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Item No. 1
CITY OF ^ LADE , LSIMOKE DREAM EXTREME- CITY OF LAKE ELSINORE REPORT TO PLANNING COMMISSION TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: BOB BRADY CITY MANAGER PREPARED BY: KIRT A. COURY PROJECT PLANNER DATE: JUNE 21, 2011 SUBJECT: RESIDENTIAL DESIGN REVIEW NO. 2011 -02, A REQUEST FOR BUILDING DESIGNS AND A MODEL HOME COMPLEX FOR A HOUSING PROJECT LOCATED WITHIN TRACT 28214 -5 OF MURDOCK ALBERHILL RANCH SPECIFIC PLAN (PINNACLE). APPLICANT & OWNER: CRAIG MORAES, RYLAND HOMES, 1250 CORONA POINT COURT, SUITE 100, CORONA, CA 92879 Project Request The applicant requests building designs for single family detached residential units on 51 lots in the Murdock Alberhill Ranch Specific Plan area, Tract 28214 -5, including a model home complex and related improvements. Proiect Location The project site is located within the central portion of Vesting Tract Map No. 28214 -5. The vesting map is generally bounded on the north by the 1 -15 Freeway, on the south by Mountain Street, and on the west by Lake Street. The proposed residential lots are located along the western side of Alberhill Ranch Road. PC June 21, 2011 Item No. 1 Page 1 of 52 RDR No. 2011 -02 — RYLAND HOMES JUNE 21, 2011 PAGE 2OF6 Environmental Setting The site is bounded on three sides by vacant single family residential land, and to the southwest by existing single family residential development, all within the Murdock Alberhill Ranch Specific Plan area. Project Background Vesting Tentative Tract Map No. 28214 was approved by the City Council in late 2004. The Vesting Tract Map has also been recently finaled and recorded. The affected 51 lots are located within a portion of the Vesting Tract Map that has a minimum lot size of 5,000 square feet and an average lot size of 7,796 square feet. Project Description This Design Review application requires Planning Commission consideration of the plotting, building designs, landscaping and fencing for the entire 51 residential units and a model home complex plan. The proposed residences will be constructed within a portion of the Alberhill Ranch Specific Plan area that was previously subdivided by Vesting Tract Map No. 28214 (Exhibit 'A'). Discussion The applicant has submitted the following plans for Planning Commission consideration: (1) building elevations and floor plans for the proposed models and new production units; (2) site and landscaping plans for their model home complex and parking lot area; and (3) a preliminary plotting site plan and phasing plan of their 51 lots. A reduction of PC June 21, 2011 Item No. 1 Page 2 of 52 EXISTING LAND ZONING GENERAL PLAN USE . Project Vacant R -SF: Single Family Alberhill Ranch Specific Site Residential (ARSP) Plan (ARSP) North Vacant R -SF: Single Family Alberhill Ranch Specific Residential (ARSP) Plan (ARSP) South Vacant R -SF: Single Family Alberhill Ranch Specific Residential (ARSP) Plan (ARSP) East Vacant R -SF: Single Family Alberhill Ranch Specific Residential (ARSP) Plan (ARSP) West Vacant R -SF: Single Family Alberhill Ranch Specific Residential (ARSP) Plan (ARSP) Project Background Vesting Tentative Tract Map No. 28214 was approved by the City Council in late 2004. The Vesting Tract Map has also been recently finaled and recorded. The affected 51 lots are located within a portion of the Vesting Tract Map that has a minimum lot size of 5,000 square feet and an average lot size of 7,796 square feet. Project Description This Design Review application requires Planning Commission consideration of the plotting, building designs, landscaping and fencing for the entire 51 residential units and a model home complex plan. The proposed residences will be constructed within a portion of the Alberhill Ranch Specific Plan area that was previously subdivided by Vesting Tract Map No. 28214 (Exhibit 'A'). Discussion The applicant has submitted the following plans for Planning Commission consideration: (1) building elevations and floor plans for the proposed models and new production units; (2) site and landscaping plans for their model home complex and parking lot area; and (3) a preliminary plotting site plan and phasing plan of their 51 lots. A reduction of PC June 21, 2011 Item No. 1 Page 2 of 52 RDR No. 2011 -02 — RYLAND HOMES JUNE 21, 2011 PAGE 3 OF 6 building elevations (Attachments 4 & 5) and full -sized copies of these plans are also included (Attachment 8). The three new single - family residential plans include three elevations each. The product includes "Pinnacle ", a two unit model home complex and 49 homes of this product type. 1. Proposed Residential Units: "Pinnacle" proposes three different single - family detached plans, as described below. • Plan 1: Single -story 2,084 square foot (option up to 2,139 square feet) units with three bedrooms; two baths; great room; den /dining room; kitchen; nook; laundry; and two -car garage. The plan also includes an option powder room and option bedroom four. • Plan 2: Two -story 2,579 square foot (option up to 2,801 square feet) units with three bedrooms; 2.5 baths; great room; den, nook; kitchen; dining room; teen room, laundry; and three -car tandem garage. The plan also includes options