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Item No. 2
CITY OF LADE 9 LSII`IOIIE 'z— DREAM EXTREME- REPORT TO PLANNING COMMISSION TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROBERT A. BRADY CITY MANAGER DATE: MARCH 1, 2011 SUBJECT: RESIDENTIAL DESIGN REVIEW NO. 2011 -01, FOR THE "NORTHSTAR" PROJECT WITHIN THE NEIGHBORHOOD NO. 4 OF THE SUMMERLY LAKE ELSINORE DEVELOPMENT OF THE EAST LAKE SPECIFIC PLAN AMENDMENT No. 6 APPLICANT & OWNER: SONDRA HARRIS, RICHMOND AMERICAN HOMES, 5171 CALIFORNIA, SUITE 120, IRVINE, CA 92617 Proiect Request The applicant requests building designs for single family detached residential units on seventy four (74) lots in the East Lake Specific Plan Amendment No. 6 area (Tract 31920), including a model home complex and related improvements. The proposal will replace the original "Neighborhood No. 4 (Home Run at Summerly)" that was part of the original ` Summerly Lake Elsinore' development in an effort to meet current market conditions. Project Location The project is located within the East Lake Specific Plan Amendment No. 6 in the southern section of the City of Lake Elsinore (Vicinity Map). PC March 1, 2011 Item No. 2 Page 1 of 60 RDR No. 2011 -01 FOR NORTHSTAR MARCH 1, 2011 PAGE 2 OF 6 Environmental Setting Project Background The East Lake Specific Plan (ELSP) was adopted by Ordinance No. 955 by the City council in June 1993. The Plan consists of 3,000 acres and was originally divided into three (3) individual districts that included a Marina District, Lakeside Resort, and Recreation Village. Several Amendments have been made to the East Lake Specific Plan. The first two (2) amendments changed the central area or Phase One of the Specific Plan. The changes primarily reduced the number of residential units and commercial uses and added a Golf Course to the open space area of the plan. Phase One is the development area where the commonly known "Laing Homes" project is located. Two other amendments, Amendment No. 3 and No. 4, were related to industrial development along Corydon Avenue which are both outside of Phase One. Amendment No. 5 is the marina development located on Lakeshore Drive, known as WatersEdge. Laing Homes processed East Lake Specific Plan Amendment No. 6 which was adopted by the City Council on July 24, 2004. This amendment replaced multi - family uses with single family uses, provided several parks and added an approximately 165 acre Golf Course, Club House, and Maintenance and Golf Cart Storage Facility. The Golf Course, Club House, and Maintenance and Golf Cart Storage Facility have been previously reviewed by the Planning Commission and reviewed and approved by the City Council. In June, 2007, the City of Lake Elsinore Planning Commission and City Council approved Residential Design Review No. 2006 -14. This approval was for the construction of 74 residential units with three (3) different single family detached plans ranging in size from 2,389 square feet to 2,582 square feet for the original "Home Run" project. The current project before the Planning Commission is one of several single family residential neighborhoods with the project known, as 'Summerly Lake Elsinore'. The neighborhood under consideration is a 9.6 acre area known as Neighborhood No. 4 (Northstar at Summerly). Lots in this Neighborhood range in size from 5,000 square feet to 9,037 square feet with an average lot size of 6,039 square feet. PC March 1, 2011 Item No. 2 Page 2 of 60 EXISTING LAND USE ZONING GENERAL PLAN Project Site Vacant Residential 1 East Lake Specific Plan North Vacant Residential 1 East Lake Specific Plan South Vacant Residential 1 East Lake Specific Plan East Residential and Commercial County of Riverside County of Riverside West Vacant I Residential 1 East Lake Specific Plan Project Background The East Lake Specific Plan (ELSP) was adopted by Ordinance No. 955 by the City council in June 1993. The Plan consists of 3,000 acres and was originally divided into three (3) individual districts that included a Marina District, Lakeside Resort, and Recreation Village. Several Amendments have been made to the East Lake Specific Plan. The first two (2) amendments changed the central area or Phase One of the Specific Plan. The changes primarily reduced the number of residential units and commercial uses and added a Golf Course to the open space area of the plan. Phase One is the development area where the commonly known "Laing Homes" project is located. Two other amendments, Amendment No. 3 and No. 4, were related to industrial development along Corydon Avenue which are both outside of Phase One. Amendment No. 5 is the marina development located on Lakeshore Drive, known as WatersEdge. Laing Homes processed East Lake Specific Plan Amendment No. 6 which was adopted by the City Council on July 24, 2004. This amendment replaced multi - family uses with single family uses, provided several parks and added an approximately 165 acre Golf Course, Club House, and Maintenance and Golf Cart Storage Facility. The Golf Course, Club House, and Maintenance and Golf Cart Storage Facility have been previously reviewed by the Planning Commission and reviewed and approved by the City Council. In June, 2007, the City of Lake Elsinore Planning Commission and City Council approved Residential Design Review No. 2006 -14. This approval was for the construction of 74 residential units with three (3) different single family detached plans ranging in size from 2,389 square feet to 2,582 square feet for the original "Home