HomeMy WebLinkAboutItem No. 2CITY OF
LADE �LSINORT
DREAM EXTREME-
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRPERSON
AND MEMBERS OF THE PLANNING COMMISSION
FROM: WARREN MORELION, AICP
PLANNING MANAGER
DATE: JANUARY 3, 2012
SUBJECT: RESIDENTIAL DESIGN REVIEW NO. 2011 -04 - A REQUEST BY
RYLAND HOMES FOR APPROVAL OF BUILDING DESIGNS
FOR 110 SINGLE FAMILY DETACHED RESIDENTIAL UNITS,
INCLUDING A MODEL HOME COMPLEX AND RELATED
IMPROVEMENTS, FOR A HOUSING PROJECT LOCATED
WITHIN TRACT 32337 -F LA LAGUNA SPECIFIC PLAN
APPLICANT K. HOVNAIAN HOMES, 2525 CAMPUS DRIVE, IRVINE, CA
& OWNER: 92612
Proiect Reauest
The applicant is requesting approval of building designs for single family detached
residential units on 110 lots in the La Laguna Specific Plan area, Tract 32337 -F,
including a model home complex and related improvements.
Proiect Location
The project site is located on the western edge of the City, north of McVicker Park and
west of Grand Avenue and Lincoln Street, covering the area designated as Specific
Plan Area B — La Laguna Estates within the final phase of Tract Map No. 32337 -F. The
proposed residential lots are located on the top portion of the project/map area
(Attachment 1).
PC January 3, 2012 Item No. 2
Page 1 of 22
RDR No. 2011 -04 — K. HOVNANIAN HOMES
JANUARY 3, 2012
PAGE 2OF5
Environmental Setting
The site is bounded by single family residential development along the south, east, and
west and vacant land /open space along the north, all within the La Laguna Estates
Specific Plan area.
Proiect Description
The "Encore at Cambria Hills" project includes a four unit model home complex and 110
homes. This Design Review application requires Planning Commission consideration of
the plotting, building designs, landscaping and fencing for the entire 110 residential
units and model home complex plan. The proposed residences will be constructed
within the final portion of the La Laguna Estates Specific Plan area that was previously
subdivided by Tract Map No. 32337.
Discussion
The applicant has submitted the following plans for Planning Commission consideration:
1) Building elevations and floor plans for the proposed models and new production
units; 2) Site and landscaping plans for the model home complex and parking lot area;
and 3) A preliminary plotting site plan and phasing plan of their 110 lots (Attachments 5
& 6).
1. Proposed Residential Units: "Encore" proposes four different single - family
detached plans, as described below.
PC January 3, 2012 Item No. 2
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EXISTING
ZONING
GENERAL PLAN -
LAND
USE
Project
Vacant
La Laguna Estates Specific
La Laguna Estates
Site
Plan
Specific Plan
North
Vacant
La Laguna Estates Specific
La Laguna Estates
Plan and Open Space
Specific Plan
South
Single Family
La Laguna Estates Specific
La Laguna Estates
Residential
Plan (Tract 32337)
Specific Plan
Homes
East
Single Family
La Laguna Estates Specific
La Laguna Estates
Residential
Plan (Tract 32337)
Specific Plan
Homes
West
Single Family
La Laguna Estates Specific
La Laguna Estates
Residential
Plan (Tract 32337)
Specific Plan
Homes
Proiect Description
The "Encore at Cambria Hills" project includes a four unit model home complex and 110
homes. This Design Review application requires Planning Commission consideration of
the plotting, building designs, landscaping and fencing for the entire 110 residential
units and model home complex plan. The proposed residences will be constructed
within the final portion of the La Laguna Estates Specific Plan area that was previously
subdivided by Tract Map No. 32337.
Discussion
The applicant has submitted the following plans for Planning Commission consideration:
1) Building elevations and floor plans for the proposed models and new production
units; 2) Site and landscaping plans for the model home complex and parking lot area;
and 3) A preliminary plotting site plan and phasing plan of their 110 lots (Attachments 5
& 6).
1. Proposed Residential Units: "Encore" proposes four different single - family
detached plans, as described below.
PC January 3, 2012 Item No. 2
Page 2 of 22
RDR No. 2011 -04 — K. HOVNANIAN HOMES
JANUARY 3, 2012
PAGE 3 OF 5
• Plan 1: Single -story 1,869 square foot units with three bedrooms; two baths;
family room; den; dining room; living room; kitchen; nook; laundry; and three -car
garage.
• Plan 2: Single -story 2,032 square foot units with three bedrooms; two baths;
family room; den; dining room; living room; kitchen; nook; laundry; and three -car
garage.
