HomeMy WebLinkAboutPC Reso No 2011-07RESOLUTION NO. 2011 -07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF
THE CITY OF LAKE ELSINORE APPROVAL OF RESIDENTIAL DESIGN
REVIEW NO. 2011 -01
WHEREAS, Richmond American Homes, has filed an application with the City of
Lake Elsinore requesting approval of Residential Design Review No. 2011 -01 for the
construction of a seventy -four (74) single family detached residential development
including a Model Home Complex and associated improvements for property identified
as Neighborhood 4 of the East Lake Specific Plan Amendment No. 6 (the "Project'); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council for
residential design review applications; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code §§ 21000 et seq.: "CEQA ") and the State Guidelines for Implementation of CEQA
(14 C.C.R. §§ 15000 et seq.: "CEQA Guidelines "), 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 establishes the standard to be
used when determining whether subsequent environmental documentation is necessary
and says that when an environmental document has already been adopted for a project,
no subsequent environmental documentation is needed for subsequent entitlements
which comprise the whole of the action unless substantial changes or new information
are presented by the project; and
WHEREAS, a Supplemental Environmental Impact Report was approved and
adopted in 2004 for the East Lake Specific Plan Amendment No. 6 (SCH #2003071050)
and evaluated environmental impacts that would result from maximum build -out of the
specific plan, which contemplated development of single family residential development;
and
WHEREAS, the Entitlement does not present substantial changes or new
information regarding the potential environmental impacts of development; and
WHEREAS, the Planning Commission has considered evidence presented by
the Community Development Department and other interested parties at a public
hearing held with respect to the Entitlement on March 1, 2011.
PLANNING COMMISSION RESOLUTION NO. 2011 -07
PAGE 2 OF 4
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 prior to
making a decision to recommend that the City Council approve Residential Design
Review No. 2011 -01 for a single family detached residential development.
SECTION 2. The Planning Commission finds and determines that no new CEQA
documentation is necessary. The Project comprises the whole of the action which was
analyzed in the previously approved and certified Supplemental Environmental Impact
Report (SCH # 2003071050) for the East Lake Specific Plan Amendment No. 6.
Approval of the Entitlement will not change density or intensity of use; it simply
establishes standards for color palates, articulation, orientation, and design of single
family residential development. Therefore, no further environmental review is
necessary.
SECTION 3. That in accordance with State Planning and Zoning Law and the
Lake Elsinore Municipal Code, the Planning Commission makes the following findings
regarding Residential Design Review No. 2011 -01:
1. The single family detached residential development, as approved, will comply
with the goals and objectives of the General Plan, Specific Plan and the Zoning
District in which it is located.
The single family detached residential development complies with the goals and
objectives of the General Plan and the East Lake Specific Plan Amendment No.
6. The facility will assist in achieving the development of a well - balanced and
functional mix of residential, commercial, industrial, open space, recreational and
institutional land uses.
2. The single family detached residential development complies with the design
directives contained in the East Lake Specific Plan Amendment No. 6 and all
applicable provisions of the Lake Elsinore Municipal Code.
The single family detached residential development is appropriate to the site and
surrounding developments. The three (3) architectural styles proposed will
create a distinctive street scene within the project site. Sufficient setbacks and
onsite landscaping have been provided thereby creating interest and varying
vistas. In addition, safe and efficient circulation has been achieved onsite.
3. Subject to the attached conditions of approval, the single family detached
residential development is not anticipated to result in any significant adverse
environmental impacts.
The single family detached residential development, as reviewed and conditioned
by all applicable City divisions, departments and agencies, will not have a
significant effect on the environment. Approval of the design for the single family
PLANNING COMMISSION RESOLUTION NO. 2011 -07
PAGE 3 OF 4
detached residential development will not result in a substantial change to the
previously adopted Supplemental Environmental Impact Report. Therefore, no
additional environmental review is necessary.
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 Section 17.82.070 of the Lake Elsinore Municipal Code, the
Entitlement been scheduled for consideration by the Planning Commission on
March 1, 2011.
SECTION 4. Based upon all of the evidence presented, the above findings, and
the conditions of approval imposed upon the Entitlement, the Planning Commission
hereby recommends that the City Council approve Residential Design Review No.