Run" project. The current project before the Planning Commission is one of several single family residential neighborhoods with the project known, as 'Summerly Lake Elsinore'. The neighborhood under consideration is a 9.6 acre area known as Neighborhood No. 4 (Northstar at Summerly). Lots in this Neighborhood range in size from 5,000 square feet to 9,037 square feet with an average lot size of 6,039 square feet. PC March 1, 2011 Item No. 2 Page 2 of 60 RDR No. 2011 -01 FOR NORTHSTAR MARCH 1, 2011 PAGE 3 OF 6 Proiect Description The proposal is to replace the previously approved "Home Run" (John Laing Homes) product with a new product proposed by Richmond American Homes, within Neighborhood 4 of the East Lake Specific Plan Amendment No. 6. As previously noted, the "Home Run" product included the construction of 74 residential units with three (3) different single family detached plans ranging in size from 2,389 square feet to 2,582 square feet. The applicant (Richmond American) is proposing to replace the 74 sites with three (3) new single family detached plans ranging in size from 1,810 square feet to 2,048 square feet. The applicant has submitted the following plans for the proposed project: (1) building elevations and floor plans for the proposed models and production units; (2) site and landscaping plans for the Model Home Complex and parking lot; and (3) preliminary plotting plans. The following describes the proposed Design Review application: 1. Residential Design Review No. 2011 -01 (Richmond American Homes): This application includes building designs for seventy four (74) single - family detached residential units (Northstar) of the East Lake Specific Plan Amendment No. 6. A single Model Home Complex is also proposed to showcase the proposed residences. In addition, the project is proposed to be constructed in fourteen (14) phases, including the model home and build out phases. Refer to Attachments 4, 5 and 7 which present the site location of the Northstar area, proposed building designs, and the plans for the Model Home Complex, and phasing plan respectively. a. Proposed Residential Units: Richmond American Homes is proposing three (3) different single - family detached plans, as described below. • Plan 1: Single -story 1,810 square foot units with three bedrooms (option for a fourth bedroom); 2 baths; great room, den; kitchen; nook; and laundry room. Two car garage. • Plan 2: Single -story 1,919 square foot units with three bedrooms (option for a fourth bedroom or study and a master retreat); 2 baths (option 3` bath); great room, dining room; kitchen; and laundry room. Two car garage. • Plan 3: Two -story 2,048 square foot units with three bedrooms (option for a fourth or loft); 2.5 baths; great room, dining room (option study), kitchen; nook; and laundry room. Two car garage. b. Architecture, Materials and Colors: To provide variation in the models and floor plans, the applicant proposes the following: PC March 1, 2011 Item No. 2 Page 3 of 60 RDR No. 2011 -01 FOR NORTHSTAR MARCH 1, 2011 PAGE 4 OF 6, Three different architectural styles for the front elevations, including Spanish, Ranch, and Bungalow architectural features and treatments are being offered for each of the plans (consistent with the architectural styles of the "Home Run" community). The Spanish Architectural Style includes concrete "S" tile roofs, decorative pipes, curved archways, recessed windows, vents, and exterior openings to the porches. The Ranch Style includes concrete flat tile roofs, vertical windows, brick accents, decorative wood shutters, and columns. The Bungalow Architectural Style includes concrete flat tile roofs, vertical windows, decorative wood siding, tapered columns and wood shutters. • "Standard" and "Enhanced" architectural features and treatments are offered for each of the plans. "Standard elevations" are minimum features and treatments that will be provided for all plans and include, for example, foam surrounds around all windows. "Enhanced elevations" are additional features and treatments that will be provided for those elevations that are within the public view. Examples of these enhancements include additional wood shutters, pop -out walls, siding treatments, and wrap around porches. Eight (8) roofing tile color types will be provided. • Nine (9) different color schemes will be provided. The applicant has also provided a wall and fence plan as well as a site plan illustrating which lots will provide architectural enhancements for the project area. Refer to Attachments 8, 9 and 12. c. Model Home Complex: A Model Home Complex is proposed within the Project Area, which is defined as Neighborhood No. 4 of the 'Summerly Lake Elsinore' development of East Lake Specific Plan Amendment No. 6. The Model Home Complex will be located off of Village Parkway. Village Parkway will provide primary access to the complex. The proposed complex provides a parking lot with sufficient parking spaces (5 parking spaces), full landscape and hardscape improvements, trees, and shrubs. It should be noted that the applicant is proposing a 'desert motif' landscaping for the model home complex. This includes drought tolerant plants, mulch, and trees. In addition, the applicant is proposing a decomposed granite top dress with decorative boulders in the front yard. Although staff understands and recognizes the desire and demand for a more drought tolerant landscaping, there is a concern with such a drastic approach to the typical front yard especially within a