• Plan 3: Two -story 2,345 square foot units with four bedrooms; three baths; family
room; dining room; living room; loft; kitchen; nook; laundry; and three -car garage.
• Plan 4: Two -story 2,575 square foot units with four bedrooms; three baths; family
room; dining room; living room; loft; kitchen; nook; laundry; and three -car garage.
2. Architecture, Materials and Colors: To provide variation in the models and floor
plans, the applicant proposes the following:
• Three different architectural styles, including a mix of Spanish, Craftsman,
Cottage, and /or Traditional architectural features and treatments are being
offered for each of the four plans. The Spanish Architectural Style includes
concrete "S" tile roofs, decorative pipes, curved archways, recessed windows,
decorative iron, and vents. The Craftsman Architectural Style includes stone
veneer, concrete flat tile roofs, decorative shutters, wood accents, siding, wood
outlookers, tapered columns, foam board and batten, and vertical windows. The
Cottage Architectural Style includes flat concrete tile roofs, stone veneer,
vertical windows, and decorative wood shutters. The Traditional Architectural
Style includes brick veneer, concrete flat tile roofs, decorative shutters, wood
accents, wood siding and vertical windows
• "Standard" and "Enhanced" architectural features and treatments are offered for
each of the four 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, and
enhanced window sills and siding treatment.
• Nine roofing tile color types will be provided.
• Twelve different color schemes will be provided.
3. Model Home Complex: The applicant will utilize the existing Model Home Complex
associated with the existing development. The Model Home Complex exists on four
lots, within the northwestern portion of the project site. The models are located on
High Ridge Drive. Direct access to the models and parking lot will be provided off of
PC January 3, 2012 Item No. 2
Page 3 of 22
RDR No. 2011 -04 — K. HOVNANIAN HOMES
JANUARY 3, 2012
PAGE 4 OF 5
McVicker Canyon Park Road. The parking lot provides six parking spaces, including
one handicapped space. The Model Home Complex is fully landscaped with
hardscape improvements, trees and shrubs.
The applicant has worked diligently with staff in resolving issues relating to this Design
Review application. There are no outstanding issues to report.
Analysis
Staff supports the proposed Design Review application for the following reasons
1. Consistency with La Laguna Estates Specific Plan and Tract Map No 32337•
The project site is designated "Single- Family Detached Residential" by the La
Laguna Estates Specific Plan. The proposed building and plotting plans for the
Model Home Complex area complies with appropriate design and development
standards contained in the Specific Plan relating to setbacks, lot sizes, building
heights, etc., and are consistent with the lot design approved with Tract Map No.
32337.
2. Provision of Varied Building Materials and Colors: The proposed residences will
be constructed with varied building materials and colors. Though stucco is the
primary building material being offered, the applicant will also be incorporating siding
and stone and brick veneer into the other standard front elevations. The following
describes other standard features provided with the project's architecture and
design:
• All front returns will be decorative and masonry concrete walls. Wood fences will
not be allowed along the front.
• Articulation and treatment will be provided around all windows, not only those
windows that are within the public view. At a minimum, foam surrounds will be
provided for all windows.
• Use of shutters, window mullions, corbels, decorative pipes and vents, iron,
features and arched entrances.
• Provision of iron elements in gables, hipped form roofs, and gable roof forms.
• Provision of 12 different color schemes.
• Provision of varied roof lines.
PC January 3, 2012 Item No. 2
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RDR No. 2011 -04 — K. HOVNANIAN HOMES
JANUARY 3, 2012
PAGE 5 OF 5
Environmental Determination
Environmental clearance and analysis for the proposed application is provided by the La
Laguna Estates Specific Plan Final EIR. Said environmental document was prepared in
accordance with Section 15164 of the CEQA Guidelines and was approved by the City
Council in 1998. The proposed project is consistent with the La Laguna Estates
Specific Plan and Tract Map No. 32337 and therefore, does not conflict with the findings
and discussions contained in the Final EIR document. Significant environmental
impacts will not result with implementation of those mitigation measures contained in
the EIR. No further environmental clearance is necessary.
Recommendation
It is recommended that the Planning Commission adopt Resolution No. 2012 -_
approving Residential Design Review No. 2011 -04 based on the Findings, Exhibits and
Conditions of Approval attached to this Staff Report.
