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HomeMy WebLinkAboutItem No. 3CITY OF ^ LADE LSINORT DREAM EXTREME. REPORT TO PLANNING COMMISSION TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: WARREN MORELION, AICP PLANNING MANAGER DATE: DECEMBER 6, 2011 SUBJECT: RESIDENTIAL DESIGN REVIEW NO. 2010 -01, AMENDMENT NO. 1 FOR "BRIDGEGATE" PROJECT AREA WITHIN THE CANYON HILLS SPECIFIC PLAN APPLICANT SONDRA NETZER, RICHMOND AMERICAN HOMES, & OWNER: 5171 CALIFORNIA, SUITE 120, IRVINE, CA 92617 Project Request The applicant is requesting approval of building designs for single family detached residential units on 58 of the previously approved 93 lots in the Canyon Hills Specific Plan area, Tract 31706, including a model home complex and related improvements. The proposal will replace a portion of the existing "Bridgegate" development in an effort to meet current market conditions. Project Location The Canyon Hills Specific Plan area is located within the eastern boundaries of the City of Lake Elsinore and east of the 1 -15 Freeway (Attachment 1). The "Bridgegate" area is defined by the Specific Plan as Planning Area 23. PC December 6, 2011 Item No. 3 Page 1 of 22 RDR No. 2010 -01 AMENDMENT No. 1 FOR BRIDGEGATE DECEMBER 6, 2011 PAGE 2 OF 5 Environmental Setting Proiect Background On April 19, 2005, the City of Lake Elsinore Planning Commission approved Residential Design Review No. 2004 -25. This approval was for the construction of 147 residential units with five (5) different single family detached plans ranging in size from 3,021 square feet to 3,697 square feet for the original "Bridgegate" project proposed by Pardee Homes. On March 16, 2010, the City of Lake Elsinore Planning Commission approved Residential Design Review No. 2010 -10. This approval was for the replacement of 93 of the 147 "Bridgegate" sites with five (5) new single family detached plans ranging in size from 2,034 square feet to 3,088 square feet proposed by Richmond American Homes. Staff has had several meetings with the applicant's representatives to review proposed alterations to the architecture and plotting of the single family residential product. Staff believed that the proposal was of sufficient quantity and effect that the applicant needed Planning Commission approval (as prescribed in the Canyon Hills Specific Plan) of an amendment to the original "Bridgegate" Residential Design Review. Project Description The proposal is to replace the previously approved "Bridgegate" (Richmond) product with another new product proposed by Richmond American Homes, within Planning Area 23 of the Canyon Hills Specific Plan. As noted, the previous (Richmond) "Bridgegate" product included the construction of 93 of the 147 'Bridgegate" sites with five (5) new single family detached plans ranging in size from 2,034 square feet to 3,088 square feet. The applicant has submitted the following plans for the proposed project: (1) building elevations and floor plans for the proposed models and production units; (2) site and landscaping plans for the Model Home Complex and parking lot; and (3) preliminary plotting plans. The following describes the proposed Design Review application: PC December 6, 2011 Item No. 3 Page 2 of 22 EXISTING " " " " ZONING' GENERAL"PLAN LAND USE"", Project Vacant/Single Bridgegate: SF2 (Planning Canyon Hills Specific Plan Site Family Area 23) Residential North Developed Riverside County /Canyon Riverside County /Canyon Lake Area Lake Area South Developed SF3 (Planning Areas 21A Canyon Hills Specific Plan and 22) East Vacant OS (Open Space) Canyon Hills Specific Plan West Vacant OS (Open Space) Canyon Hills Specific Plan Proiect Background On April 19, 2005, the City of Lake Elsinore Planning Commission approved Residential Design Review No. 2004 -25. This approval was for the construction of 147 residential units with five (5) different single family detached plans ranging in size from 3,021 square feet to 3,697 square feet for the original "Bridgegate" project proposed by Pardee Homes. On March 16, 2010, the City of Lake Elsinore Planning Commission approved Residential Design Review No. 2010 -10. This approval was for the replacement of 93 of the 147 "Bridgegate" sites with five (5) new single family detached plans ranging in size from 2,034 square feet to 3,088 square feet proposed by Richmond American Homes. Staff has had several meetings with the applicant's representatives to review proposed alterations to the architecture and plotting of the single family residential product. Staff believed that the proposal was of sufficient quantity and effect that the applicant needed Planning Commission approval (as prescribed in the Canyon Hills Specific Plan) of an amendment to the original "Bridgegate" Residential Design Review. Project Description The proposal is to replace the previously approved "Bridgegate" (Richmond) product with another new product proposed by Richmond American Homes, within Planning Area 23 of the Canyon Hills Specific Plan. As noted, the previous (Richmond) "Bridgegate" product included the construction of 93 of the 147 'Bridgegate" sites with five (5) new single family detached plans ranging in size from 2,034 square feet to 3,088 square feet. The applicant has submitted the following plans for the proposed project: (1) building elevations and floor plans for the proposed models and production units; (2) site and