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HomeMy WebLinkAbout2012-03-13 City Council Item No. 6CITY OF LADE LSIROR.,E DREAM EXTREME- REPORT TO CITY COUNCIL TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: ROBERT A. BRADY CITY MANAGER DATE: MARCH 13, 2012 SUBJECT: REVISION TO TENTATIVE PARCEL MAP NO. 34442 — A REQUEST BY PARDEE HOMES FOR APPROVAL OF THE SUBDIVISION OF APPROXIMATELY 8.83 ACRES OF LAND INTO FOUR LOTS FOR A DETACHED SINGLE FAMILY RESIDENTIAL CONDOMINIUM PROJECT, INCLUDING A MODEL HOME COMPLEX AND RELATED IMPROVEMENTS, LOCATED WITHIN PLANNING AREA 36 OF CANYON HILLS SPECIFIC PLAN Background In March and April, 2007, the Planning Commission and City Council approved the original Residential Design Review No. 2005 -28 (Parkside Terrace) for the design and construction of 46 residential condominium buildings, which included 227 for sale condominium units and related improvements. The Living Smart product has been successful in the Canyon Hills area, and the applicant is now proposing to modify and construct detached Living Smart condominiums on the site. On February 21, 2012, the Planning Commission approved Residential Design Review No. 2012 -01 and Conditional Use Permit No. 2012 -02, and recommended approval of a Revision to Tentative Parcel Map No. 34442 to the City Council for design and construction of 73 single family detached residential condominium units, including a model home complex and related improvements for a housing project located within Planning Area 36 of the Canyon Hills Specific Plan. The applicant requests approval of a revision to the originally approved condominium map (Tentative Parcel Map No. 34442) to accommodate the new condominium community. The condominium concept will offer individual dwelling units for sale as defined by Tentative Parcel Map, while sharing common interest, ownership and maintenance responsibilities within the common areas. These common areas include open lawn play area; common walls and fences; aisle -ways; pavement; landscaped areas; and onsite underground and aboveground utility infrastructure improvements AGENDA ITEM NO. 6 Page 1 of 31 Revision to Tentative Parcel Map No. 34442 March 13, 2012 Page 2 of 2 necessary to service and support the condominium community. The air space for the common areas and the residential condominiums will also be established with the Tentative Parcel Map. Discussion The project was presented to the Planning Commission on February 21, 2012, for review and consideration. Items for discussion at this meeting included plotting, design, construction, phasing and building architecture. The Planning Commission expressed satisfaction with the proposed project and voted to recommend the City Council approve the revision to Tentative Parcel Map No. 34442. Fiscal Impact Ultimately, the proposed project will have a positive fiscal impact to the community and the City. It is estimated that the future residents residing within the project area will generate sales tax revenues for the City of Lake Elsinore. In addition to the sales tax revenue that will be generated, it is anticipated that the development of the project will provide necessary construction jobs. Recommendation 1. Adopt Resolution No. 201approving the revision of Tentative Parcel Map No. 34442 based on the Findings, Exhibits, and proposed Conditions of Approval. 1 41- Prepared by: Kirt A. Couryf -1 -- Project Planner Reviewed by: Approved by: Attachments: Warren Morelion, AICP4� Planning Manager Robert A. Brady City Manager r 1. Vicinity Map 2. City Council Resolution Zol2 3. Conditions of Approval 4. Planning Commission Staff Report dated February 21, 2012 5. Color Architectural Booklet including Tentative Parcel Map No. 34442, Site Plan, and Street Scene Building Elevations approved by Planning Commission 6. Full Size Tentative Parcel Map No. 34442 Page 2 of 31 c U O N ,p p O O � J i z °m no F� V w 0 o W U U U Z Z U W K Z Z Z O O _ Z a � s s J e a ' I ■ 1 � a z 0 a - �- Z V 2 Q N Q W O \ Z O O p N i~ ice' Q O N Q C — °°° 1J c ° o ° 1 Canyon Hills —. VICINITY MAP Page 3 of 31 Page 4 of 31 RESOLUTION NO. 2012 -009 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A REVISION TO TENTATIVE PARCEL MAP NO. 34442 WHEREAS, Pardee Homes, has filed an application with the City of Lake Elsinore requesting approval of a revision to Tentative Parcel Map No. 34442, which subdivides 18.3 acres of land within the Canyon Hills Specific Plan into four lots (the "Subdivision "); and WHEREAS, the Subdivision is located on the north side of Canyon Hills Road, west of Hillside Drive; and WHEREAS, the Planning Commission of the City of Lake Elsinore considered the proposed Subdivision at its regularly scheduled March 20, 2007 meeting and made a recommendation that the City Council approve Tentative Parcel Map 34442; and WHEREAS, the City Council of the City of Lake Elsinore is responsible for making decisions pertaining to the subdivision of land; and WHEREAS, public notice of the Subdivision has been given, and the City Council has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on March 13, 2012. