HomeMy WebLinkAboutItem No. 3CITY OF
LADE LSII`IOIJE
-� DREAM EXTREME-
REPORT TO PLANNING COMMISSION
T 4;, HONORABLE CHAIRPERSON
AND MEMBERS OF THE PLANNING COMMISSION
FROM: WARREN MORELION, AICP
PLANNING MANAGER
DATE: FEBRUARY 21, 2012
PROJECT: RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — A REQUEST
BY PARDEE HOMES FOR APPROVAL OF BUILDING
DESIGNS FOR A TOTAL OF 200 SINGLE FAMILY DETACHED
RESIDENTIAL UNITS, INCLUDING A MODEL HOME
COMPLEX AND RELATED IMPROVEMENTS, FOR A
HOUSING PROJECT LOCATED WITHIN PLANNING AREAS
25 AND 30B OF CANYON HILLS SPECIFIC PLAN (LIVING
SMART HILLSIDE)
APPLICANT/: PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE
OWNER 1900, LOS ANGELES CA 90024
Project Request
The applicant is requesting approval of Residential Design Review No. 2011 -06 to allow
for design and construction of 200 single - family residential units, preliminary plotting,
conceptual wall and fence plan, and related improvements for a "Living Smart Hillside"
housing project located within Planning Areas 25 and 30B of the Canyon Hills Specific
Plan.
Project Location
The Canyon Hills Specific Plan area is located within the eastern boundaries of the City
of Lake Elsinore and east of the 1 -15 Freeway. Attachment 1 presents the location of the
identified Planning Areas within the Specific Plan. The proposed single - family homes
are located within Tract Map No's. 30494 and 30495. The Tract Map areas are
bounded on the north by Canyon Hills Road, on the south by Canyon Hills Specific
Plan, and on the west by Cottonwood Canyon Road.
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PLANNING COMMISSION STAFF REPORT
RESIDENTIAL DESIGN REVIEW NO. 2011 -06
FEBRUARY 21, 2012
Environmental Setting
Background
In October, 2005 and April, 2009, the Planning Commission and City Council approved
Tentative Tract Map No's. 30494 and 30495. The Tract Maps were approved pursuant
to the Subdivision Map Act and the Lake Elsinore Subdivision Ordinance and Municipal
Code. The Tract Maps were later recorded and finaled.
In November, 2009, the Planning Commission approved Residential Design Review No.
2009 -03 (Living Smart). The Planning Commission approval of the Living Smart project
replaced the previous Residential Design Review approval of the Stonefield project, for
Planning Area 30A. The Living Smart product has been successful and the applicant is
now proposing to construct additional Living Smart product in Planning Areas 25 and
30B.
The applicant introduced the proposed Living Smart Hillside product to the surrounding
residents at a neighborhood meeting held on November 22, 2011. The project was also
presented to the Home Owner's Association on November 28, 2011. Approximately
four people attended the Neighborhood meeting. The attendees were generally
accepting of the project and asked general questions relating to the product type and
the status of the Community Park. The neighborhood meeting flyer is attached for
reference.
Description of Residential Design Review No. 2011 -06
The following describes the various design components and features of the proposed
s �
EXISTING
ZONING ''
GENERAL PLAN
LAND USE
Project
Vacant;
PA 25 & 3013: SF2 (CHSP)
Canyon Hills Specific
Site
Single - Family
Plan (CHSP)
Residential
North
Single - Family
PA 29 (SF2) and PA 26 (School)
Canyon Hills Specific
Residential
Plan (CHSP)
and School
Site
South
Single - Family
PA 30: SF3 (CHSP)
Canyon Hills Specific
Residential;
Plan (CHSP)
East
Vacant
PA 31: SF1; Open Space
Canyon Hills Specific
(CHSP)
Plan (CHSP)
West
Vacant
Open Space, Riparian Mitigation
Canyon Hills Specific
Area, and Passive Park (CHSP
Plan (CHSP
Background
In October, 2005 and April, 2009, the Planning Commission and City Council approved
Tentative Tract Map No's. 30494 and 30495. The Tract Maps were approved pursuant
to the Subdivision Map Act and the Lake Elsinore Subdivision Ordinance and Municipal
Code. The Tract Maps were later recorded and finaled.