2011 -01.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 1 St day of March 2011, by the
following vote:
hn Gonzales, Ch i an
City of Lake Elsino
ATTEST:
-rt A. Brady
Manager
PLANNING COMMISSION RESOLUTION NO. 2011 -07
PAGE 4OF4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Robert A. Brady, City Manager of the City of Lake Elsinore, California, hereby
certify that Resolution No. 2011- 07 as adopted by the Planning Commission of the City
of Lake Elsinore at a regular meeting held on the 1 st day of March 2011, and that the
same was adopted by the following vote:
AYES: CHAIRMAN GONZALES, VICE CHAIRMAN MENDOZA,
COMMISSIONER JORDAN, COMMISSIONER MORSCH,
COMMISSIONER O'NEAL
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
( -Xti
Robert A. Brady
City Manager ,
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
GENERAL
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 Residential Design Review projects attached hereto.
PLANNING DIVISION
2. Design Review approval for Residential Design Review No. 2011 -01 will lapse and be void
unless a building permit is issued within two (2) years of the approval date. The
Community Development Director may grant an extension of time for up to one (1) year
prior to the expiration of the initial Design Review. An application for a time extension and
required fee shall be submitted a minimum of one (1) month prior to the expiration date.
3. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the East Lake Specific Plan and Lake Elsinore Municipal Code,
prior to issuance of certificate of occupancy and release of utilities.
4. All site improvements shall be constructed as indicated on the approved building elevations
and site plans for the Residential Design Review and the Model Home Complex.
5. Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tentative Tract Map No. 31920 and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
6. The following architectural details shall be provided:
• All front fence returns will be decorative masonry walls. Wood fences will not be
allowed along the front elevation.
• Additional architectural enhancements and treatments shall be provided for those
side and rear elevations that are within the public view. The applicant shall
indicate which specific side and /or rear elevations will be afforded with enhanced
architectural treatments on future precise grading plans, subject to approval by
the Community Development Director or designee..
• Nine (9) different color schemes will be provided.
Planning Commission Approved
March 1, 2011
Page 1 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
7. All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
8. Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee.
9. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
10.The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0"
adjacent to the dwelling for the storage of the City trash barrels. The storage pad or area
shall conceal the trash barrels from public view, subject to the approval of the Community
Development Director or designee. Precise grading plans shall identify the location of the
aforementioned flat concrete pad and air conditioning units.
11. The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right -of -way. The applicant
shall obtain street addresses for all production lots prior to issuance of building permit.
12.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 techniques. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
13. The applicant shall comply with all applicable City Codes and Ordinances.
14.Prior to issuance of building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped- accessible bathroom.
15.A cash bond of $1,000.00 shall be required for the Model Home Complex. This bond is to
guarantee removal of the temporary fencing material, parking lot, etc. that have been
placed onsite for the Model Home Complex. The bond will be released after removal of the
materials and the site is adequately restored, subject to the approval of the Community
Development Director or designee.
16.A cash bond of $1,000.00 shall be required for any garage conversion of the model(s).
Bonds will be released after removal of all temporary materials and the site is adequately
restored, subject to the approval of the Community Development Director or designee.
Planning Commission Approved
March 1, 2011
Page 2 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
17.A cash bond of $1,000.00 shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the approval of the
Community Development Director or designee.
18.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
19.The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District ( EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
20. The design and construction of the project shall meet all County Fire Department standards
for fire protection.
21.All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director, prior to issuance of building permit.
22.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation system to provide 100 percent plant and grass coverage
using a combination of drip and conventional irrigation methods. The final
landscaping /irrigation plan is to be reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A Landscape
Plan check fee will be charged prior to final landscape approval based on the Consultant's
fee plus 40 percent.
• The applicant shall plant street trees, selected in conformance with the City's Street
Tree List, at a maximum of 30 feet apart and at least 24 -inch box in size.
• Planting within 15 feet of ingress /egress points shall be no higher than 36 inches.
• 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.
• All landscape improvements shall be bonded with a 100 percent Faithful Performance
Bond for materials and labor for two years from Certificate of Occupancy.
Planning Commission Approved
March 1, 2011
Page 3 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
• All landscaping and irrigation shall be installed within an affected portion of any phase at
the time a certificate of occupancy is requested for any building.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage
provided identifying Xeriscape landscaping.
• The Final landscape plan shall be consistent with any approved site and /or plot plan.
• The Final landscape plan shall include planting and irrigation details.
(as amended by the Planning Commission at the March 1, 2011 meeting).
24.All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
25. Fences located in any front yard shall not exceed three feet in height with the exception
that wrought -iron fences may be five feet in height. Chain link fences shall be prohibited.
26. Garages shall be constructed to provide a minimum of 10' x 20' of interior clear space for
two cars for a total interior clear space of 20' x 20'.