master planned community. Staff encourages the use of drought tolerant plants and materials, however, staff strongly supports the use of turf in the front yard area. This can include a scaled down amount of turf while maintaining a traditional look and feel of a typical neighborhood area (ref. Attachment 6). Staff would support the model home landscaping as identified in PC March 1, 2011 Item No. 2 Page 4 of 60 RDR No. 2011 -01 FOR NORTHSTAR MARCH 1, 2011 PAGE 5OF6 staff's illustration (Attachment 6) and has conditioned the project accordingly (refer to condition number 24 of the proposed conditions of approval). Analysis Staff finds that the proposed changes meet the minimum quality and attractiveness of the original project (with modification as mentioned above), which was presented to and approved by the Planning Commission. The City of Lake Elsinore Municipal Code refers to designs that create interest, provide varying vistas, and demonstrate quality and originality (Section 17.82.060). The proposed project conforms to the minimum standards of the design guidelines of the approved Specific Plan. Staff feels that the applicant has suggested acceptable alternatives without the loss of quality to the overall project design and amenities. Therefore, staff is in support of the proposed changes. Environmental Determination CEQA Guidelines Section 15162 establishes the standard to be used when determining whether subsequent environmental documentation is necessary. Section 15162 states 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. A Supplemental Environmental Impact Report (SEIR) was approved and adopted in 2004 for the East Lake Specific Plan Amendment No. 6 (SHC #2003071050) and evaluated environmental impacts that would result from maximum build -out of the Specific Plan. The Project does not present substantial changes or new information regarding the potential environmental impacts of development. Therefore, no additional CEQA documentation is necessary. RECOMMENDATION Adopt Resolution No. 2011 -_ approving Residential Design Review No. 2011 -01 based on the Findings, Exhibits, and proposed Conditions of Approval. Prepared By: Kirt A. Coury,G Project Planner Reviewed By: Matt Harris N Senior Planner Approved By: Robert A. Brad City Manager 0 PC March 1, 2011 Item No. 2 Page 5 of 60 RDR No. 2011 -01 FOR NORTHSTAR MARCH 1, 2011 PAGE 6 OF 6 Attachments: 1. Vicinity Map 2. Planning Commission Resolutions 3. Conditions of Approval 4. Reductions of Building Elevations and Floor Plans 5. Reductions of Site and Landscaping Plans for the Model Home Complex 6. Reduction of Modified Model Home Landscape Plan 7. Reduction of Construction Phasing Plan 8. Reduction of Wall and Fence Plan 9. Reduction of Site Plan for "Enhanced Elevations" 10. Acknowledgement of Draft Conditions 11. Richmond American Color Architectural Booklet 12. Full Size Plans (Wall & Fence Plan and Site Plan) PC March 1, 2011 Item No. 2 Page 6 of 60 VICINITY MAP RICHMOND AMERICAN HOMES NORTHSTAR AT SUMMERLY TRACT 31920 -4 PC March 1, 2011 Item No. 2 Page 7 of 60 RESOLUTION NO. 2011- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE ADOPT FINDINGS THAT THE PROJECT IS CONSISTENT WITH THE MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) 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, Section 6.0 of the MSHCP requires that all discretionary projects within an MSHCP criteria cell undergo the Lake Elsinore Acquisition Process ( "LEAP ") and Joint Project Review ( "JPR ") to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and WHEREAS, Section 6.0 of the MSHCP further requires that the City of Lake Elsinore adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSCHP cell criteria, and the MSCHP goals and objectives; and WHEREAS, pursuant to Lake Elsinore Municipal Code Section 17.82, requests for design review are discretionary actions to be considered, reviewed, and approved, conditionally approved or denied by the Lake Elsinore City Council; and WHEREAS, the East Lake Specific Plan Amendment No. 6 is partially covered by two distinct MSHCP criteria cells: approximately three (3) acres of the East Lake Specific Plan Amendment No. 6 are within cell 4846 and approximately three tenths (0.3) of an acre are within cell 4937; and WHEREAS, the Project site within the boundaries of East Lake Specific Plan Amendment No. 6 that are covered by the aforementioned cell sites; and WHEREAS, the Planning Commission considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to the Project on March 1, 2011. 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 consistency with the MSHCP prior to recommending that the City Council adopt Findings of Consistency with the MSHCP. PC March 1, 2011 Item No. 2 Page 8 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 PAGE 2OF5 SECTION 2. That in accordance with the MSHCP, the Planning Commission makes the following findings for MSHCP consistency: 1. The Project is a project under the City's MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. Pursuant to the City's MSHCP Resolution, the Project must be reviewed for MSHCP consistency, which review shall include an analysis of the Project's consistency with other "Plan Wide Requirements." The Project is located within the East Lake Specific Plan (ELSP) area, specifically within the ELSP Amendment No. 6 area. Prior to the City's adoption of the MSHCP, there were a series of meetings between the County of Riverside, U.S. Fish and Wildlife Service, and California Department of Fish and Game to discuss conservation measures within the ELSP and to decide how to ensure development within the ELSP could proceed consistently with the MSHCP and with the U.S. Army Corps of Engineers Section 404 permit. It was determined that a target acreage of 770 acres was warranted for MSHCP conservation in the back basin area of the City. The Project site is within the ELSP and is covered by that conservation agreement. Part of the conservation agreement also included a requirement that projects in the back basin area be consistent with the other "Plan Wide Requirements" set forth in the following sections of the MSHCP: Protection of Species Associated with Riparian /Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, § 6.3. 