for a fourth, fifth and sixth bedroom. • Plan 3: Two -story 2,862 square foot (option up to 3,033 square feet) units with four bedrooms; 2.5 baths; family room; dining room; teen room, nook; kitchen; laundry; and three -car tandem garage. The plan also includes options for a fourth, fifth sixth, and seventh bedroom, as well as a den. 2. Architecture, Materials and Colors: To provide variation in the models and floor plans, the applicant proposes the following: • Three different architectural styles for the front elevations, including Spanish, Tuscan, and Traditional architectural features and treatments are being offered for each of the three plans. The Spanish Architectural Style includes concrete "5" tile roofs, decorative pipes, curved archways, recessed windows, decorative iron, and vents. The Tuscan Architectural Style includes concrete "S" tile roofs, stone accents, vertical windows, and decorative wood shutters. The Craftsman Architectural Style includes brick veneer, concrete flat tile roofs, decorative shutters, wood accents, wood outlookers, tapered columns, foam board and batten, and vertical windows. • "Standard" and "Enhanced" architectural features and treatments are offered for each of the three plans. "Standard elevations" are minimum features and treatments that will be provided for all plans and include, for example, foam surrounds around all windows. "Enhanced elevations" are additional features and treatments that will be provided for those elevations that are within the public view. Examples of these enhancements include additional wood shutters, and enhanced window sills and treatment. PC June 21, 2011 Item No. 1 Page 3 of 52 RDR No. 2011 -02 — RYLAND HOMES JUNE 21, 2011 PAGE 4 OF 6 • Nine (9) roofing tile color types will be provided. Twelve (12) different color schemes will be provided. 3. Model Home Complex: A Model Home Complex will be constructed on three (3) lots, within the northeastern portion of the project site. The models will be located adjacent to Alberhill Ranch Road, at the northwest corner of Alberhill Ranch Road and Alderwood Place. Direct access to the models and parking lot will be provided off of Alderwood Place. The parking lot will provide six (6) parking spaces, including one handicapped space. The Model Home Complex will be fully landscaped with hardscape improvements, trees and shrubs. The applicant has worked diligently with staff in resolving issues relating to this Design Review application. There are no outstanding issues to report. Analysis Staff supports the proposed Design Review application for the following reasons: 1. Consistency with Alberhill Ranch Specific Plan and VTTM No. 28214: The project site is designated "Single- Family Residential" by the Alberhill Ranch Specific Plan. The proposed building and plotting plans for the Model Home Complex area complies with appropriate design and development standards contained in the Specific Plan relating to setbacks, lot sizes, building heights, etc., and are consistent with the lot design approved with VTTM No. 28214. The project will also be constructed at a density of about 3.6 dwelling units per acre, which is within the 3.8 dwelling units per acre allowable density standard defined in the Alberhill Ranch Specific Plan. Condition of Approval No. 5 has been established to ensure that future precise grading plans, which include lot plotting are reviewed and approved by City staff. 2. Provision of Varied Building Materials and Colors: The proposed residences will be constructed with varied building materials and colors. Though stucco is the primary building material being offered, the applicant will also be incorporating stone and brick veneer into the other standard front elevations. The following describes other standard features provided with the project's architecture and design: All front returns will be decorative and masonry concrete walls. Wood fences will not be allowed along the front. Articulation and treatment will be provided around all windows, not only those windows that are within the public view. At a minimum, foam surrounds will be provided around all windows. PC June 21, 2011 Item No. 1 Page 4 of 52 RDR No. 2011 -02 — RYLAND HOMES JUNE 21, 2011 PAGE 5 OF 6 Use of shutters, window mullions, corbels, decorative pipes and vents, and arched entrances. • Provision of iron elements in gables, hipped form roofs, and gable roof forms. Provision of 12 different color schemes. Provision of varied roof lines. 