In November, 2009, the Planning Commission approved Residential Design Review No.
2009 -03 (Living Smart). The Planning Commission approval of the Living Smart project
replaced the previous Residential Design Review approval of the Stonefield project, for
Planning Area 30A. The Living Smart product has been successful and the applicant is
now proposing to construct additional Living Smart product in Planning Areas 25 and
30B.
The applicant introduced the proposed Living Smart Hillside product to the surrounding
residents at a neighborhood meeting held on November 22, 2011. The project was also
presented to the Home Owner's Association on November 28, 2011. Approximately
four people attended the Neighborhood meeting. The attendees were generally
accepting of the project and asked general questions relating to the product type and
the status of the Community Park. The neighborhood meeting flyer is attached for
reference.
Description of Residential Design Review No. 2011 -06
The following describes the various design components and features of the proposed
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PLANNING COMMISSION STAFF REPORT
RESIDENTIAL DESIGN REVIEW NO. 2011 -06
FEBRUARY 21, 2012
Living Smart Hillside project, including floor plans, architecture, Living Smart features,
model home complex, preliminary plotting of production units, and the conceptual wall
and fence plan.
Floor Plans For Living Smart Hillside Residences
The proposed 200 -unit Living Smart Hillside project would offer four different plans,
which are described as follows:
1. Plan 1: One -story 1,306 square foot units with three bedrooms; 2.0 baths; great
room; dining room, kitchen, laundry; and two -car garage.
2. Plan 2: One -story 1,764 square foot units with three bedrooms; 2.0 baths; great
room; dining room, kitchen, den, laundry; and two -car garage. Optional bedroom
four at the den is offered.
3. Plan 3: Two -story 1,965 square foot units with four bedrooms; 3.0 baths; great
room; dining room, kitchen , laundry; and two -car garage. Optional sink is offered in
the laundry room.
4. Plan 4: Two -story 2,256 square foot units with four bedrooms; 3.0 baths; great
room; dining room, kitchen, laundry, workshop; and two -car garage. Optional third
bay garage is offered at the workshop.
Architecture and Treatments For Living Smart Residences
The proposed Living Smart project would offer four architectural styles and treatments
for each of the four plans, including Spanish, Traditional, Italian and French. The
following describes each of these architectural styles:
• The Spanish Architectural Style includes concrete "S" tile roofs, decorative pipe
vents at front gable ends, plank shutters, stucco window trim, and arched entries.
• The Traditional Architectural Style includes concrete flat tile roofs, horizontal siding
accents at front gable ends, decorative shutters, vertical windows with stucco trim,
and brick veneer.
• The Italian Architectural Style includes concrete flat tile roofs, clipped gables,
projected wainscoting as color coordinated accent, decorative shutters, vertical
windows with stucco trim and soft arches at the front entries
• The French Architectural Style includes concrete flat tile roofs, clipped gables, stone
veneer, wood outlookers, and decorative shutters.
PLANNING COMMISSION STAFF REPORT
RESIDENTIAL DESIGN REVIEW NO. 2011 -06
FEBRUARY 21, 2012
It should also be noted that enhanced, four -sided architectural treatments in the form of
window surrounds will be provided for all the proposed residences as a standard
feature.
Living Smart Features
The proposed residences would feature a comprehensive approach to earth- friendly
and energy- saving design. The applicant, which is a certified California Green Builder,
will incorporate Living Smart features and improvements into each of the constructed
residences. The Living Smart concept is defined as being "EnergySmart", "EarthSmart",
"WaterSmart", and "HealthSmart", and is intended to promote health, and conserve
energy, water, and other vital resources.