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The City Council has considered the Subdivision and hereby finds and determines that the Subdivision complies with the requirements of Title 16 of the Lake Elsinore Municipal Code. SECTION 2. That in accordance with the Subdivision Map Act and requirements of the Lake Elsinore Municipal Code, the City Council makes the following findings for the approval of the revision to Tentative Parcel Map No. 34442: 1. The Subdivision, together with the provisions for the design and improvement, are consistent with the General Plan; Zoning Code; Title 16 of the Municipal Code relating to Subdivisions; and the State Subdivision Map Act. Page 5 of 31 CITY COUNCIL RESOLUTION NO. 2012 -009 PAGE 2OF4 Canyon Hills Specific Plan Amendment No. 2 designates the Subdivision site as multi - family residential (MF2). Consistent with that designation, the Subdivision will accommodate a residential condominium project with a density of 9 dwelling units per acre. The Subdivision is consistent with the designated land use, development and design standards, and all other appropriate requirements contained in the General Plan, Canyon Hills Specific Plan Amendment No. 2, and Subdivision Map Act. 2. The Subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). The Subdivision is consistent with the land use plan, development and design standards and programs, and all other appropriate requirements contained in the General Plan and Canyon Hills Specific Plan Amendment No. 2. Tentative Parcel Map No. 34442 is consistent with the MF2 designation and applicable development and design standards. 3. The effects this Subdivision is likely to have upon the housing needs of the region, the public service requirements of its residents, and the available fiscal and environmental resources have been considered and balanced. The Subdivision is consistent with the City's General Plan, Zoning Code, and the Canyon Hills Specific Plan Amendment No. 2. The Subdivision will provide necessary public services and facilities, will pay all appropriate fees, and will not result in any adverse environmental impact. 4. The design of the Subdivision provides to the greatest extent possible, for future passive or natural heating or cooling opportunities in the subdivision (Government Code Section 66412.3). The Subdivision will comply with all appropriate conservation requirements of the City and Uniform Building Code. SECTION 3. Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the City Council hereby approves the revision to Tentative Parcel Map 34442. Page 6 of 31 CITY COUNCIL RESOLUTION NO. 2012 -009 PAGE 3 OF 4 SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED on this 13 day of March 2012. BRIAN TISDALE MAYOR ATTEST: VIRGINIA J. BLOOM CITY CLERK BARBARA LEIBOLD CITY ATTORNEY CITY OF LAKE ELSINORE Page 7 of 31 Page 8 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART CONDOMINIUMS PLANNING DIVISION 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. CONDITIONAL USE PERMIT NO 2012 -02 2. Conditional Use Permit No. 2012 -02 approved herein shall lapse and shall become void one (1) year following the date on which the use permit became effective, unless prior to the expiration of one year, a building permit is issued and construction commenced and diligently pursued toward completion on the site. 3. The Conditional Use Permit shall comply with the all applicable requirements of the Lake Elsinore Municipal Code; Title 17 unless modified by approved Conditions of Approval. 4. Prior to final certificate of occupancy of the Conditional Use Permit, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. TENTATIVE PARCEL MAP NO. 34442 5. Tentative Parcel Map No. 34442 will expire two (2) years from date of approval unless within that period of time the CC &R's and an appropriate instrument has been filed and recorded with the County Recorder, or an extension of time is granted by the City of Lake Elsinore City Council in accordance with the Subdivision Map Act. 6. The Tentative Parcel Map shall comply with the State of California Subdivision Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal Code, Title 16 including provisions for filing and recording of the condominium map unless modified by approved Conditions of Approval. 7. Prior to final certificate of occupancy of Tentative Parcel Map, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. Page 9 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 8. Prior to the first certificate of occupancy the applicant shall prepare and record CC &R's against the condominium complex. The CC &R's shall be reviewed and approved by the Community Development Director or Designee and the City Attorney. The CC &R's shall include methods of maintaining common areas, parking and drive aisle areas, landscaped areas including parkways, and methods for common maintenance of all underground, and above ground utility infrastructure improvements necessary to support the complex. In addition, CC &R's shall establish methods to address design improvements. 9. The CC &R's shall expressly designate the City of Lake Elsinore as a third party beneficiary to the CC &R's such that the City has the right, but not the obligation, to enforce the provisions of the CC &R's. 10. No unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to financially assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and duty to maintain, all said mutually available features of the development. Such entity shall operate under recorded CC &R's which shall include compulsory membership of all owners of lots and /or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC &R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 11. Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. 12. Membership in the Home Owner's Association shall be mandatory for each buyer and any successive buyer. 13. Reciprocal covenants, conditions, and restrictions and reciprocal maintenance agreements shall be established which will cause a merging of all development phases as they are completed, and embody one (1) homeowner's association with common area for the total development of the subject project. 14. In the event the association or other legally responsible person(s) fail to maintain said common area in such a manner as to cause same to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon said common area, individual units or whole thereof as provided by law. Planning Commission City Council February 21, 2012 Page 10 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 15. Each unit owner shall have full access to commonly owned areas, facilities and utilities. 16.The applicant shall continue to comply with those mitigation measures identified in the Mitigation Monitoring Program adopted with the Environmental Impact Report prepared for the Canyon Hills Specific Plan. 17. The developer shall continue to comply with the terms and requirements contained in the BO and CO issued by the USFWS in 1992 for the Cottonwood Hills Specific Plan and was subsequently amended on April 19, 2002 and July 16, 2002. 18. Construction traffic shall be prohibited from the segment of Lost Road south of the project site as a construction truck route. 19.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674 -3124. RESIDENTIAL DESIGN REVIEW NO. 2012 -01 20. Design Review approval for Residential Design Review No. 2012 -01 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. 21.Conditions of Approval shall be reproduced on page one of building plans submitted to the Building Division Plan Check. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 22.All site improvements approved with this request shall be constructed as indicated on the approved site plan and elevations. Revisions to approved site plans or building elevations shall be subject to the review of the Community Development Director. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by Conditions of Approval, or the Planning Commission /City Council through subsequent action. 23.All exterior on -site lighting shall be shielded and directed on -site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. All light fixtures shall match the architectural style of the building. 24. Applicant shall use roofing materials with Class "A" fire rating. Planning Commission City Council February 21, 2012 Page 11 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 25.The Planning Division shall approve the location of any construction trailers utilized during construction. All construction trailers shall require a cash bond processed through the Planning Division. 26. Materials and colors depicted on the plans and materials board shall be used unless modified by the Community Development Director or designee. 27. Parking stalls shall be developed pursuant to the requirements of the Canyon Hills Specific Plan. 28. All exposed slopes in excess of three feet (3') in height shall have a permanent irrigation system and erosion control vegetation installed, approved by the Planning Division. 29. Prior to issuance of any grading permit or building permits, the applicant shall sign and complete an "Acknowledgement of Conditions" form and shall return the executed original to the Planning Division for inclusion in the case records. 30.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. 31. 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. Planning Commission City Council February 21, 2012 Page 12 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART • All landscaping and irrigation shall be installed within an affected portion of any phase at the time a certificate of occupancy is requested for any building. • One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage provided identifying Xeriscape landscaping. • The Final landscape plan shall be consistent with any approved site and /or plot plan. • The Final landscape plan shall include planting and irrigation details. 32.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. 33.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. 34. 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. 35. 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. 36.Applicant shall comply with the requirements of the Elsinore Valley Municipal Water District (EVMWD). Proof shall be presented to the Chief Building Official prior to issuance of building permits and final approval. 37. Prior to issuance of building permits, applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid. 38. Prior to issuance of building permits, applicant shall provide assurance that all requirements of the Riverside County Fire Department have been met. 39. Prior to issuance of building permits, applicant shall pay park -in -lieu fee in effect at time of building permit issuance. 40. 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 Planning Commission February 21, 2012 City Council Page 13 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART before 7:00 AM and shall cease at 5:00 PM, Monday through Friday or 8:00am and 5:00pm 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. 