27. Prior to issuance of any precise grading permit or building permit, the applicant shall sign
and complete an "Acknowledgment of Conditions" and shall return the executed original to
the Community Development Department for inclusion in the case records.
28.These Conditions of Approval and those conditions approved with Tentative Tract Map No.
31920 shall be reproduced on subsequent building plans prior to issuance of building
permit.
29. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and
construction activity. Site preparation activity and construction shall not commence before
7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall
not take place on Saturday, Sunday, or any Legal Holidays.
30. The applicant shall pay all appropriate City fees.
31.The applicant shall pay the Multiple Species Habitat Conservation Plan Fee (MSHCP)
Planning Commission Approved
March 1, 2011
Page 4 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
Local Development Mitigation Fee prior to obtaining building permits
32.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.
33.The Homeowner's Association shall maintain all project improvements and facilities,
including the landscaping, park facilities, and drainage improvements.
34.If applicable, the applicant shall participate in the City's Lighting and Landscape
Maintenance District.
35.The developer shall comply with all of the terms and conditions of that certain First
Amended and Restated Development Agreement Between the City of Lake Elsinore and
Laing -CP Lake Elsinore LLC" which recorded on December 17, 2004 in the Official
Records of Riverside County, California as Instrument No. 1001282 and the First Operating
Memorandum of Understanding dated November 23, 2010 by and between the City and
McMillin Summerly, LLC, the successor in interest to Laing, including without limitation the
requirements of Section 12.10 relating to the provision of affordable housing or (at the
election of the developer) payment of an Affordable Housing Fee in the amount of One
Dollar and Thirty Cents ($1.30) per square foot of assessable space
ENGINEERING DIVISION
General Requirements:
36.This project shall comply with the applicable Conditions of Approval of Tentative Tract
31920 as approved by city Council on July 27, 2004.
37.Applicant shall provide a copy of recorded documentation transferring rights under the 2004
"First Amended and Restated Development Agreement between the city of Lake Elsinore
and Laing -CP Lake Elsinore, LLC" to them.
38.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent. All overhead
utilities shall be undergrounded.
39.Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
Planning Commission Approved
March 1, 2011
Page 5 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
40.All slopes and landscaping within public right -of -way shall be maintained by the property
owner or property owner's association or another maintenance entity approved by the City
Council.
41.All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way shall be owned and maintained by property owner
or property owner's association.
42. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
developer shall be required to contract with CR &R Inc. 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.
43. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by
development of the site and or diversion of drainage.
44.Any grading that affects "waters of the United States ", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal and /or
State agencies.
45. The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District and /or Caltrans for encroaching, grading,
or discharging into County flood control facilities or Caltrans right of way.
46.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
FEES
47.The developer shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees may include: Stephens
Kangaroo Habitat Fee (K -Rat), Traffic Infrastructure Fee (TIF), Transportation Uniform
Mitigation Fee (TUMF), and Drainage Fee. Fee rate will be assessed at the prevalent rate
at time of payment in full.
FLOOD PLAIN
48.Site development along the wetlands shall require special grading and erosion control
requirements (LEMC Title 15)
Planning Commission Approved
March 1, 2011
Page 6 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
49. Project lies within a FEMA mapped special flood hazard zone and within the Floodplain
Management area as defined at LEMC 15.68.
50.Meet all requirements of LEMC 15.68 regarding floodplain management. Finish floor
elevation of all buildings shall be a minimum of 1267 ft.
51.The developer shall provide written, signed and sealed certification from a registered Civil
Engineer or licensed Land Surveyor that the finished floor of each structure is at or above
the elevation of1267 ft.
52. No improvement shall be made upon all lands below the 1260 ft elevation level in the
FEMA mapped Lake Elsinore flood plain southeasterly of the Lake levee and no artificial
change in the topography in the surface of said lands shall be made (except terracing and
soil conservation measures) without first complying with all applicable local, State and
Federal laws, rules and regulations and Section 404 of the Clean Water Act. LEMC
15.68.052
53. Meet all requirements of LEMC 15.64 regarding flood hazard regulations.
54. Projects in the back basin shall comply with the special conditions to Permit No. 88-00215 -
00-RRS (Lake Elsinore Management Project)
STORM WATER MANAGEMENT / POLLUTANT PREVENTION
55.The developer shall provide erosion control measures and best management practices
(BMP's) as part of their grading and improvement plans. The developer shall ensure
protection of storm water quality and meet the goals of the BMP in Supplement "A" in the
Riverside County NPDES Drainage Area Management Plan.
56.The developer shall provide BMP's that will reduce storm water pollutants from parking
areas and driveway aisles. (Required for lot of one acre or more).