Model Home Complex
A five -lot model home complex (MHC) was approved with the original Living Smart
project (Residential Design Review No. 2009 -03) and constructed along the Pinnata
Court cul -de -sac, at the intersection with Camelina Street. The MHC shows models for
four plans, including Plans 2, 4, 6, and 7X. A sales trailer is provided at the corner lot of
Pinnata Court at Camelina Street. The existing models and sales trailer will be used to
accommodate this project.
Conceptual Wall and Fence Plan
To ensure design consistency, the Conceptual Wall and Fence Plan for the project
shows that those similar walls and fences that are provided elsewhere in the Canyon
Hills area will continue to be provided with the proposed project. Perimeter walls will be
split face block with pilasters. The pilasters will have pointed and bull -nose caps. Six -
foot wood and tubular steel fences will be provided between lots. Front returns will be
six -foot concrete block walls.
Analysis
City Planning and Engineering Staff have reviewed the requested Design Review
application and have no concerns. Staff believes that the design amenities and features
previously approved in the immediate area are consistent with the project's architecture;
provision of Living Smart amenities and improvements; landscaping; and walls and
fences have resulted in a well- designed residential project. In addition, the project is
compatible with the overall Canyon Hills Specific Plan area and those existing and
future developments that neighbor the project site.
Staff supports the proposed Design Review application for the following reasons:
1. Consistency with Canyon Hills Specific Plan Amendment No 2 and Tract Map
No's. 30494 and 30495: The project site is designated "SF3" (Single - Family
PLANNING COMMISSION STAFF REPORT
RESIDENTIAL DESIGN REVIEW NO. 2011 -06
FEBRUARY 21, 2012
Detached Residential 3 District) by the Canyon Hills Specific Plan. The proposed
building and plotting plans comply with appropriate design and development
standards contained in the Specific Plan relative to setbacks, lot sizes, building
heights, etc. and are consistent with the lot design approved with Tract Map No.'s
30494 and 30495.
2. Provision of Enhanced Architectural Treatments and Articulation as Standard
Features for All Residences: The proposed residences will be constructed with a
variety of design treatments and articulation that are consistent with the varied
architectural styles being offered. As discussed, architectural treatments consistent
with the project's Spanish, Traditional, Italian and French architectural styles will be
provided as standard features for all the proposed residences. The following
describes other architectural treatments and design elements that will be provided
as standard treatments:
• Additional gables, wood shutters, and window details and surrounds will be
provided for all the proposed residences as standard features.
• 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. All window surrounds will be required to
match the building fascia color to further accent the surround treatment.
• Shutters, window mullions and arched entrances.
• Hipped and gable form roofs.
• Varying color schemes.
• Varied roof lines.
3. Provision of Living Smart Features and Improvements for All Residences: As
discussed, the proposed residences would feature a comprehensive approach to
earth- friendly and energy- saving design. The applicant, which is a certified California
Green Builder, will incorporate Living Smart features and improvements into each of
the constructed residences to promote health; and conserve energy, water, and
other vital resources. Staff believes these types of improvements and features are
consistent with the direction of "green" architecture and design principles that are
being encouraged by today's Planning and Architectural industry. Provision of these
Living Smart improvements and features underlie the applicant's commitment to
being environmentally - friendly and are benefits to the overall Canyon Hills area and
City.
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PLANNING COMMISSION STAFF REPORT
RESIDENTIAL DESIGN REVIEW NO. 2011 -06
FEBRUARY 21, 2012
Environmental Determination
Environmental analysis and clearance for the proposed Design Review application is
provided by the 2003 Addendum to the 1989 Final Canyon Hills Specific Plan
Environmental Impact Report (EIR). The 2003 Addendum to the EIR (Addendum) was
prepared in accordance with Section 15164 of the CEQA Guidelines and was approved
by the City Council in late 2003. The proposed project is consistent with the Canyon
Hills Specific Plan Amendment No. 2 and therefore, will not conflict with the analysis
and findings of the 2003 Addendum. The 2003 Addendum concluded that all impacts
would be less than significant with implementation of those mitigation measures
contained in the original 1989 Final Canyon Hills Specific Plan EIR and carried forward
to the 2003 Addendum. It should also be noted that the project is exempt from the
Multiple Species Habitat Conservation Plan ( MSHCP). Further environmental action is
not required pursuant to CEQA Guidelines Section 15162.