41. The applicant shall pay all appropriate City fees. 42. 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. 43. Construction traffic shall be prohibited from the segment of Lost Road south of the project site as a construction truck route. 44. The Home Owner's Association shall be established prior to the occupancy release of the first dwelling unit. The Homeowner's Association shall maintain all project improvements and facilities, including the private streets, landscaping, park facilities, and drainage improvements. 45.The applicant shall participate in the City's Lighting and Landscape Maintenance District. ENGINEERING GENERAL 46.All private drives shall meet with fire requirements with respect to road width, street slope, turn around, all weather material, and curve radius in place at the time of City Council approval. Provide written documentation of Fire Division approval. 47. Landscaping adjacent to Canyon Hills Road and Hillside Drive shall be placed so as not to interfere with the sight distance of exiting vehicles. 48. On site storm run -off shall be detained unless otherwise provided for by the underlying project map. 49. Slopes shall be planted to reduce erosion. Drainage along the slopes shall be constructed to convey storm flows and nuisance irrigation flows to an established drainage course. 50. Slopes exceeding thirty feet (30') shall have City Standard concrete drainage ditches every thirty feet (30') vertical. Planning Commission City Council February 21, 2012 Page 14 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 51. Primary circulation drive aisle (loop drives) width shall be a minimum thirty six feet (36') clear. Parking shall not be allowed in any of the drive aisles except at designated spaces and approved by Riverside County Fire Department. 52. Interior street grades shall not exceed nine percent (9 %) and on -site intersections approach grades shall not exceed six percent (6 %). 53. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to issuance of building permit. 54. Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to Parcel map approval (LEMC 16.34). 55.AII compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 /2" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 56.The applicant shall install two (2) permanent bench marks to City of Lake Elsinore Standards and at a location to be determined by City Engineer. 57.Applicant shall obtain all necessary off -site easements for off -site grading from the adjacent property owners prior to final map approval. 58. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 59. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer unless otherwise provided. 60. Developer shall annex to the City's Street Lighting and Landscaping Maintenance District. 61. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 62. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 63. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. Planning Commission City Council February 21, 2012 Page 15 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 64. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations or provide a letter stamped by a licensed geologist or geotechnical engineer stating the project is outside the zone. 65.A geologic study shall be performed on the site to identify any earthquake faults and /or liquefaction zones present on -site unless provided by underlying subdivision map. 66. 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) 67.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. 68. Drainage easements shall be kept free of buildings and obstructions. 69. Drainage across property lines shall not exceed that which existed prior to grading. Excess or concentrated drainage shall be contained on site or directed town approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of non - erosive down drains or other devices. 70. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to approval of final map. Developer shall mitigate any flooding and /or erosion caused by development of site and diversion of drainage. 71. Storm drain inlet facilities shall be appropriately marked using the City of Lake Elsinore authorized detail to prevent illegally dumping in the drain system. 72. Roof and yard drains shall not be allowed to connect directly through cuts in the street curb. Roof drains shall drain through minimum 20 -feet of landscaped area prior to entering into a closed drainage system in compliance with City of Lake Elsinore Standard 330. 73. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore Valley Municipal Water District. Planning Commission City Council February 21, 2012 Page 16 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 74.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. 75. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by development of the site and or diversion of drainage. 76.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. 77.The developer shall provide a copy of an encroachment permit or any approval documents from the Riverside County Flood Control District for encroaching, grading, or discharging into County flood control facilities. 78.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. STORM WATER MANAGEMENT / POLLUTANT PREVENTION 79.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. Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 80. The developer shall provide BMP's that will reduce storm water pollutants from parking areas and driveway aisles. 81. 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 tot of one acre or more 82. 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. Planning Commission City Council February 21, 2012 Page 17 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 83.Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management Plan (WQMP) for post construction are required for this project. 84.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. 85.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). 86. Identified pollutants of concern must be treated prior to any non - stormwater discharge leaving the site. 87. 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. 88.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. 89.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). FINAL TRACT OR PARCEL MAP 90. The developer shall submit for plan check review and approval a parcel map drawn to City of Lake Elsinore Engineering Division Design Manual Standards. Planning Commission City Council February 21, 2012 Page 18 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 91. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits. 92. Prior to City Council approval of the Parcel Map, the developer shall, in accordance with Government Code, have constructed all improvements or noted on the title sheet of the map the improvements to be constructed or have improvement plans submitted and approved, agreements executed and securities posted. 93. The Parcel Map shall include the phasing boundaries consistent with the parcels of the Tentative Parcel Map. The phasing boundaries or parcels shall be processed as separate tract maps. 94. Legal agreements and financial commitments for operation and maintenance of water quality best management practices shall be recorded prior to or concurrent with recordation of a parcel map. IMPROVEMENTS 95. Install a root barrier for the dripline of trees installed within 6 feet of the sidewalk. 96. Re -align angle of private driveway A at Hillside Drive to align with Canyon Rim Road. 97. Show secondary access on all plans. 98. Traffic Study required for impacts to Hillside Drive and Canyon Hills Road. Comply with mitigation measures identified therein. 99. 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. 100. Sight distance into and out of the project location shall comply with CALTRANS Standards. 101. The developer shall coordinate with Riverside Transit Authority for location and installation of bus transit facilities. 102. 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. 103. 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. Planning Commission City Council February 21, 2012 Page 19 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 104. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 105. The grading and /or improvement plan shall include a table listing each stormwater facility, and the plan sheet where it appears. 106. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 Y2" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 107. 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. 108. 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. 109. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 110. 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 Standard Plans. 111. 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. 112. The developer shall provide signing and striping plans for the required improvements of this project. 113. The terminus of Private Driveways A, B & C shall include sufficient turnarounds for emergency vehicles. PRIOR TO GRADING PERMIT Planning Commission City Council February 21, 2012 Page 20 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 114. A grading plan signed and stamped by a Calif. 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 Apply and obtain a grading permit with appropriate security prior to building permit issuance. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance 115. No grading shall be performed without first having obtained a permit. A grading permit does not include the construction of retaining walls or other structures. 116. Export and import sites located within the Lake Elsinore City limits must have an active grading permit. 117. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 118. 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. 119. 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). 120. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 121. 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. Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention plan prior to issuance of grading permits. The applicant shall provide a WQMP for post construction which describes BMP's that will be implemented for the development including maintenance responsibilities. Planning Commission City Council February 21, 2012 Page 21 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 122. The applicant shall process a storm water pollution prevention plan showing mitigation of construction storm water run -off. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 123. Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. PRIOR TO ISSUANCE OF BUILDING PERMIT 124. 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. 125. The Parcel Map shall be recorded. 