1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). The Project has been reviewed in light of these sections and is consistent therewith. 2. The Project is subject to the City's LEAP and the County's Joint Project Review processes. The ELSP MSCHP consistency determination was submitted to the County of Riverside in October 2003, prior to the initiation of the City's LEAP and County's Joint Project Review process. Nevertheless, both the City and Dudek (acting on behalf of the County) agreed that the Project was consistent with the MSHCP due to the extensive acreage set aside for conservation. The Project has not been modified and was part of the overall ELSP which has been determined to be consistent with the MSHCP. 3. The Project is consistent with the Riparian /Riverine Areas and Vernal Pools Guidelines. PC March 1, 2011 Item No. 2 Page 9 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 -_ PAGE 3 OF 5 The previously approved ELSP Amendment No. 6 was determined to be consistent with the Riparian /Riverine and Vernal Pool Guidelines as set forth in MSHCP § 6.1.2. The scope and nature of the Project have not been modified from that which was previously approved and is therefore consistent with the Riparian /Riverine Areas and Vernal Pools Guidelines. 4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The previously approved ELSP Amendment No. 6 was consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in MSHCP § 6.1.3. The Project has not been modified from that which was previously approved under the ELSP Amendment No. 6. Additionally, based upon prior approvals, the entire Project site has been graded and any plant species which may have existed on the site have been removed and replaced with development. It is for these reasons that the Project is consistent with the aforementioned guidelines. 5. The Project is consistent with the Additional Survey Needs and Procedures. The previously approved ELSP Amendment No. 6 was consistent with the Additional Survey Needs and Procedures as set forth in MSHCP § 6.3.2. The Project has not been modified from that which was previously approved under the ELSP Amendment No. 6, and the entire project site has been graded pursuant to previously issued permits. The Project is consistent with the Additional Survey Needs and Procedures of the MSHCP. 6. The Project is consistent with the UrbanNVildlands Interface Guidelines. The previously approved ELSP Amendment No. 6 was consistent with the Urban/Wildlands Interface Guidelines as set forth in MSHCP § 6.1.4. Because the Project has not been modified from that which was previously approved under the ELSP Amendment No. 6, no further MSHCP review is necessary and the Project is consistent with the Urban/Wildlands Interface Guidelines. 7. The Project is consistent with the Vegetation Mapping requirements. The previously approved ELSP Amendment No. 6 was consistent with the Vegetation Mapping requirements as set forth in MSHCP § 6.3.1. Mapping was conducted as part of the biological surveys for the original project. The Project has not been modified from that which was previously approved and therefore is consistent with the Vegetation Mapping requirements. 8. The Project is consistent with the Fuels Management Guidelines. PC March 1, 2011 Item No. 2 Page 10 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 -_ PAGE 4 OF 5 The previously approved ELSP Amendment No. 6 was consistent with the Fuels Management Guidelines as set forth in MSHCP, § 6.4. The Project site is not within or adjacent to conservation areas where the Fuels Management Guidelines would be required. The Project has not been modified from that which was previously approved and therefore is consistent with the Fuel Management Guidelines. 9. The Project will be conditioned to pay the City's MSHCP Local Development Mitigation Fee. As a condition of project approval, the Project will be required to pay the City's MSHCP Local Development Mitigation Fee at the time of issuance of building permits. 10. The Project overall is consistent with the MSHCP. As stated in No. 1 above, the Project is within the ELSP area which has previously been determined to be consistent with the MSHCP. SECTION 3. 