Recommendation
It is recommended that the Planning Commission adopt Resolution No. 2012 -_ making
findings that the project is exempt from the MSHCP and Resolution No. 2012 -
approving Residential Design Review No. 2011 -06 based on the Findings, Exhibits and
Conditions of Approval attached to this Staff Report,
PREPARED BY:
REVIEWED/
APPROVED BY:
ATTACHMENTS
Kirt A. Coury ,�1
Project Planner
Warren Morelion, AICP
Planning Manager
1. Vicinity Map
2. Planning Commission Resolutions
3. Conditions of Approval
4. Signed Acknowledgement of `Draft' Conditions Approval Form
5. Neighborhood Meeting flyer dated November 22, 2011
6. Color and Materials booklet including Preliminary Plotting, Building Elevations
Floor Plans, Conceptual Wall and Fence Plan
AMDA'rM%l NO. `6
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RESOLUTION NO. 2012-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT THE
PROJECT IS EXEMPT FROM THE MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
WHEREAS, Pardee Homes has submitted an application for Residential Design
Review No. 2011 -06 (the "Entitlements "), for the Living Smart Hillside development of
production units within Tract Map No's. 30494 and 30495; and
WHEREAS, Section IV(D) of the City of Lake Elsinore's MSHCP Implementing
Resolution expressly exempts from the MSHCP:
Any project for which and to the extent that vested rights to proceed with
the project notwithstanding the enactment of this Resolution exist under
the common laws of the State of California, a vesting tentative map
pursuant to the Subdivision Map Act, a development agreement pursuant
to Government Code section 65864 et seq., or other instrument, approved
or executed by the City prior to adoption of this Resolution. Projects
subject to this exemption must comply with all provisions of any applicable
state and federal law.
WHEREAS, public notice of the Project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on February 21, 2012.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. That in accordance with the Lake Elsinore Municipal Code and the
MSHCP, the Planning Commission finds that:
The Project is exempt from the City's MSHCP Resolution by virtue of vested
rights. On July 9, 1990, the City and Pardee - Grossman /Cottonwood Canyon
entered into that certain development agreement (the "Development
Agreement'), which expressly exempted the Developer from responsibility for
any new development impact fees. The Development Agreement was amended
by Amendment No. 1 dated January 12, 2010, approved by Ordinance No. 1270
which extends the project's exemption from MSHCP requirements.
Even though the Project is exempt from the MSHCP, the Developer must comply
with other state and federal laws. Consistent with federal law, the applicant had
prepared a project- specific Habitat Conservation Plan and has a history of
extensive coordination with the wildlife agencies. Where approved for
development, the project site has already been graded, cleared, or developed in
T
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PLANNING COMMISSION RESOLUTION NO. 2012 -
PAGE 2 OF 3
accordance with the Project HCP. Given the foregoing, no further action
regarding the MSCHP is required.