126. All street improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer per a Traffic Impact Analysis. PRIOR TO OCCUPANCY 127. 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 HOA, owner, or permanent occupant. 128. All signing and striping and traffic control devices for the required improvements of this development shall be installed. 129. 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. 130. All water and sewer improvements shall be completed in accordance with Water District requirements. 131. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 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. 132. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '/z x 11" mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. Planning Commission City Council February 21, 2012 Page 22 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 133. The developer shall pay fee in -lieu of construction of future median improvements on Hillside Drive. The fee shall be equal to current cost estimate for improvements (including contingency) plus an additional 15% of the total construction cost estimate to cover design and administrative costs. The cost estimate shall be approved by City staff. 134. Prior to grading or building permit close -out and /or the issuance of a certificate of use or a certificate of occupancy, developer shall: a. Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; b. Demonstrate that they are prepared to implement all non - structural BMPs included in the conditions of approval or building /grading permit conditions; c. Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners /occupants; and d. 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. 135. The property owner (aka Legally Responsible Party) shall execute and cause to be recorded a "Covenant and Agreement' in the form provided by the City to inform future property owners of the requirement to implement the approved final project - specific WQMP. 136. Developer shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy /final approval. 137. 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. 138. 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. 139. 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. 140. Confirm existing easement for storm drain traversing the site from driveway "A" through the site unless otherwise provided. Planning Commission City Council February 21, 2012 Page 23 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART 141. In accordance with the City's Franchise Agreement for waste disposal and recycling, the applicant 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. COMMUNITY SERVICES DEPARTMENT 142. Applicant shall pay applicable park fees unless documentation is provided otherwise. 143. No park credits shall be given for private park areas, open space, or recreation facilities constructed within the development. 144. The developer shall utilize CR &R for all construction debris removal, hauling, and recycling as per City ordinance. 145. The City landscape architect shall review and approve all landscaping plans. 146. The Home Owner's Association (HOA) shall maintain all landscaped areas including landscaping fronting Canyon Hills Road and Hillside Drive, open space, water quality basin and all interior plantings. 147. The Home Owner's Association (HOA) shall maintain all block walls and keep them free of graffiti. 148. All interior roads, street signs, street markings, sidewalks, enhanced concrete to be maintained by the Home Owner's Association (HOA). 149. Water quality basin outlet to meet all requirements of the Riverside County Flood Control, Army Corps of Engineers and the City of Lake Elsinore. DEPARTMENT OF ADMINISTRATIVE SERVICES 150. Prior to the issuance of the first building permit, the applicant shall annex into Community Facilities District 2003 -01 to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. 151. Prior to the issuance of the first building permit, the applicant shall annex into Lighting and Landscape Maintenance District No.1 to offset the annual negative fiscal impacts of the project on public right -of -way landscaped areas to be maintained by the City and for street lights in the public right -of -way for which the City will pay for electricity and a maintenance fee to Southern California Edison. RIVERSIDE COUNTY FIRE DEPARTMENT Planning Commission City Council February 21, 2012 Page 24 of 31 CONDITIONS OF APPROVAL FOR REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN REVIEW NO. 2012 -01 AND CONDITIONAL USE PERMIT NO. 2012 -02 FOR LIVING SMART 152. The applicant shall comply with all requirements of the Riverside County Fire Department. Fire protection measures shall be provided in accordance with Riverside County ordinances and /or recognized fire protection standards. 153. Blue retro reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 154. Schedule A fire protection approved standard fire hydrants, (6 "x 4 "x 2 ' / ") locate one at each street intersection and space no more than 500 feet apart in any direction, with no portion of any lot frontage more than 250 feet from hydrant. Minimum fire flow shall be 1000 GPM for 2 hour duration at 20 PSI. Shall include perimeter streets at each intersection and spaced 660 feet apart. 155. The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by local water company, the originals shall be presented to the Fire Department for signature. 