landscaping plans for the Model Home Complex and parking lot; and (3) preliminary plotting plans. The following describes the proposed Design Review application: PC December 6, 2011 Item No. 3 Page 2 of 22 RDR No. 2010 -01 AMENDMENT No. 1 FOR BRIDGEGATE DECEMBER 6, 2011 PAGE 3OF5 1. Residential Design Review No. 2010 -01 Amendment No. 1 (Richmond American Homes): This application includes building designs for 58 single family detached residential units within a gated community (Bridgegate) of the Canyon Hills Specific Plan. This area was subdivided by Tract Map No. 31706 for 147 single family residential lots. A single Model Home Complex is also proposed to showcase the proposed residences. Refer to Attachment 5 which presents the site location of the Bridgegate area, proposed building designs, and the plans for the Model Home Complex, respectively. a. Proposed Residential Units: Richmond American Homes is proposing five (5) different single - family detached plans, as described below. • Plan 1: Single -story 2,320 square foot units with three bedrooms (option for a fourth bedroom, or dining room), study room, 2 baths, great room, nook, kitchen, pantry, and laundry room. Two car garage. • Plan 2: Single -story 2,488 square foot units with three bedrooms (option for a fourth bedroom, or dining room), study room, 2.5 baths (option for a third bath), great room, nook, kitchen, pantry and laundry room. A three car tandem garage with a fifth bedroom /bath option. • Plan 3: Two -story 2,828 square foot units with three bedrooms (option for a fourth and fifth bedroom), loft, study room, 2.5 baths (option for a third bath), great room, dining room, kitchen, pantry, laundry room and porch entry. A three car tandem garage with great room expansion option. • Plan 4: Two -story 3,059 square foot units with three bedrooms (option for a fourth and fifth bedroom), loft, study room, , 2.5 baths (option for a third bath), great room, dining room, kitchen, pantry, laundry room and porch entry. A two car side entry garage with a third car single bay garage with a flex room option. • Plan 5: Two -story 3,522 square foot units with five bedrooms (option for a sixth bedroom), loft, living room (option for a dining room or study), 3 baths, great room, kitchen, pantry, laundry room, and a storage room with an option tech room. Three car garage and a porch entry. b. 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, Monterey, and Craftsman architectural features and treatments are being offered for each of the five plans (matching or complimentary to the architectural styles of the existing "Bridgegate" community). The Spanish Architectural Style includes PC December 6, 2011 Item No. 3 Page 3 of 22 RDR No. 2010 -01 AMENDMENT No. 1 FOR BRIDGEGATE DECEMBER 6, 2011 PAGE 4 OF 5 concrete "S" tile roofs, decorative pipes, curved archways, recessed windows, vents, and exterior openings to the porches. The Monterey Style includes concrete flat tile roofs, vertical windows, brick accents, decorative wood shutters, and columns. The Craftsman Architectural Style includes concrete flat tile roofs, vertical windows, tapered columns, stone veneer, and decorative wood siding and shutters. • "Standard" and "Enhanced" architectural features and treatments are offered for each of the five plans. "Standard elevations" are minimum features and treatments that will be provided for all plans and include, for example, foam surrounds around all windows and large windows. It should be noted that the applicant will be providing scored /patterned driveways throughout the project as a standard architectural treatment. "Enhanced elevations" are additional features and treatments that will be provided for those elevations that are within the public view. Examples of these enhancements include additional wood shutters, pop -out walls, and iron and siding treatments. • Ten (10) roofing tile color types will be provided. • Twelve (12) different color schemes will be provided. c. Model Home Complex: A Model Home Complex is proposed within the Bridgegate Planning Area, which is defined as Planning Area 23 by the Canyon Hills Specific Plan. The Model Home Complex will be located off of Hillside Drive within the Morning Glory Court cul -de -sac. Hillside Drive will provide primary access to the complex. The proposed complex will provide on- street guest parking with sufficient parking spaces (6 parking spaces), full landscape and hard scape improvements, trees, and shrubs. It should be noted that at the suggestion of Planning Division staff, the applicant has conducted two (2) neighborhood outreach meetings with the adjacent property owners. These meetings were held prior to the project submittal. The developer identified the intention of the pre - submittal meetings to get the community involved early, understand the adjacent property owner issues and address those concerns where possible within the project design. Issues discussed at the meetings have included product architecture and plotting, concerns relative to construction and approximate sales prices of the new homes. The applicant has worked diligently with staff in resolving issues relating to this Design Review application. There are no outstanding issues to report. In addition, the applicant has also requested a modification to the conditions of approval to allow for construction to occur on Saturdays from 8:00am to 5:00pm