SECTION 2. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 21s' day of February 2012, by the
following vote:
ATTEST:
Warren Morelion, AICP
Planning Manager
Shelly Jordan, Chairperson
City of Lake Elsinore
PLANNING COMMISSION RESOLUTION NO. 2012 -_
PAGE 3 OF 3
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 21st day of February 2012,
and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN: NONE
Warren Morelion, AICP
Planning Manager
REIM, i
RESOLUTION NO. 2012-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2011 -06
WHEREAS, Pardee Homes has submitted an application for Residential Design
Review No. 2011 -06 identified as "Living Smart Hillside" (the "Entitlements "), for the
plotting of a single - family residential product within the Canyon Hills Specific Plan,
Planning Areas 25 and 3013, on the south side of Canyon Hills Road, east of Hillside
Drive; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of approving Residential Design Review requests for
residential projects within the Canyon Hills Specific Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code §§ 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 1989 Final Environmental Impact Report for the Canyon Hills
Specific Plan (SCH #87111606: the "FEIR ") and the 2003 Addendum to FEIR,
collectively, 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 February 21, 2012.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
PAQE_L1_0P__
PLANNING COMMISSION RESOLUTION NO. 2012 -
PAGE 2 OF 4
SECTION 1. The Planning Commission has considered the proposed
Residential Design Review plotting of production units for the "Living Smart Hillside"
development and has found them acceptable. The Planning Commission finds and
determines that Residential Design Review No. 2011 -06 is consistent with the Canyon
Hills 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 and the 2003 Addendum to 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 -06:
1. The Activity complies with the Goals, Objectives and Policies of the General Plan
and the Canyon Hills Specific Plan, as approved.
The General Plan designates the site as "Canyon Hills Specific Plan." The Canyon
Hills Specific Plan designates the sites as "SF -3 Single- Family Detached Residential
District." Residential Design Review No. 2011 -06, the proposed plotting of approved
production units will collectively lead to the construction of a single family residential
development that is consistent with the Canyon Hills 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 Canyon Hills
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 Canyon Hills 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 Canyon Hills Specific Plan.
:s
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 -06.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 21St day of February 2012, by the
following vote:
ria9=611
Warren Morelion, AICP
Planning Manager
Shelly Jordan, Chairperson
City of Lake Elsinore
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 21st day of February 2012,
and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN: NONE
Warren Morelion, AICP
Planning Manager
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2011 -06,
CANYON HILLS 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 project attached hereto.
PLANNING DIVISION
2. Design Review approval for Residential Design Review No. 2011 -06, will lapse and be void
unless a building permit is issued within two (2) years of the approval date. An extension of
time, up to one (1) 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 Canyon Hills Specific Plan and Municipal Code, prior to
issuance of certificate of occupancy and release of utilities.
4. Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tract Map No's. 30494 and 30495 and those provisions
and requirements contained in the Canyon Hills Specific Plan and Municipal Code, subject
to approval by the Community Development Director or designee.
5. Future site plotting and construction within Tract Map No's. 30494 and 30495 shall comply
with the standards and requirements of the SF2, Single - Family Detached Residential
District, as defined by the Canyon Hills Specific Plan. Future site plotting shall be shown
on precise grading plans, subject to approval by the Community Development Director or
designee.
6. 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 around all windows, not only those windows
that are within the public view. At a minimum, foam surrounds will be provided around
all windows with accent coloring to match the fascia.
• Use of shutters, window mullions, corbels, and arched entrances.
• Provision of iron elements in gables, hipped form roofs, and gable roof forms.
• Provision of 12 different color schemes.
CONDITIONS OF APPROVAL
Page 2 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
• Provision of varied roof lines.
• Provision of pop -out roof and entry features at rear elevations.
7. Additional architectural enhancements and treatments shall be provided for those side and
rear elevations that are within the public view. Additional detail and enhancements shall be
provided to those lots most visible from Canyon Hills Road. Specifically these lots are
identified as Lot No.s 91, 92, 93, 94, 121, and 122. 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 upstairs decks.
• Additional pop -out walls.
• Additional wood shutters.
• Additional iron treatments.
8. All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
9. Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee.
10. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
11. 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.
12. 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.
13.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
..
CONDITIONS OF APPROVAL
Page 3 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
14. The applicant shall comply with all applicable City Codes and Ordinances.
15.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
16.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.
17. The design and construction of the project shall meet all County Fire Department standards
for fire protection.
18.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.