156. Environmental Constraint Sheet (ECS) map must be stamped by Riverside County Surveyor with the following Note: The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material placed on an individual lot. 157. Prior to the release of your installation, site prep and /or building permits from Building and Safety. Written certification from the appropriate water district that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. 158. Also a map or APN page showing the location of the fire hydrant and access to the property. 159. Install Fire Sprinkler System per NFPA 13D 2010 Edition Plans must be submitted to the Riverside County Fire Dept. for review and approval prior to installation. Planning Commission City Council February 21, 2012 Page 25 of 31 CITY OF i , - LADE ��7LSII`IO. DREAM EXTREME. REPORT TO PLANNING COMMISSION TO: HONORABLE CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION FROM: WARREN MORELION, AICP PLANNING MANAGER DATE: FEBRUARY 21, 2012 PROJECT: PARCEL MAP NO. 34442 — A REQUEST BY PARDEE HOMES FOR APPROVAL OF BUILDING DESIGNS FOR 73 SINGLE FAMILY DETACHED RESIDENTIAL CONDOMINIUM UNITS, INCLUDING A MODEL HOME COMPLEX AND RELATED IMPROVEMENTS, FOR A HOUSING PROJECT LOCATED WITHIN PLANNING AREA 36 OF CANYON HILLS SPECIFIC PLAN (LIVING SMART) 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. 2012 -01, Conditional Use Permit No. 2012 -02, and a Revision to Tentative Parcel Map No. 34442 to allow for design and construction of 73 single family detached residential condominium units, including a model home complex and related improvements for a housing project located within Planning Area 36 of the Canyon Hills Specific Plan (Living Smart). 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. Planning Area 36 encompasses 18.3 gross acres and is located on the north side of Canyon Hills Road, west of Hillside Page 26 of 31 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -01, TPM NO. 34442 AND CUP NO. 2012 -02 — LIVING SMART FEBRUARY 21, 2012 Drive. Tentative Parcel Map No. 34442, Conditional Use Permit No. 2012 -02, and Residential Design Review No. 2012 -01 apply to approximately '% of the Planning Area. Attachment 1 presents the location of the identified Planning Area within the Specific Plan. Background In March and April, 2007, the Planning Commission and City Council approved the original Residential Design Review No. 2005 -28 (Parkside Terrace) for the design and construction of 46 residential condominium buildings, which included 227 for sale condominium units and related improvements. The Living Smart product has been successful in the Canyon Hills area, and the applicant is now proposing to modify and construct detached Living Smart condominiums on the site. Tentative Parcel Map No. 34442 The applicant requests approval of a revision to the originally approved condominium map (Tentative Parcel Map No. 34442) to accommodate the new condominium community. The condominium concept will offer individual dwelling units for sale as defined by Tentative Parcel Map No. 34442, while sharing common interest, ownership and maintenance responsibilities within the common areas. These common areas include open lawn play area; common walls and fences; aisle -ways; pavement; landscaped areas; and onsite underground and aboveground utility infrastructure improvements necessary to service and support the condominium community. The air space for the common areas and the residential condominiums will also be established with the Tentative Parcel Map. Page 27 of 31 Environmental Setting PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -01, TPM NO. 34442 AND CUP NO. 2012 -02 — LIVING SMART FEBRUARY 21, 2012 Conditional Use Permit No. 2012 -02 The applicant requests approval of a Conditional Use Permit to allow for 73 individually - owned detached condominium units within an underlying common area pursuant to Canyon Hills Specific Plan Amendment No. 2 and Chapter 17.168 (Conditional Use Permits) of the Lake Elsinore Municipal Code (LEMC). The common areas and the residential condominiums will also be established with the required Conditional Use Permit. The Planning Commission can approve the Conditional Use Permit and can establish reasonable conditions as part of the entitlement. Residential Design Review No. 2012 -01 The following describes the various design components and features of the proposed Living Smart Condominium Community, including circulation and parking layout; floor plans, architecture, model home complex, and walls and fences. Circulation and Parkina Layout Access will be provided along Hillside Drive via a 36 foot drive entry. The streets within the site are private streets and will be maintained by the Home Owner's Association (HOA). The width of the private streets allows for vehicular circulation and street parking on both sides. The roadway is comprised of a 40 -feet of right -of -way, with two 18 -foot travel ways, and a four -foot sidewalk. The project provides two garage parking spaces per dwelling unit. In addition, 94 open guest parking spaces will be provided at strategic locations throughout the community. A total of 240 parking spaces will be provided; the Specific Plan requires 219 parking spaces. Floor Plans For Living Smart Condominium Residences The proposed Living Smart Condominium project would offer three different plans, which are described as follows: 1. Plan 1: Two -story 1,628 square foot units with three bedrooms; 2.5 baths; great room; dining room, kitchen, laundry; two -car garage, and a covered porch entry. 