'-. 'z o ~ u o ~ b ~ ~ p.. -0 c:: QJ Q.) -..J II) < I&J It: < I- Z ::> CJ % Z % :i i:L . . ... ... .. .. + + + .. . .. . . . . . . . . .. .. .. . . . .4...... .. .... ... ... .. . .....4.. . . . . . . . . . .. ... .. .. - .. .. ." ... ... .. . . + + o 0+( o lr lr o '":') ~ f :,.'. o < o 0:: 0:: o % :i , . . . . . . . . . . , . . It , ( I&J o < '0.. II) Z 1&1, ' D- O .... 0+(' II!:: ,~ < % It: W m ~ :>. :z I- Z :> <:) z % z S 0.. II) ... Canyon Hills EXHIBIT '.,.-. ~., ..'IiIt-.- :1- :,'1" " , ,. ............ . ~, . . ' '2 / 'A' fo OF &;7 ACENDAITEM tm. PACE '10 ~~ :;: ii~ j!i~ III 11m, ~ o Zo.- '" ~o.- Q:::::~ -<(C") 00 zz V)ZC1... ~z-<( ""C~< OC1...jjj ""-U zZQ::::: IJ.J~~ aC1...l.L.J au> -u:~ :r:Q;5 l.L.Jz C1...l.L.J U)..... ~o ~z l:~ zU) o~ >- Z o .';. . .!]! I! illl II l~HHJ Hil !i . ~I ~1:Jt ~1'1.t1! l 11. q- '."- . jl , . Hm Hwjj~!H! ~~~- ....:!~. ..,:::~", '11111' 11"1-':-1" , .~+~.illl I ! :~llll ~ _-j-I:_~~ ll;:J,li:n,jHjjj II :-:~ ~ . j" , jlil'j J I:' , ~7'"/J \ ' :' .~, . :" ~ ;..: ~(\~ .i'i . .,."" .I,. ..' '----... C' ""'IIll II" ....e Y ~:... I ~ __ ~u.. .... I' "~~\, r, 'I \" ,: 11,'~'; ~;; ~~ ~. '"~I ',~ lH'dJjj l~l!) \. I :, .,~" !' . ~ : i j"'~'~,:; I r ~! r 15 .j 'I" ~ :r::\: .J :'II I ....; ,-_I " ~\ ~~~~ ,,~~~~ ~~i~~ iii;~ 5~! ~~! I!!! nH ~!!! !~E ~~~~ ~~~~~ !S~~~~ Hiii I ! ,I ~ 'I, U. ! I !Il ill ~ I ~i~ : ho,. . 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J <.,;; , ; n 1 II . ~(~\ \'1 j): I H j ~ fl i, r' t I i Iii i : i I : i i i; i I: i I! i : Ii !Ii!! liiil! i!~ ~ .. .. p ~! ~' c~' ' ___H( '/ '~ Ol133HS33S _: " -,,e.' J~"':-n~; ~\' I'~.' .?~ .-=:::I -~.- ~. ,~, ulH lye:>. \, . _ r-J ';i' ,i /': "'II'AII .\. 'CV[" "\ii:~ ' ~ y' .. ~": c'l'.' L~~~h'~c ~. .'~'" ~;'J: fA j. ~. ii, ~ ;.~ ~-"'" ". "'l, . ~ T.-,.,.; , ~ ilJ~' ~l.I I .,.Z~ . /41 ~....'..c,.-;".",',~"'/1.',,,;~""."..'..~."'n.~i~..' .~r .:-~ l..,:!..,"...;~i,l.'. I~ , >.T".j,ft~ J ',.. <~ ":- oj ~ ,jll · !" ; 1~"2"s:.,-"P', """" ,- '"i " ,'I" ;" . ~~L~~~'.C' / ~ f' /.1' IlIi .:. ~" '/ 7// f.5j,ij 'F':~'I fiI t'. .,' . ,Ie : ~. ~ Vj//f;L~~' Jl' (t,......,;,. ",.;~d\' , <? 01/""''-- . -~,': '.:' J It t."~~~~'J ..'?~i:#///" I"~ 'H::' ~'r;;'tftj:' < .'$'// t</ . . . ~;rh,W\~ ' .(\l~,t' .' ! 'I 0.. ~ - :: tu UJ J: '" UJ UJ V) ;';/'.~ , '-..?I' h ", ~~:, ~.'~ ~.. ~....' ~'~ >1 . .,. 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I' i! , 0 ! , 1 . i l~' II , ~., I ',' U~' ( . ll~! II AGENDA ITE1.I'iJo.-11 ... .__.....PACE..... .S--O-:."OF':'" :1; Ji. ~ltt .....~;;... .. .._u.. jUU ~H!~ I! 11 ~ ij~ ~3~. i .' I.,". I ~ I .:' " 1 . 1 ! . 1 .~! .;,j E I , ,: .1111 'il.LI, i: l!: !: ill I i. ~i I : : i i : ! II! i Iii : ( ~ \ ',ir I ~, i ~ .'., is it.! ~i)V:) ir i i 1 i:: j i : j i !~ 1 : ~ i ! 1 1 : ! I I "I I! d 1; d Ii ! j 11 ~ ill! i i i i i! I! li U;ll C) ~:.,;~ ~ri~ '! I, H Ii I: ij :\!! ~:~~= .hL .....:l~.R ~~:~~ HiHHHI ( \1 ill (,1\ ' ;"i I ' 1I i \ U i1" 1~~Hii~if d 1! : l i i ! i : i i i :~ 1 : I I I I I : I : I ~i I : l : ) : ~ : : ~ ; ~I!n i i!! i! I; il! " MU ~ _ .. M _ .. :: . . ~ 0", :; ~~ ~ ! ~ ~ ~ ~ ~ ~ ~ ~ i! i!ljt L;~ "Oi 1.1 , II": I I! t t la" I I ,', .: il) ! I 11, :: t! l !: i 11 I 1 ! ~ i : : j : l: : : i ; ~ l j 1 : i: : I ; ~ I - I I I I illllliil!!i! lil!l ifn ~ I Ii ~ Ill. ,';1 '" \~ '" " \.1 1-: >.: ,II, ,I! ,,11 'j /' ---. 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II 111111111111111 IIII .____ 1111111111111111:: iii iiiiiiliiii II < I t~ :i ,,. ;' I ;1 J I! I I ..0-.08 . .. .. .. ~ .~~~. . 'Iii .: ~ 'II + I ~ o .u. tt t:t tt. .tl c ra tt J ii II (~-7 AGENDA ITEM NO. 0 PAGE 0, OF. CITY OF LAKE ELSINORE REPORT TO PLANNING COMMISSION TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT DA TE: SEPTEMBER 18, 2007 PREPARED BY: TOM WEINER, PLANNING MANAGER TITLE: DISCUSSION RELATED TO SEPTIC SYSTEM MONITORING IN THE COUNTRY CLUB HEIGHTS AREA AND ADVANCED TREATMENT UNITS BACKGROUND Recently, there has been an influx of residential development projects in the Country Club Heights area that have incorporated private septic systems. As the Commission is aware, connection to a public sewer system is required