19.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
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 from 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.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage
provided identifying Xeriscape landscaping.
CONDITIONS OF APPROVAL
Page 4 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
• 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.
20.All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
21. 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 Canyon Hills Specific Plan, prior to issuance of any building permit, and subject to
the approval of the Community Development Director or designee.
22. 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.
23. 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.
24. Comply with the Mitigation Monitoring Program that was prepared for the 2003 Addendum
to the 1989 Final Canyon Hills Specific Plan EIR.
25. 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.
26.These Conditions of Approval and those conditions approved with Tract Map No's. 30494
and 30495 shall be reproduced on subsequent building plans prior to issuance of building
permit.
27. 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 or 8:OOam and 5:OOpm on
Saturday. Construction activity shall not take place on Sunday, or any Legal Holidays.
Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays.
28. The applicant shall pay all appropriate City fees.
29.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674 -3124.
CONDITIONS OF APPROVAL
Page 5 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
30. Construction traffic shall be prohibited from the segment of Lost Road south of the project
site as a construction truck route.
31.The Homeowner's Association shall maintain all project improvements and facilities,
including the private streets, landscaping, park facilities, and drainage improvements.
32.The applicant shall participate in the City's Lighting and Landscape Maintenance District.
ENGINEERING DIVISION
GENERAL
33.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent. All overhead
utilities shall be undergrounded.
34.All slopes and landscaping within public right -of -way shall be maintained by the property
owner or property owner's association or another maintenance entity approved by the City
Council.
35.All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way shall be owned and maintained by property owner
or property owner's association.
36.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.
37. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by
development of the site and or diversion of drainage.
38.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.
39. Developer shall provide documentation of compliance with current 401 Permit.
40. 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.
41.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
CONDITIONS OF APPROVAL
Page 6 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
FEES
42-The developer shall pay all Engineering Division assessed Plan Check and Permit fees
(LEMC 16.34).
STORM WATER MANAGEMENT / POLLUTANT PREVENTION
43. 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 California Green Building
Standards Code and Supplement "A" in the Riverside County NPDES Drainage Area
Management Plan.
44.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.
45. 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)
46. 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.
47.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.
48.The developer shall include in the WQMP documentation showing the common project
treatment control BMPs constructed have the requisite capacity to serve the entire common
project in accordance with the MS4 Permit requirements. (MS4 Permit Section 7.G.3).
49-The developer is required to prepare a WQMP utilizing the current template found in
Appendix O of the "RIVERSIDE COUNTY DRAINAGE AREA MANAGEMENT PLAN ". as
required per the current MS4 Permit issued by the Santa Ana Regional Water Quality
Control Board. The requirements of WQMP may affect the overall layout of the project,
CONDITIONS OF APPROVAL
Page 7 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
therefore, WQMP submittal should be during the initial process of the project. The final
WQMP must be approved prior to grading permit issuance.
50. The WQMP shall demonstrate that discharge flow rates, velocities, duration and volume for
the post construction condition from a 2 year and 10 year 24 hour rainfall event will not
cause significant adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts to downstream public
facilities and water bodies. The WQMP shall provide measures to minimize the impact
from the pollutants of concern and hydrologic conditions of concern identified for the
project. Where the pollutants of concern include pollutants that are listed as causing or
contributing to impairments of receiving waters, BMPs must be selected so that the project
does not cause or contribute to an exceedance of water quality objectives. The WQMP
shall provide information regarding design considerations, and the long -term operation and
maintenance requirements for BMPs requiring long -term maintenance as well as the
mechanism for funding the long -term operation and maintenance of the BMP's.
51. Water quality provisions shall be implemented in a manner consistent with the MEP
standard. The Regional Board recognizes that full implementation may not be feasible for
certain projects which have received tentative tract or parcel map or other discretionary
approvals. (Sec. 71)
52. 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
53.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.
54.The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
55. 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.
56.10 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.