2. Plan 2: Two -story 1,760 square foot units with three bedrooms; 2.5 baths; great room; dining room, kitchen, den, laundry; two -car garage, and a covered porch entry. Optional bedroom four at the den is offered. 3. Plan 3: Two -story 1,919 square foot units with four bedrooms; 3.0 baths; great room; dining room, kitchen, laundry; two -car garage, and a covered porch entry. Architecture and Treatments For Livina Smart Condominium Residences Page 28 of 31 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -01, TPM NO. 34442 AND CUP NO. 2012 -02 — LIVING SMART FEBRUARY 21, 2012 The proposed Living Smart project would offer three architectural styles and treatments for each of the four plans, including Spanish, Traditional, 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 French Architectural Style includes concrete flat tile roofs, clipped gables, stone veneer, wood outlookers, and decorative shutters. 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 "Health Smart", and is intended to promote health, and conserve energy, water, and other vital resources. Model Home Complex A four -lot model home complex (MHC) will be constructed adjacent the project entrance along Private Drive B within building lots 1, 2, 3 and 4. The MHC shows models for two plans, including Plans 2 and 3. A sales trailer is provided on lot two, near the project entrance along Private Drive B. 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 and tubular steel fencing adjacent to Open Space areas. 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. Page 29 of 31 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -01, TPM NO. 34442 AND CUP NO. 2012 -02 — LIVING SMART FEBRUARY 21, 2012 ANALYSIS Staff supports the requested applications for the following reasons: Tentative Parcel Map No. 34442 City Planning and Engineering staffs have reviewed the proposed tentative parcel map and have no concerns, if required conditions of approval are satisfied. The proposed revision to the tentative parcel map is consistent with development standards contained in the Specific Plan Amendment No. 2 document in terms of lot size, street widths, and other Planning and Engineering standards and requirements. The Tentative Parcel Map area is located within a portion of Planning Area 36, which has an underlying zoning of MF2. The MF2 designation permits a detached residential product. The proposed project is consistent with the MF2 designation. Revision to Tentative Parcel Map No. 34442 is required to establish the Living Smart Condominium Community within Planning Area No. 36. The tentative parcel map is consistent with Sections 66424 and 66427 of the California Subdivision Map Act, and Section 16 "Subdivisions" and Chapter 17.88 (Condominiums and Condominium Conversions) of the Lake Elsinore Municipal Code. Conditional Use Permit No. 2012 -02 City Planning and Engineering staffs have reviewed the Conditional Use Permit request and have no concerns. Conditional Use Permit approval is required to allow for the 73 individually -owned detached condominium units to be constructed within the project site. Chapter 17.88 (Condominiums and Condominium Conversions) of the LEMC states that: Considering the potential ramification to the general health, safety, comfort, or general welfare of the community, Staff has paid extra attention to specific details related to development of the proposed condominium project, including site planning, local street circulation, internal vehicular and pedestrian circulation, landscape buffering, architectural compatibility, and other related development and design issues. Staff believes the project is well- designed and addresses those design and development issues which support approval of the requested Conditional Use Permit. Residential Desiqn Review No. 2012 -01 City Planning and Engineering Staff have reviewed the requested Design Review application and have no concerns. Staff believes that those design amenities and features associated with the project's siting; circulation and parking layout; walls and fences; and architecture have resulted in a well- designed condominium community. Staff believes that the project is compatible with the overall Canyon Hills Specific Plan area and those existing and future developments that neighbor the project site. Page 30 of 31 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -01, TPM NO. 34442 AND CUP NO. 2012 -02 — LIVING SMART FEBRUARY 21, 2019 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, Resolution No. 2012 -_ approving Conditional Use Permit No. 2012 -02, Resolution No. 2012 -_ approving Residential Design Review No. 2012 -01, and Resolution No. 2012 -_ recommending that the City Council approve the revision to Tentative Parcel Map No. 34442, for the Living Smart Condominium Community based on the Findings, Exhibits and Conditions of Approval attached to this Staff Report. PREPARED BY: REVIEWED/ APPROVED BY ATTACHMENTS Kirt A. Coury, 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. Tentative Parcel Map No. 34442 6. Color and Materials booklet including Site Plan, Preliminary Plotting, Building Elevations Floor Plans, Conceptual Wall and Fence Plan Page 31 of 31