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 find that the Project is consistent with the MSHCP. SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this I" day of March 2011, by the following vote: John Gonzales, Chairman City of Lake Elsinore ATTEST: Robert A. Brady, City Manager PC March 1, 2011 Item No. 2 Page 11 of 60 PLANNING COMMISSION RESOLUTION NO. 2011- PAGE 5 OF 5 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- _ as adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 1 5t day of March 2011, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Robert A. Brady City Manager PC March 1, 2011 Item No. 2 Page 12 of 60 RESOLUTION NO. 2011- 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. PC March 1, 2011 Item No. 2 Page 13 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 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 PC March 1, 2011 Item No. 2 Page 14 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 -_ 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 day of March 2011, by the following vote: John Gonzales, Chairman City of Lake Elsinore ATTEST: Robert A. Brady City Manager PC March 1, 2011 Item No. 2 Page 15 of 60 PLANNING COMMISSION RESOLUTION NO. 2011 PAGE 4 OF 4 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 -_ 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: NOES: ABSENT: ABSTAIN: Robert A. Brady City Manager PC March 1, 2011 Item No. 2 Page 16 of 60 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. Page 1 of 14 PC March 1, 2011 Item No. 2 Page 17 of 60 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. Page 2 of 14 PC March 1, 2011 Item No. 2 Page 18 of 60 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. • 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. Page 3 of 14 PC March 1, 2011 Item No. 2 Page 19 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE • 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. 23.The applicant shall modify the proposed model home landscape plan to reflect staff's rendering and include turf in the front yard area prior to the issuance of a building permit. 24.AII 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) 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 Page 4 of 14 PC March 1, 2011 Item No. 2 Page 20 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 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 private streets, landscaping, park facilities, and drainage improvements. 34. If applicable, the applicant shall participate in the City's Lighting and Landscape Maintenance District. ENGINEERING DIVISION General Requirements: 35.This project shall comply with the applicable Conditions of Approval of Tentative Tract 31920 as approved by city Council on July 27, 2004. 36.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. 37.AII 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. 38. 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. 39.AII 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. 40.AII 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. 41. 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. 42. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by development of the site and or diversion of drainage. Page 5 of 14 PC March 1, 2011 Item No. 2 Page 21 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 43.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. 44. 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. 45.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. FEES 46.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 47.Site development along the wetlands shall require special grading and erosion control requirements (LEMC Title 15) 48. Project lies within a FEMA mapped special flood hazard zone and within the Floodplain Management area as defined at LEMC 15.68. 49. Meet all requirements of LEMC 15.68 regarding floodplain management. Finish floor elevation of all buildings shall be a minimum of 1267 ft. 50. 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 of 1267 ft. 51. 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 52. Meet all requirements of LEMC 15.64 regarding flood hazard regulations. Page 6 of 14 PC March 1, 2011 Item No. 2 Page 22 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 53. 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 t POLLUTANT PREVENTION 54.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. 55.The developer shall provide BMP's that will reduce storm water pollutants from parking areas and driveway aisles. (Required for lot of one acre ormore). 56.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. 57. 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). 58.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. 59.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. 60. 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. 61. 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 Page 7 of 14 PC March 1, 2011 Item No. 2 Page 23 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 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. 62. 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 63.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. 64. Sight distance into and out of the project location shall comply with CALTRANS Standards. 65.All landscaping and fencing at intersections shall meet City Sight Distance Standards. 66. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 67.The developer shall install permanent bench marks per City of Lake Elsinore Standards and at locations to be determined by City Engineer. 68. 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. 69.10 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. 70. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. Page 8 of 14 PC March 1, 2011 Item No. 2 Page 24 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 71.AII compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '' /z' x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 72.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. 73.AII 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 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. 