CONDITIONS OF APPROVAL
Page 8 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
57. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
58.All 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.
59.A drainage study shall be provided. The study shall identify the following: storm water
runoff from and upstream of the site; existing and proposed off -site and onsite drainage
facilities; and include a capacity analysis verifying the adequacy of the facilities.
60.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.
61.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
62.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
63. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
64. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
65-The developer shall construct full width street improvements as shown on the map and /or
per design guidelines in the Specific Plan and or Lake Elsinore City Standards, as
applicable.
66-The developer shall submit street improvement plans or revisions to the existing for plan
check review and approval. The plans shall be prepared by a Registered Civil Engineer
and 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
CONDITIONS OF APPROVAL
Page 9 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
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 and /or import 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.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.ora).
72.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
73. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
74. 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.
75.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).
76. The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division
from the applicable water agency stating that water and sewer arrangements have been
made for this project and specify the technical data for the water service at the location
such as water pressure and volume etc.
77.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.
CONDITIONS OF APPROVAL
Page 10 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
78.A copy of the seismic study performed prior to rough grading on the site shall be provided.
A certified letter from a registered geologist or geotechnical engineer shall be submitted
confirming the absence of hazard.
79.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.
80. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
81.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
82.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.
83. Developer shall provide a copy of the updated Storm Water Pollution Prevention Plan
( SWPPP) and sediment and erosion control plan. A copy of the updated SWPPP shall be
kept at the project site and be available for review upon request.
84.Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
85. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
86.Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement.
PRIOR TO ISSUANCE OF BUILDING PERMIT
87.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.
88.All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
89. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
PRIOR TO OCCUPANCY
CONDITIONS OF APPROVAL
Page 11 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
90.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).
91.All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
92.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.
93.AII water and sewer improvements shall be completed in accordance with Water District
requirements.
94. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
95.As -built plans shall be completed and signed by the City Engineer.
96.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.
97. 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.
98. All required public right -of -way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent p rope rty(ies)shall be
recorded with a recorded copy provided to the City prior to final project approval.
99. 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.
100. 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.
101. 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;
CONDITIONS OF APPROVAL
Page 12 of 12
RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — "LIVING SMART HILLSIDE"
• Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners /occupants; and
• 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.
102. The property owner (aka Legally Responsible Party) shall provide a copy of the recorded
Covenants, Conditions and Restrictions to the City identifying future property owners of the
requirement for operation and maintenance of the approved final project- specific WQMP.
103. Developer shall pay all outstanding applicable processing and development fees including
but not all inclusive: Railroad Canyon Road Benefit District, prior to occupancy /final
approval.
104. 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.
105. 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.
106. 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.
CITY OF
LAKE LLSINORIE
DREAM EICTREME-
ACKNOWLEDGMENT OF
"DRAFT" CONDITIONS OF
APPROVAL
Subject: RESIDENTIAL DESIGN REVIEW NO. 2011 -06 — A REQUEST BY
PARDEE HOMES FOR APPROVAL OF BUILDING DESIGNS FOR
A TOTAL OF 200 SINGLE FAMILY DETACHED RESIDENTIAL
UNITS, INCLUDING A MODEL HOME COMPLEX AND RELATED
IMPROVEMENTS, FOR A HOUSING PROJECTS LOCATED
WITHIN PLANNING AREAS 25 AND 30B OF CANYON HILLS
SPECIFIC PLAN (LIVING SMART HILLSIDE)
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: Property Owner's Signature:
Print Name:
Address:
Phone Number:
Applicant's Sign
Print Name:
Address:
Phone Number:
AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT
RECEIVED THE SIGNED ACKNOWLEDGMENT FORM.
NEIGHBORHOOD DEVELOPMENT
UPDATE MEETING
DATE: November 22 "d, 2011
TIME: 6:00 PM
LOCATION: LivingSmart Homes
Sales Trailer
LivingSmart Homes Sales Trailer Location
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