57.All storm drain inlet facilities shall be appropriately marked "No Dumping, Drains to Lake"
using the City authorized marker to prevent illegal dumping in the drain system.
58. Education guidelines and Best Management Practices (BMP) shall be provide 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 storm water quality and met the goals of the BMP in Supplement
"A" in the Riverside County NPDES Drainage Area Management Plan. (Required for lot of
one acre or more).
Planning Commission Approved
March 1, 2011
Page 7 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
59.The developer shall prohibit the discharge of waste into the storm drain system or local
surface waters in accordance with City of Lake Elsinore ordinances for storm water
management and discharge control and with state and federal law. 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.
60.The developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for City's
review and approval. The document must be reviewed prior to grading permit issuance.
61.The developer shall submit a Water Quality Management Plan (WQMP) as required per the
Santa Ana Regional Water Quality Control Board. The requirements of WQMP may affect
the overall layout of the project. Therefore, WQMP submittal should be during the initial
process of the project. The final WQMP must be approved prior to grading permit
issuance.
62.The WQMP shall demonstrate that discharge flow rates, velocities, duration and volume for
the post construction condition from a 2 year and 10 year 24 hour rainfall event will not
cause significant adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts to downstream public
facilities and water bodies. The WQMP shall provide measures to minimize the impact
from the pollutants of concern and hydrologic conditions of concern identified for the
project. Where the pollutants of concern include pollutants that are listed as causing or
contributing to impairments of receiving waters, BMPs must be selected so that the project
does not cause or contribute to an exceedance of water quality objectives. The WQMP
shall provide information regarding design considerations, and the long -term operation and
maintenance requirements for BMPs requiring long -term maintenance as well as the
mechanism for funding the long -term operation and maintenance of the BMP's.
63. DURING CONSTRUCTION, NPDES education guidelines and Best Management Practices
(BMPs) shall be posted to inform users of this development of environmental awareness
and good housekeeping practices that contribute to protection of storm water quality and
meet the goals of the BMPs in Supplement "A" of the Riverside County NPDES Drainage
Area Management Plan (Required for lots of one acre or more or lots that are part of a
larger common plan (ex. shopping center infill lot).
IMPROVEMENTS
Planning Commission Approved
March 1, 2011
Page 8 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
64. An Encroachment Permit shall be obtained prior to any work on City and /or State right -of-
way. The developer shall submit the permit application, required fees and documents prior
to issuance.
65. Sight distance into and out of the project location shall comply with CALTRANS Standards.
66. All landscaping and fencing at intersections shall meet City Sight Distance Standards.
67. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
68.The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
69. If existing improvements are to be modified, the existing improvement plans on file shall be
modified accordingly and approved by the City Engineer prior to issuance of building
permit.
70.10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall
be contained within the street right -of -way. When either of these criteria are exceeded,
drainage facilities shall be provided.
71.All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
72.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8Y2" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
73.A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off -site and onsite
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10 -yr storm of 6 hours
or 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6 hour and 24hour storm duration
shall be analyzed to determine the detention basin capacities necessary to accomplish the
desired results.
74.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. All off -site drainage, if
Planning Commission Approved
March 1. 2011
Page 9 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
different from historic flow, shall be conveyed to a public facility, accepted by adjacent
property owners by a letter of drainage acceptance, or conveyed to a drainage easement.
75.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
76.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
77. All streets and improvements in the right of way shall be constructed per Lake Elsinore City
Standards. Any deviation from City standards shall be approved by the City Engineer.
78. Submitted street improvement plans and revisions to existing plans shall be prepared by a
Registered Civil Engineer.
79. The developer shall provide signing and striping plans for the required improvements of this
project. The plans shall also incorporate traffic calming measures on local streets.
PRIOR TO GRADING PERMIT
80. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall be
submitted prior to issuance of a grading permit. Export sites located within the Lake
Elsinore City limits must have an active grading permit. Hauling of over 5,000 cy subject to
City Council approval (LEMC 15.72.065). Costs incurred by City in conjunction with
approval of the haul route shall be paid by the applicant.
81.Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right -of -way, subject to the approval of the City Engineer.
82.A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and /or movement of soil (grading) on
the site. The plan shall include separate sheets for erosion control, haul route and traffic
control. The grading submittal shall include all supporting documentation and be prepared
using City standard title block, standard drawings and design manual (available at
www. l a ke -e I s i n o re. o rg ).