74.AII 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. 75. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 76.AII 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. 77. Submitted street improvement plans and revisions to existing plans shall be prepared by a Registered Civil Engineer. 78. 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 79. 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 Page 9 of 14 PC March 1, 2011 Item No. 2 Page 25 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 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. 80.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. 81.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. lake-elsin ore. org ). 82.AII grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 83. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 84. 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. 85.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). 86.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. 87.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. 88.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. Page 10 of 14 PC March 1, 2011 Item No. 2 Page 26 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 89. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 90.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 91. Developer shall provide the city with a copy of the Notice of Intent (NO[) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program. 92. 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. 93.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. 94. Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. 95. 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. 96. 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 97.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. 98. All internal street improvement and signing and striping plans shall be completed and approved by the City Engineer. 99. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). Page 11 of 14 PC March 1, 2011 Item No. 2 Page 27 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE PRIOR TO OCCUPANCY 100. 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). 101. All signing and striping and traffic control devices for the required improvements internal to TR 31920 -4 shall be installed. 102. 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. 103. All water and sewer improvements shall be completed in accordance with Water District requirements. 104. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 105. 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. 106. As -built plans shall be completed and signed by the City Engineer. 107. 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. 108. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 'h x 11" mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. 109. 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. 110. 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. 111. 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. Page 12 of 14 PC March 1, 2011 Item No. 2 Page 28 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE 112. 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 • 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. 113. 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. 114. 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. 115. 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. 116. 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. Page 13 of 14 PC March 1, 2011 Item No. 2 Page 29 of 60 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -01 NORTHSTAR AT SUMMERLY LAKE ELSINORE COMMUNITY SERVICES DEPARTMENT 117. The Developer shall pay all applicable park fees. 118. 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 119. 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. 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ONE IN P W�n VIA' ?!a O � H N b t0 N O � PC March 1, 2011 Item No. 2 Page 57 of 60 iF \ 5 r ° g C �O Lil "• � .. 1vYti ti •• Z \ f 4 Q � attiz arosis ° � ��• ,/' � \ ` �/� / /:� \ � ��?�'� � _ ma y " � — �° PC March 1, 2011 Item No. 2 Page 58 of 60 i t ' i4 n N � f t \ t W p i p S n � n n t fig � � F o•. W V. XK zzt C ON, Qz O pP \ / Q � � L W •.��� -_. ice- a � ' � �'\ i ## 1 / N �� 6 dp f P 0 r g3 i I PC March 1, 2011 Item No. 2 Page 59 of 60 CITY OF LADE LSII`iORE �` DREAM Ex7 REME- ACKNOWLEDGMENT OF "DRAFT" CONDITIONS OF APPROVAL Subject: Residential Design Review No. 2011 -01 a request of building designs for single family detached residential units on seventy four (74) lots including a model home complex and related improvements consistent with the East Lake Specific Plan Amendment No. 6 and applicable Chapters of the Lake Elsinore Municipal Code (LEMC). I hereby state that I have read and acknowledge the Draft Conditions of Approval and do hereby agree to accept and abide by all final Conditions that will be approved by the Planning Commission /City Council. I also understand that all Conditions shall be met prior to issuance of permits or prior to the first Certificate of Occupancy, or as otherwise indicated in the Conditions. 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: AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT RECEIVED THE SIGNED ACKNOWLEDGMENT FORM. Property Owner's Signature: Print Name: Address: Phone Number: Applicant's Signatu Print Name: Address: Phone Number: PC March 1, 2011 Item No. 2 Page 60 of 60