3. Provision of Enhanced Architectural Treatments: Additional or enhanced architectural treatments will be provided on those particular building elevations (rear and side elevations) that will be seen by the public, not only those elevations that face a public right -of -way, including the following. Additional wood shutters. • Additional window details. Environmental Determination Environmental clearance and analysis for the proposed application is provided by Addendum No. 2 to the Alberhill Ranch Specific Plan Final EIR, which was prepared for Vesting Tract Map No. 28214. Said environmental document was prepared in accordance with Section 15164 of the CEQA Guidelines and was approved by the City Council in late 2004. The proposed project is consistent with the Alberhill Ranch Specific Plan and VTTM No. 28214 and therefore, does not conflict with the findings and discussions contained in the Addendum No. 2 document. The Addendum No. 2 EIR concluded that significant environmental impacts will not result with implementation of those mitigation measures contained in the original 1989 Final Alberhill Ranch Specific Plan EIR and the 2003 Addendum No. 2 EIR. Further environmental clearance is unnecessary pursuant to Section 15162 (Subsequent EIR's, and Negative Declarations). Recommendation It is recommended that the Planning Commission adopt Resolution No. 2011 -_ making findings that the project is exempt from the MSHCP and Resolution No. 2011 -_ approving Residential Design Review No. 2011 -02 based on the Findings, Exhibits and Conditions of Approval attached to this Staff Report. Prepared By: Kirt A. Coury,g� Project Planner Reviewed By: Warren Morelion�A Planning Manager PC June 21, 2011 Item No. 1 Page 5 of 52 RDR No. 2011 -02 — RYLAND HOMES JUNE 21, 2011 PAGE 6 OF 6 Approved By: Bob Brady, City Manage Attachments: 1. Vicinity Map 2. Planning Commission Resolutions 3. Conditions of Approval 4. Reductions of Building Elevations and Floor Plans 5. Reductions of Site, Phasing and Landscaping Plans for the Model Home Complex 6. Acknowledgement of Draft Conditions 7. Ryland Homes Color Architectural Booklet 8. Full Size Plans PC June 21, 2011 Item No. 1 Page 6 of 52 PINNACLE AT ALBERHILL RANCH RYLAND HOMES TR 28214 -5 Project Site ( PLANNING COMMISSION JUNE 21, 2011 PC June 21, 2011 Item No. 1 Page 7 of 52 RESOLUTION NO. 2011- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT THE PROJECT IDENTIFIED AS RESIDNETIAL DESIGN REVIEW NO. 2011 -02 IS EXEMPT FROM THE WESTERN RIVERSIDE MULTI - SPECIES HABITAT CONSERVATION PLAN WHEREAS, Ryland Homes, Inc. has filed an application with the City of Lake Elsinore requesting Design Review approval of a two -plan Model Home Complex and ultimate development of production units throughout 51 lots within Tract Map No. 28214 -5 (the "Project "). The proposed residential lots comprise approximately 55 acres and are located on the north side of Alberhill Ranch Road between Lake Street and Nichols Road, within the Alberhill Ranch Specific Plan area (the "Project Site "); and WHEREAS, Pacific Clay Products, Inc., Castle & Cooke Lake Elsinore Outlet Centers, Inc., Castle & Cooke Corona, Inc., Gateway Business Park, LLC, and Murdock Alberhill Ranch Limited Partnership, (collectively "Owner ") entered into that certain settlement agreement and memorandum of understanding (the "Settlement Agreement ") with the County of Riverside on February 24, 2004, which exempts and excludes all of the Owner's properties (including present and future uses and development of Owner's properties) from the MSHCP for all purposes; and WHEREAS, the Project site is owned by Ryland Homes, Inc. and is within the Murdock Alberhill Ranch Specific Plan area and is covered by the terms of the Settlement Agreement and is therefore exempt from the requirements of the MSHCP; and 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 June 21, 2011. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission acknowledges the Settlement Agreement which exempts and excludes the Project from the requirements of the MSHCP for all purposes. Therefore, the Planning Commission recommends that the City Council adopt findings that the project is exempt from the MSHCP and that no further MSHCP action is required. SECTION 2. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 21 day of June 2011, by the following vote: PC June 21, 2011 Item No. 1 Page 8 of 52 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 2 OF 3 John Gonzales, Chairman City of Lake Elsinore ATTEST: Robert A. Brady City Manager PC June 21, 2011 Item No. 1 Page 9 of 52 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 3 OF 3 STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF LAKE ELSINORE )ss. I, Robert A. Brady, City Manager certify that Resolution No. 2011 -_ as a of Lake Elsinore at a regular meeting h same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: of the City of Lake Elsinore, California, hereby iopted by the Planning Commission of the City ;Id on the 21 day of June 2011, and that the Robert A. Brady City Manager PC June 21, 2011 Item No. 1 Page 10 of 62 RESOLUTION NO. 2011- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2011 -02 WITHIN TRACT MAP NO. 28214 -5 WHEREAS, Ryland Homes, Inc. has filed an application with the City of Lake Elsinore requesting Design Review approval for the Pinnacle two -plan Model Home Complex and ultimate development of within Tract Map No. 28214 -5 (the "Project'); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Design Review requests for residential projects within the Alberhill Ranch 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 Alberhill Ranch Specific Plan (SCH #88090517: 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 Project does not present substantial changes or new information regarding the potential environmental impacts of development; and 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 June 21, 2011. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the proposed design for the Pinnacle two -plan Model Home Complex and production units and has found it PC June 21, 2011 Item No. 1 Page 11 of 52 PLANNING COMMISSION RESOLUTION NO. 2011 -_ PAGE 2OF4 acceptable. The Planning Commission finds and determines that the Project design is consistent with the Alberhill Ranch Specific Plan. SECTION 2. The Planning Commission finds and determines that the Design Review application 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 Design Review does not change density or intensities of use. It simply establishes standards for color palates, articulation, orientation, and design. Therefore, it is not necessary to conduct any further environmental review for the Project. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.82, the Planning Commission makes the following findings for the approval of Residential Design Review No. 2011 -02: The project complies with the Goals, Objectives and Policies of the General Plan and the Alberhill Ranch Specific Plan, as approved. The General Plan designates the project site as "Alberhill Ranch Specific Plan." The Alberhill Ranch Specific Plan designates the project site as "Single- Family Residential." Vesting Tract Map No. 28214, the proposed model home complex, and production units will collectively lead to the construction of a single family residential development that is consistent with the Alberhill Ranch Specific Plan. 2. This project complies with the design directives contained in Chapter 17.82.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The Project 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 Alberhill Ranch Specific Plan. The Project creates interest and varying vistas as a person moves along any street within the subdivision. The Project also complements the quality of existing neighboring development and will continue to provide visually - pleasing design and architecture within the project area. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the project to ensure development of the property in accordance with the General Plan, Municipal Code, and Alberhill Ranch Specific Plan. The Planning Commission has considered the project and finds that with the attached conditions of approval, the Project complies with the purposes and objectives of the General Plan, Municipal Code and Alberhill Ranch Specific Plan. PC June 21, 2011 Item No. 1 Page 12 of 52 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 3 OF 4 SECTION 4. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby approves Residential Design Review No. 2011 -02. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 21 day of June 2011, by the following vote: John Gonzales, Chairman City of Lake Elsinore ATTEST: Robert A. Brady City Manager PC June 21, 2011 Item No. 1 Page 13 of 52 PLANNING COMMISSION RESOLUTION NO. 2011- PAGE 4 OF 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) I, Robert A. Brady, City Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2011 -_ as adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 21 s ` day of June 2011, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Robert A. Brady City Manager PC June 21, 2011 Item No. 1 Page 14 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN GENERAL 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the Residential Design Review projects attached hereto. PLANNING DIVISION 2. Design Review approval for Residential Design Review No. 2011 -02 will lapse and be void unless a building permit is issued within two (2) years of the approval date. The Community Development Director may grant an extension of time for up to one (1) year prior to the expiration of the initial Design Review. An application for a time extension and required fee shall be submitted a minimum of one (1) month prior to the expiration date. 3. All construction shall comply with these Conditions of Approval and those provisions and requirements contained in the Alberhill Ranch Specific Plan and Lake Elsinore Municipal Code; prior to issuance of certificate of occupancy and release of utilities. 4. All site improvements shall be constructed as indicated on the approved building elevations and site plans for the Residential Design Review and the Model Home Complex. 5. Future site plotting and construction shall be consistent with these Conditions of Approval, those conditions approved with Tentative Tract Map No. 28214 and those provisions and requirements contained in the Municipal Code, subject to approval by the Community Development Director or designee. 6. The following architectural details shall be provided: • All front fence returns will be decorative masonry walls. Wood fences will not be allowed along the front elevation. • Additional architectural enhancements and treatments shall be provided for those side and rear elevations that are within the public view. The applicant shall indicate which specific side and /or rear elevations will be afforded with enhanced architectural treatments on future precise grading plans, subject to approval by the Community Development Director or designee.. • Nine (9) different color schemes will be provided. PC June 21, 2011 Item No. 1 Page 15 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 7. All weep screeds shall be a maximum three inches above any hard surface and four inches above any earth surface. 