Planning Commission Approved
March 1, 2011
Page 10 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
83.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
84. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
85. If the grading plan identifies alterations in the existing drainage patterns as they exit the
site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be
required prior to issuance of grading permits. All grading that modifies the existing flow
patterns and /or topography shall be approved by the City Engineer.
86.The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
87.AII grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
88.A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and /or subsidence zones present on -site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard.
89.The developer shall obtain all necessary off -site easements and /or permits for off -site
grading and /or drainage acceptance from the adjacent property owners.
90. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
91.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
92. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board
for the National Pollutant Discharge Elimination System (NPDES) program.
93. Review of the project Storm Water Pollution Prevention Plan ( SWPPP) and sediment and
erosion control plan shall be completed. A copy of the current SWPPP shall be kept at the
project site and be available for review upon request.
Planning Commission Approved
March 1, 2011
Page 11 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
94.Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit. WQMP review will be based upon
2002 Project approval and /or in compliance with local, state and federal regulations.
95. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
96. Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement,
Stephens Kangaroo Rat Habitat.
97. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
PRIOR TO ISSUANCE OF BUILDING PERMIT
98.AII required public right -of -way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
99.AII internal street improvement and signing and striping plans shall be completed and
approved by the City Engineer.
100. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
101. The developer shall pay all fees and meet requirements of an encroachment permit issued
by the Engineering Division for construction of onsite and /or off -site public works
improvements (LEMC12.08, Res.83 -78).
102. All signing and striping and traffic control devices for the required improvements internal to
TR 31920 -4 shall be installed.
103. All public improvements internal to TR 31920 -4 shall be completed in accordance with the
approved plans or as condition of this development to the satisfaction of the City Engineer.
104. All water and sewer improvements shall be completed in accordance with Water District
requirements.
Planning Commission Approved
March 1, 2011
Page 12 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
105. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
106. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC.
107. As -built plans shall be completed and signed by the City Engineer.
108. All improvement plans and recorded maps shall be digitized. The developer shall submit
tapes and /or discs which are compatible with City's ARC Info /GIS or developer to pay
$1,000 per sheet for City digitizing the plans.
109. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8'/2 x 11" mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
110. All required public right -of -way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent property(ies)shall be
recorded with a recorded copy provided to the City prior to final project approval.
111. Documentation of responsibility for slope maintenance along right -of -ways and open
spaces to be maintained by the HOA or other entity shall be provided in a recordable
format and recorded prior to occupancy /final.
112. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
113. Prior to grading or building permit close -out and /or the issuance of a certificate of use or a
certificate of occupancy, developer shall:
• Demonstrate that all structural BMPs required for TR 31920 -4 have been
constructed, installed and are functioning in conformance with approved plans and
specifications and the WQMP;
• Demonstrate that they are prepared to implement all non - structural BMPs required
for TR 31920 -4 included in the conditions of approval or building /grading permit
conditions;
• Demonstrate that an adequate number of copies of the approved project specific
WQMP required for TR 31920 -4 are available for the future owners /occupants; and
Planning Commission Approved
March 1, 2011
Page 13 of 14
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -01
NORTHSTAR AT SUMMERLY LAKE ELSINORE
• The developer shall provide all education guidelines for Water Quality Management
Practices to the separate owners of the development, regarding the environmental
awareness on good housekeeping practices that contribute to protection of storm
water quality and meet the goals of the approved WQMP in the Riverside County
NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for
handout/guideline information.
114. The property owner shall execute and cause to be recorded a "Covenant and Agreement'
in the form provided by the City to inform future property owners of the requirement to
implement the approved final project - specific WQMP.
115. Developer shall pay all outstanding applicable processing and development fees including
but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area
drainage prior to occupancy /final approval.
116. As -built plans for all approved plan sets shall be submitted for review and approval by the
City. The developer /developer /owner is responsible for revising the original mylar plans.
Once the original mylars have been approved, the developer shall provide the City with a
CD /DVD of the "as built' plans in .tif format.
117. All final studies and reports shall be submitted in .tif format on a CD /DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
Provide on compact disc GIS Shape files of all final maps and street and storm drain plans.
*ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California
Zone VI U.S. Fleet.
COMMUNITY SERVICES DEPARTMENT
118. The Developer shall pay all applicable park fees.
119. Developer shall comply with all City Ordinances regarding construction debris removal and
recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
RIVERSIDE COUNTY FIRE DEPARTMENT
120. The applicant shall comply with all Riverside County Fire Departments requirements and
standards. Provide fire protection facilities as required in writing by the Riverside County
Fire Department.
Planning Commission Approved
March 1, 2011
Page 14 of 14