Prepared By: Kirt A. Coury, 1�G
Project Planner
Reviewed and Warren Morelion, AICP�
Approved by: Planning Manager
Attachments:
1. Vicinity Map
2. Planning Commission Resolution
3. Conditions of Approval
4. Acknowledgement of Draft Conditions
5. K Hovnanian Homes Color Architectural Booklet
PC January 3, 2012 Item No. 2
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VICINITY MAP
KHOVNANIAN HOMES at LA LAGUNA
RDR 2011 -04
JANUARY 3, 2012
PC January 3, 2012 Item No. 2
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PLANNING COMMISSION
RESOLUTION NO. 2012-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2011 -04
WHEREAS, K. Hovnanian Homes has submitted an application for Residential
Design Review No. 2011 -04 identified as "Encore at Cambria Hills" (the "Entitlements "),
for the plotting of a single - family residential product within the La Laguna Estates
Specific Plan located on the western edge of the City, north of McVicker Park and west
of Grand Avenue and Lincoln Street, and
WHEREAS, per Chapter17.184.110 (A)(2) of the Lake Elsinore Municipal Code,
the Planning Commission of the City of Lake Elsinore has been delegated with the
responsibility of approving single family detached Residential Design Review requests;
and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et
seq.), public agencies are expressly encouraged to reduce delay and paperwork
associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately
address the potential impacts of the proposed project (CEQA Guidelines Section
15006); and
WHEREAS, CEQA Guidelines Section 15162 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, the 1998 Final Environmental Impact Report (FEIR) for the La
Laguna Estates Specific Plan evaluated environmental impacts that would result from
maximum build -out of the specific plan; and
WHEREAS, the Activity comprises part of the whole of the action and does not
present substantial changes or new information regarding the potential environmental
impacts of the project; and
WHEREAS, public notice of the Activity has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on January 3, 2012.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PC January 3, 2012 Item No. 2
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PLANNING COMMISSION RESOLUTION NO. 2012-
PAGE 2 OF 4
SECTION 1. The Planning Commission has considered the proposed Amended
Residential Design Review plotting of production units for the "Encore at Cambria Hills"
development and has found them acceptable. The Planning Commission finds and
determines that Residential Design Review No. 2011 -04 is consistent with the La
Laguna Estates Specific Plan.
SECTION 2. The Planning Commission finds and determines that the Activity
does not present any new information, circumstances, or changes to the project that
was analyzed under the FEIR. The Activity does not change density or intensities of
use. It simply establishes standards for the design and plotting of single family
residential home product. Therefore, it is not necessary to conduct any further
environmental review for the Activity.
SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter
17.184, the Planning Commission makes the following findings for the approval of
Residential Design Review No. 2011 -04:
1. The Activity complies with the Goals, Objectives and Policies of the General Plan
and the La Laguna Estates Specific Plan, as approved.
The General Plan designates the site as "La Laguna Estates Specific Plan." The La
Laguna Estates Specific Plan designates the site as "Single - Family Detached
Residential District." Residential Design Review No. 2011 -04, the proposed plotting
of approved production units will collectively lead to the construction of a single
family residential development that is consistent with the La Laguna Estates Specific
Plan.
2. The Activity complies with the design directives contained in Chapter 17.184.060
and all other applicable provisions of the Lake Elsinore Municipal Code.
The Activity is appropriate to the site and surrounding developments in that it will
result in the construction of single - family detached units in accordance with
appropriate development and design standards contained in the La Laguna Estates
Specific Plan. The Activity creates interest and varying vistas as a person moves
along any street within the subdivision. The Activity also complements the quality of
existing neighboring development and will continue to provide visually - pleasing
design and architecture within the area.
3. Conditions and safeguards pursuant to Chapter 17.184.070, including guarantees
and evidence of compliance with conditions, have been incorporated into the
approval of the Activity to ensure development of the property in accordance with the
General Plan, Municipal Code, and La Laguna Estates Specific Plan.
The Planning Commission has considered the Activity and finds that with the
attached conditions of approval, the Activity complies with the purposes and
objectives of the General Plan, Municipal Code and La Laguna Estates Specific
Plan.
PC January 3, 2012 Item No. 2
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PLANNING COMMISSION RESOLUTION NO. 2012-
PAGE 3 OF 4
SECTION 4. Based upon all of the evidence presented, the above findings, and
the attached conditions of approval, the Planning Commission hereby approves
Residential Design Review 2011 -04.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 3` day of January 2012.
Shelly Jordan, Chairperson
City of Lake Elsinore
Warren Morelion, AICP
Planning Manager
PC January 3, 2012 Item No. 2
Page 9 of 22
PLANNING COMMISSION RESOLUTION NO. 2012 -
PAGE 4 OF 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Warren Morelion, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2012 - as adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 3rd day of January 2012, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Warren Morelion, AICP
Planning Manager
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
LA LAGUNA ESTATES SPECIFIC PLAN
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 -04 will lapse and be void
unless a building permit is issued within two years of the approval date. An extension of
time, up to one year may be granted by the Community Development Director prior to the
expiration of the initial Design Review approval upon application by the developer and
payment of required fees one (1) month prior to expiration.
3. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the La Laguna Estates Specific Plan and 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 plan for the model home complex.
5. Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tract Map No. 32337 and those provisions and
requirements contained in the La Laguna Estates Specific Plan and Municipal Code,
subject to approval by the Community Development Director or designee.
6. Future site plotting and construction within Tract Map No. 32337 shall comply with the
standards and requirements of the Single - Family Detached Residential District, as defined
by the La Laguna Estates Specific Plan. Future site plotting shall be shown on precise
grading plans, subject to approval by the Community Development Director or designee.
7. The following standard architectural articulation and treatments shall be provided:
• All front returns will be decorative and masonry concrete walls. Wood fences will not be
allowed along the front.
• Articulation and treatment will be provided for all windows, not only those windows that
are within the public view. At a minimum, foam surrounds will be provided around all
windows.
• Use of shutters, window mullions, and arched entrances.
• Provision of front porches.
PC January 3, 2012 Item No. 2
Page 11 of 22
CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 2 of 11
• Provision of hipped form roofs, and gable roof forms.
• Provision of 12 different color schemes.
Provision of varied roof lines.
8. 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. The following enhanced architectural treatments will be provided on those side
and rear elevations that are within the public right -of -way:
• Additional wood shutters.
• Additional siding treatments.
9. Prior to first certificate of occupancy for the models, the applicant shall prepare for City
approval an exhibit that shows which side and rear elevations will be provided with
architectural enhancements for the project area.
10.All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
11.Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee.
12. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
13.All pilasters shall be a minimum of 18 inches x 18 inches and shall include a decorative
cap. Color and material shall match the existing development.
14. 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.
15. 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.
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 3 of 11
16.The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Municipal Code, Chapter 15.72 and using accepted techniques. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
17. The applicant shall comply with all applicable City Codes and Ordinances.
18. 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.
19.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.
20.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.
21.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.
22.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
23.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.
24. The design and construction of the project shall meet all Riverside County Fire Department
standards for fire protection.
25.All mechanical and electrical equipment for the building shall be ground mounted. All
outdoor ground or wall mounted utility equipment shall be consolidated in a central location
and architecturally screened along with substantial landscaping, subject to the approval of
the Community Development Director or designee, prior to issuance of building permit.
26.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation system to provide 100 percent landscape 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
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 4 of 11
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 tolerant 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 last 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.
• 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.
27.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.
28. The applicant shall prepare a Wall and Fencing Plan for the area comprising of the project
area, in compliance with the fencing standards within the Zoning Code Section 17.44.130.D
and the La Laguna Estates Specific Plan, prior to issuance of any building permit, and
subject to the approval of the Community Development Director or designee.
29. 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.
30. Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20' x 20)
of interior clear space to accommodate two vehicles.
31. Comply with the Mitigation Monitoring Program that was prepared for the 1998 Final La
Laguna Estates Specific Plan EIR.
32. 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.
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 5 of 11
33.These Conditions of Approval and those conditions approved with Tract Map No. 32337
shall be reproduced on subsequent building plans prior to issuance of building permit.
34. 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:OOam and shall cease at 5:00pm, Monday through Friday, or 8:OOam and 5:00pm on
Saturday. Saturday construction activity shall not allow mass or rough grading, offsite land
development, or large material deliveries. Construction activity shall not take place on
Sunday, or any Legal Holidays.
35. The applicant shall pay all appropriate City fees.
36.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 (i.e., 7:00 A.M. — 5:00 P.M.,
Monday through Friday or 8:O0am and 5:00pm on Saturday) and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674 -3124.
37.The Homeowner's Association shall maintain all project improvements and facilities,
including the private streets, landscaping, park facilities, and drainage improvements.
38. The applicant shall participate in the City's Lighting and Landscape Maintenance District.
ENGINEERING DIVISION
39. The applicant shall comply with the conditions of approval for Tentative Tract Map 32337
40. Drainage across property lines shall not exceed that which existed prior to grading. Excess
or concentrated drainage shall be contained on site or directed to an approved drainage
facility. Erosion of the ground in the area of discharge shall be prevented by installation of
nonerosive down drains or other devices.
41. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by
development of the site and or diversion of drainage.
42.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.
43.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.
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 6 of 11
44.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
FEES
45. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORM WATER MANAGEMENT / POLLUTANT PREVENTION
46.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.
47. 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.
48. Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management
Plan (WQMP) for post construction are required for this project.