8. Any revisions to approved site plans or building elevations shall be reviewed and approved by the Community Development Director or designee. 9. Materials and colors depicted on the materials board shall be used unless modified by the Community Development Director or designee. 10.The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0" adjacent to the dwelling for the storage of the City trash barrels. The storage pad or area shall conceal the trash barrels from public view, subject to the approval of the Community Development Director or designee. Precise grading plans shall identify the location of the aforementioned flat concrete pad and air conditioning units. 11. The building addresses (in numerals at least four inches high) shall be displayed near the entrance and easily visible from the front of the unit and public right -of -way. The applicant shall obtain street addresses for all production lots prior to issuance of building permit. 12.The applicant shall comply with all requirements of the City's Grading Ordinance. Construction generated dust and erosion shall be mitigated in accordance with the provisions of Municipal Code, Chapter 15.72 and using accepted techniques. Interim erosion control measures shall be provided 30 days after the site's rough grading, as approved by the City Engineer. 13. The applicant shall comply with all applicable City Codes and Ordinances. 14. Prior to issuance of building permit, building plans for the Model Home Complex shall comply with all American Disabilities Act (ADA) requirements, including provision of a handicapped - accessible bathroom. 15.A cash bond of $1,000.00 shall be required for the Model Home Complex. This bond is to guarantee removal of the temporary fencing material, parking lot, etc. that have been placed onsite for the Model Home Complex. The bond will be released after removal of the materials and the site is adequately restored, subject to the approval of the Community Development Director or designee. 16.A cash bond of $1,000.00 shall be required for any garage conversion of the model(s). Bonds will be released after removal of all temporary materials and the site is adequately restored, subject to the approval of the Community Development Director or designee. PC June 21, 2011 Item No. 1 Page 16 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 17.A cash bond of $1,000.00 shall be required for any construction trailers used during construction. Bonds will be released after removal of trailers, subject to the approval of the Community Development Director or designee. 18.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of building permit. 19.The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal Water District ( EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards. 20. The design and construction of the project shall meet all County Fire Department standards for fire protection. 21.All mechanical and electrical equipment associated with the residences shall be ground mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened behind fence returns, subject to the approval of the Community Development Director, prior to issuance of building permit. 22.AII front yards and side yards on corner lots shall fie properly landscaped with automatic (manual or electric) irrigation system to provide 100 percent plant and grass coverage using a combination of drip and conventional irrigation methods. The final landscaping /irrigation plan is to be reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee. A Landscape Plan check fee will be charged prior to final landscape approval based on the Consultant's fee plus 40 percent. • The applicant shall plant street trees, selected in conformance with the City's Street Tree List, at a maximum of 30 feet apart and at least 24 -inch box in size. • Planting within 15 feet of ingress /egress points shall be no higher than 36 inches. • The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. • All landscape improvements shall be bonded with a 100 percent Faithful Performance Bond for materials and labor for two years from Certificate of Occupancy. • All landscaping and irrigation shall be installed within an affected portion of any phase at the time a certificate of occupancy is requested for any building. PC June 21, 2011 Item No. 1 Page 17 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN • One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage provided identifying Xeriscape landscaping. • The Final landscape plan shall be consistent with any approved site and /or plot plan. • The Final landscape plan shall include planting and irrigation details. 23.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. 24. 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. 25. 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. 26. 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. 27.These Conditions of Approval and those conditions approved with Tentative Tract Map No. 28214 shall be reproduced on subsequent building plans prior to issuance of building permit. 28. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays. 29. The applicant shall pay all appropriate City fees. 30. If applicable, the applicant shall pay the Multiple Species Habitat Conservation Plan Fee (MSHCP) Local Development Mitigation Fee prior to obtaining building permits. 31.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. PC June 21, 2011 Item No. 1 Page 18 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 32.The Homeowner's Association shall maintain all project improvements and facilities, including the landscaping, park facilities, and drainage improvements. 33. If applicable, the applicant shall participate in the City's Lighting and Landscape Maintenance District. ENGINEERING DIVISION GENERAL 34.AII arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. All overhead utilities shall be undergrounded. 35.The developer shall pay all development fees, including but not all inclusive: TUMF, TIF, and Area Drainage Fees. 36.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; maintenance responsibility shall be identified in the Covenants, Conditions and Restrictions. 37. The developer shall provide to the Engineering Division, a recorded copy of the Covenants, Conditions and Restrictions. 38.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. 39. 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. 40. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by development of the site and or diversion of drainage. 41.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. PC June 21, 2011 Item No. 1 Page 19 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 42. 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. 43.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. FEES 44.The developer shall pay all Engineering Division assessed Capital Improvement, Plan Check and Permit fees (LEMC 16.34). Applicable mitigation fees include: Stephens Kangaroo Habitat Fee (K -Rat), Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area Drainage Fee: Rice Canyon District #28 $2037.38/lot for lots 75 -87, 137 -143 & 146 -155 and Nichols SW District #19, $2254.75/lot for lots 88 -94, 125 -136 & 144, 145 45. Mitigation Fees will be assessed at the prevalent rate at time of payment in full. STORM WATER MANAGEMENT / POLLUTANT PREVENTION 46.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. 47.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. 48. 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). 49.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. PC June 21, 2011 Item No. 1 Page 20 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN Brochures of "Storm water Pollution, What You Should Know" describing preventing measures are available at City Hall. 50.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. 51.The developer shall provide documentation that the BMPs are constructed with the requisite capacity to serve the entire common project in accordance with the MS4 Permit requirements. 52.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, therefore, WQMP submittal should be during the initial process of the project. The final WQMP must be approved prior to grading permit issuance. 53.The WQMP shall include documentation showing the common project treatment controls constructed by Castle and Cooke are sufficient for your project. (MS4 Permit Section 7.G.3). 54.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. 55.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) 56. 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 PC June 21, 2011 Item No. 1 Page 21 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 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 57.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. 58. Sight distance into and out of the project location shall comply with CALTRANS Standards. 59.The developer shall install permanent bench marks per City of Lake Elsinore Standards and at locations to be determined by City Engineer. 60. If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Enginer prior to issuance of building permit. 61.10 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. 62.All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 63.AII compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '' /z" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 64.A drainage study shall be provided for improvements to be constructed. 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. 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. 65.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. PC June 21, 2011 Item No. 1 Page 22 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 66.The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 67.All Public Works requirements and improvements shall be complied with and constructed as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans. 68. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 69.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 70. The developer shall assume responsibility for completion of any and all street and storm drain improvements and signing and striping adjacent to lots or provide written documentation as to the identity of the responsible party. 71.As applicable, 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. 