only when an existing sewer line is located within 200 feet of the property line for a proposed residential unit. Due to the infrastructure constraints in the Country Club Heights area, the proliferation of septic systems has flourished during the past cycle of accelerated residential development in this area of the City. DISCUSSION Properly designed and well-maintained septic systems in low density areas should not cause any serious environmental problems. However, septic systems can fail and cause severe short-term and long-term adverse impacts. Septic system malfunctions can result from a number of factors, including, but not limited to, the following: a. Poor soil conditions: Lack of fine soil will cause fast percolation and poor filtration; too much fine soil will prevent the wastewater from percolating and may cause surfacing; shallow bedrock or other impermeable surface may also cause surfacing. b. High groundwater levels: The Regional Water Quality Control Board's Guidelines for Septic Systems require a 10 foot separation between the ground surface and AGENDi'\ ITEM NO. I PAC:: I OF 5 REPORT TO PLANNING COMMISSION September 18, 2007 PROJECT TITLE: CC HEIGHTS SEPTIC SYSTEM DISCUSSION anticipated high groundwater and a five (5) foot separation between the bottom of the disposal facilities and anticipated high groundwater. If the groundwater is high, the septic system effluent may surface and/or contaminate the groundwater. c. Hydraulic overloads caused by high density of septic systems and population: Septic systems on small lots and more people in a household than can be accommodated by the septic system design capacity can exacerbate the septic system failure rates. d. Lack of septic system maintenance: If the systems are not properly designed and regularly maintained, failures can occur. Regular pumping of septic systems inundated by groundwater may not help significantly. If residents dispose of hazardous chemicals, toxic substances, pesticides or other chemicals into the septic systems, surface and/or groundwater quality can be adversely impacted. Members of the Commission have expressed concern regarding the high volume of septic systems that exist and are proposed for the Country Club Heights area. Questions were also raised regarding the potential of groundwater contamination due to failing units as well as the effectiveness of Advanced Treatment Units that are used in conjunction with septic systems. Existing Conditions in Country Club Heights Country Club Heights contains approximately 1,033 acres with varying types of residential dwelling units spread throughout. Although there are numerous existing and proposed residential dwellings within Country Club Heights, existing conditions have limited residential development in the area. Some lots have been determined to be unsuitable for development at this time due to the inability to meet state Clean Water Act requirements, notably, proper sewage disposal. The Riverside County Health Department (RCHD), which oversees and permits the use of septic systems County-wide, was contacted by City Staff in order to obtain information regarding tracking of existing septic systems within the Country Club Heights area. Information obtained from RCHD revealed that there is no formal tracking system for the number of septic units permitted in a particular area. However, copies of septic system permits issued by RCHD are maintained, therefore allowing for tabulation if deemed necessary. AGENDA ITEM ( PAGE,2 oF3 REPORT TO PLANNING COMMISSION September 18, 2007 PROJECT TITLE: CC HEIGHTS SEPTIC SYSTEM DISCUSSION Santa Ana River Basin Groundwater Conditions The City of Lake Elsinore is located within the Santa Ana River Basin. The Santa Ana Regional Water Quality Control Board (Regional Board) is responsible for the protection of water quality within the Santa Ana River Basin, including its tributary areas. The Basin Plan for the Santa Ana River Basin is the basis for the Regional Board's regulatory programs. The Basin Plan specifies beneficial uses and water quality objectives (jointly referred to as "water quality standards" in the Clean Water Act) for surface and ground waters within the region. The Basin Plan also includes an implementation plan that describes various permitting options, waste discharge prohibitions, monitoring and enforcement, and other control measures necessary to protect water quality. The Basin Plan includes prohibitions on the use of septic tank- subsurface disposal systems (septic systems) in certain areas of the region. The current Basin Plan for the Santa Ana River Basin includes prohibitions on the use of septic systems in Grand Terrace, Yucaipa-Calimesa, Lytle Creek, Mill Creek, Bear Valley, Homeland, and Romoland. These prohibitions were adopted in 1973 and 1982. In 2006, an amendment to the Basin Plan to include a prohibition on the use of septic systems in the Quail Valley area was adopted due to evidence of adverse water quality and public health and nuisance problems caused by failing septic systems in the area. In the instance of Quail Valley, high groundwater levels caused septic tank effluent to surface. This condition impelled citizen complaints and an opportunity to test the water for contaminants (that were eventually discovered) and prompting the amendment to the Basin Plan prohibiting septic tanks. City of Canyon Lake staff as well as Regional Quality Control Board staff discovered the runoff from the Quail Valley area into Canyon Lake. Subsequently, RCHD collected samples from these runoff streams, which revealed high levels of bacteria from septic sources. Advanced Treatment Units A majority of standard septic tank systems operate based on a soil absorption system. The limitation of the septic tank is that it relies on the soil to do more than 50% of the wastewater treatment. This may create a problem in areas with shallow groundwater or areas with poor soil conditions. The soil absorption field is also very sensitive to changing conditions, such as "high solids loading" which may be caused by; failure to AGENDA ITEM 7 PAGE3-0F3 REPORT TO PLANNING COMMISSION September 18, 2007 PROJECT TITLE: CC HEIGHTS SEPTIC SYSTEM DISCUSSION have the septic tank pumped, lack of an outlet filter, or overloading of the tank. "High solids loading" is a main cause of septic tanks/soil absorption field failure resulting in wastewater backing up into the house and! or septic tank effluent surfacing or ponding. An Advanced Treatment Unit (A TU), wherein the entire treatment of the wastewater takes place inside the unit and not in the soil, can alleviate many causes of septic failure. Such a unit can also be used in areas with shallow ground water tables, in nitrogen sensitive areas, or areas with poor soil conditions. Figure 1 below reflects the operation components of an A TU. Figure 1 en , timers. and ne component According to Riverside County Health, A TU s are currently not required, however they are preferable as a means to maintain safe conditions related to septic tank usage. Based on research conducted by staff, A TU s are generally twice the cost of a standard septic system (a standard septic system, on average, costs $8,000 to $10,000 for purchase and installation). Additionally, Riverside County Health requires a year~ AGENDA{I1EM :...J PAGE:::L OF -5 REPORT TO PLANNING COMMISSION September 18, 2007 PROJECT TITLE: CC HEIGHTS SEPTIC SYSTEM DISCUSSION service contract for annual inspections to conduct testing of the affluent from the A TU s to ensure proper operation and water quality. Currently, within the City of Lake Elsinore, there is no policy or code provision for ATUs. There are several methods to incorporate a regulation requiring ATUs, which include incorporating the requirement within Conditions of Approval, adoption of a policy, or a Zoning Code Text Amendment, adopted by ordinance, modifying the Lake Elsinore Municipal Code to incorporate the A TU requirement for all new septic systems. RECOMMENDATION Receive and file. PREPARED BY: TOM WEINER, PLANNING MANAGER APPROVED BY: ~ ROLFE M. PREISENDANZ, DIRECTOR OF COMMUNITY DEVELOPMENT AGENDA ITEM ~ PAGES-OF 5"