49.A preliminary WQMP shall be submitted to the City Engineering Division for review and
approval during the DESIGN phase of the project and incorporate low impact development
(LID) principals such as permeable pavement, storm water retention and reuse.
50.A final WQMP shall be submitted to the City Engineering Division for review and approval
prior to issuance of ANY PERMIT for construction (grading or building).
51. Identified pollutants of concern must be treated prior to any non - stormwater discharge
leaving the site.
52.The grading and /or improvement plan shall include a table listing each stormwater facility,
and the plan sheet where it appears.
53.The occupant or owner must maintain records of stormwater facility maintenance, and
submit to City Staff inspections of stormwater BMPs. Where City Staff allow or require self -
certifications, the occupant or owner must certify stormwater BMPs are properly maintained
and submit reports, prepared and certified by a P.E., to City staff upon their request.
Certification by the City Staff may be required.
54. Legal agreements and financial commitments for operation and maintenance be recorded
prior to or concurrent with recordation of a final map or parcel or Certificate of Occupancy.
PC January 3, 2012 Item No. 2
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 7 of 11
IMPROVEMENTS
55.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.
56. Install a root barrier for the dripline of trees installed within 10 feet of the sidewalk, curb,
gutter or other hardscape.
57. Sight distance into and out of the project location shall comply with CALTRANS Standards.
58.The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
59. The developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities.
60. 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.
61.The grading and /or improvement plan shall include a table listing each stormwater facility,
and the plan sheet where it appears.
62.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.
63.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
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.
64.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
65.All streets shall be constructed per Lake Elsinore City Standards. Any deviation from City
standards shall be approved by the City Engineer.
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 8 of 11
66.The developer shall submit street improvement plans prepared by a Registered Civil
Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street
lighting, median, trail, and drainage improvements.
67. 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
68. 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. Hauling in excess of 5,000 cy shall be
approved by City Council. (LEMC 15.72.065)
69. Export sites located within the Lake Elsinore City limits must have an active grading permit.
70.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.
71. The grading and /or improvement plan shall include a table listing each stormwater facility,
and the plan sheet where it appears.
72.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- elsinore.org
73.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
74. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
75. 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.
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 9 of 11
76.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).
77.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.
78. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
79.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
80. 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.
81.A copy of the current SWPPP shall be kept at the project site and be available for review
upon request.
82.Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
83.Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
84.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.
85. 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
86.All 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.
87.The developer shall pay all applicable Capital Improvement TIF and Master Drainage Fees
and Plan Check fees (LEMC 16.34).
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 10 of 11
PRIOR TO OCCUPANCY
88. Following construction and prior to Certificate of Occupancy /Final sign off, submit a final
Stormwater Facility Operation and Maintenance Plan and formally transfer responsibility for
maintenance to the owner or permanent occupant.
89.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
90. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
91.As -built plans shall be completed and signed by the City Engineer.
92.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. (replaces TTM 32337 COA 54).
93. 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.
94.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.
95. 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.
96.All signing and striping and traffic control devices shall be installed and approved.
97. 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.
98. 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 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 included
in the conditions of approval or building /grading permit conditions;
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CONDITIONS OF APPROVAL
RESIDENTIAL DESIGN REVIEW NO. 2011 -04
PAGE 11 of 11
o Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners /occupants; and
o The developer shall provide all education guidelines for Water Quality Management
Practices to the tenants, operators and owners of the businesses 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.
99.The property owner (aka Legally Responsible Party) shall execute and cause to be
recorded a Operations and Maintenance Agreement or Amendment to the CC &R's in the
form provided by the City to inform future property owners of the requirement to implement
the approved final project- specific WQMP.
100. 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.
101. 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.
102. 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.
PC January 3, 2012 Item No. 2
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CITY OF inn
LPLLSINOR.E
%` DREAM EXCTREME-
ACKNOWLEDGMENT OF
"DRAFT" CONDITIONS OF
APPROVAL
Subject: RESIDENTIAL DESIGN REVIEW NO. 2011 -04 - A REQUEST BY
RYLAND HOMES FOR APPROVAL OF BUILDING DESIGNS FOR
110 SINGLE FAMILY DETACHED RESIDENTIAL UNITS,
INCLUDING A MODEL HOME COMPLEX AND RELATED
IMPROVEMENTS, FOR A HOUSING PROJECT LOCATED
WITHIN TRACT 32337 -F LA LAGUNA SPECIFIC PLAN.
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: Applicant's Sig
Print Name:
Address:
Phone Number:
AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT
RECEIVED THE SIGNED ACKNOWLEDGMENT FORM.
PC January 3, 2012 Item No. 2
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