72.As applicable, 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 73. 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. The 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) 74. Export and /or import sites located within the Lake Elsinore City limits must have an active grading permit. 75.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. 76.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 PC June 21, 2011 Item No. 1 Page 23 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 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.orq 77.All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 78. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 79. 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. 80. 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. 81.All 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. 82.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. 83. Developer shall execute and submit grading and erosion control agreement, post.grading security and pay permit fees as a condition of grading permit issuance. 84.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 85. 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. 86. Review of the project Storm Water Pollution Prevention Plan ( SWPPP) and sediment and erosion control plan shall be completed. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. PC June 21, 2011 Item No. 1 Page 24 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 87.Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 88. Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. 89. Developer shall pay all grading permit applicable processing, permit, security and development fees including those fees identified in an applicable development agreement. 90. Provide final soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. PRIOR TO ISSUANCE OF BUILDING PERMIT 91.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. 92.All project required street improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer. 93.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). PRIOR TO OCCUPANCY 94.All public improvements including signing and striping and traffic control devices shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 95.All water and sewer improvements shall be completed in accordance with Water District requirements. 96.A recorded copy of proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 97.TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment in full in accordance with the LEMC. 98.As -built plans shall be completed and signed by the City Engineer. PC June 21, 2011 Item No. 1 Page 25 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 99.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. 100. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 'h x 11" mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. 101. All required public right -of -way dedications, easements, dedications and vacations and easement agreement(s) for ingress and egress through adjacent property(ies) shall be recorded with a recorded copy provided to the City prior to final project approval. 102. A recorded copy of the documentation (CC &R's) of responsibility for slope maintenance along right -of -ways and open spaces to be maintained by the HOA or other entity shall be provided prior to occupancy /final. 103. 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. 104. 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; • 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 handouttguideline information. 105. 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. PC June 21, 2011 Item No. 1 Page 26 of 52 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2011 -02 PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN 106. 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. 107. 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. 108. Provide on compact disc GIS Shape files of all final maps and street and storm drain plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. COMMUNITY SERVICES DEPARTMENT 109. The Developer shall pay all applicable park fees. 110. Developer shall comply with all City Ordinances regarding construction debris removal and recycling as per Section 8.32 of the Lake Elsinore Municipal Code. RIVERSIDE COUNTY FIRE DEPARTMENT 111. The applicant shall comply with all Riverside County Fire Departments requirements and standards. Provide fire protection facilities as required in writing by the Riverside County Fire Department. 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U Z�vG PC June 21, 2011 Item No. 1 Page 51 of 52 CITY OF ink LADE LSINORI DREAM EXTREME- ACKNOWLEDGMENT OF "DRAFT" CONDITIONS OF APPROVAL Subject: Residential Design Review No. 2011 -02 to allow for the building designs for single family detached residential units on 51 lots in the Murdock Alberhill Ranch Specific Plan area, Tract 28214 -5, including a model home complex and related improvements. 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 Signatu Print Name: Address: Phone Number: AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT RECEIVED THE SIGNED ACKNOWLEDGMENT FORM. PC June 21, 2011 Item No. 1 Page 52 of 52