consistent with the approval granted to other developers in the community. The condition modification is reflected in the attached conditions of approval. PC December 6, 2011 Item No. 3 Page 4 of 22 RDR No. 2010 -01 AMENDMENT No. 1 FOR BRIDGEGATE DECEMBER 6, 2011 PAGE 5 OF 5 Analysis Staff finds that the proposed changes meet the minimum quality and attractiveness of the original project, which was presented to and approved by the Planning Commission. The City of Lake Elsinore Municipal Code refers to designs that create interest, provide varying vistas, and demonstrate quality and originality (Section 17.184.060). Staff feels that the applicant has suggested acceptable alternatives without the loss of quality to the overall project design and amenities. Therefore, staff is in support of the proposed changes. Environmental Determination Environmental analysis and clearance for the Richmond American Homes project is provided by Addendum No. 2 to the Final Environmental Impact Report for the Canyon Hills Specific Plan. Addendum No. 2 was approved by the City Council on April 10, 2007, to address changes associated with Canyon Hills Specific Amendment No. 2. In accordance with California Environmental Quality Act Guidelines Section 15162, the proposed amendment does not present a substantial change or new information that would require further CEQA analysis. The environmental impacts associated with development of the project were contemplated by Addendum No. 2 to the Final Environmental Impact Report, and were fully analyzed and mitigated therein. No new CEQA documentation is necessary for this project. RECOMMENDATION Adopt Resolution No. 2011 -_ approving Residential Design Review No. 2010 -01 Amendment No. 1 based on the Findings, Exhibits, and proposed Conditions of Approval. Prepared By: Kirt A. Coury Project Planner Approved By: Warren Morelion, AIC Planning Manager Attachments: 1. Vicinity Map 2. Planning Commission Resolution 3. Conditions of Approval 4. Acknowledgement of Draft Conditions 5. Richmond American Color Architectural Booklet PC December 6, 2011 Item No. 3 Page 5 of 22 U N D_ O K J Ii Canyon Hills VICINITY MAP U 0 N Cu p U O J z i 0 W W U N X • Y Y s a i a z a a o u Z U W m U d U O r J Q J Z Z N 00 0 _ CJ70 OC O_ 0 0 o a ooco 000= o c PC December 6, 2011 Item No. 3 Page 6 of 22 m Wo J ° m z W F F � Z J < J J O Oa W K _Z _Z I I f � z i 0 W W U N X • Y Y s a i a z a a o u Z U W m U d U O r J Q J Z Z N 00 0 _ CJ70 OC O_ 0 0 o a ooco 000= o c PC December 6, 2011 Item No. 3 Page 6 of 22 RESOLUTION NO. 2010- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 WHEREAS, Richmond American Homes has submitted an application for an amendment to the "Bridgegate" development identified as Residential Design Review No. 2010 -01 Amendment No. 1 (the "Entitlements "), for the replotting of a single - family residential product within the Canyon Hills Specific Plan at the terminus of Hillside Drive, east of Canyon Hills Road; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Residential Design Review requests for residential projects within the Canyon Hills Specific Plan; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162 establishes the standard to be used when determining whether subsequent environmental documentation is necessary and says that when an environmental document has already been adopted for a project, no subsequent environmental documentation is needed for subsequent entitlements which comprise the whole of the action unless substantial changes or new information are presented by the project; and WHEREAS, the 1989 Final Environmental Impact Report for the Canyon Hills Specific Plan (SCH #87111606: the "FEIR ") and the 2007 Addendum No. 2 to FEIR, collectively, evaluated environmental impacts that would result from maximum build -out of the Specific Plan; and WHEREAS, the Activity comprises part of the whole of the action and does not present substantial changes or new information regarding the potential environmental impacts of the project; and WHEREAS, public notice of the Activity has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on December 6, 2011. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: PC December 6, 2011 Item No. 3 Page 7 of 22 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 2 OF 4 SECTION 1. The Planning Commission has considered the proposed Residential Design Review Amendment plotting of production units for the "Bridgegate" development and has found them acceptable. The Planning Commission finds and determines that Residential Design Review No. 2010 -01 Amendment No. 1 is consistent with the Canyon Hills Specific Plan. SECTION 2. The Planning Commission finds and determines that the Activity does not present any new information, circumstances, or changes to the project that was analyzed under the FEIR and the 2007 Addendum No. 2 to the FEIR. The Activity does not change density or intensities of use. It simply establishes standards for the design and plotting of single family residential home product. Therefore, it is not necessary to conduct any further environmental review for the Activity. SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter 17.184 the Planning Commission makes the following findings for the approval of Residential Design Review No. 2010 -01 Amendment No. 1: 1. The Activity complies with the Goals, Objectives and Policies of the General Plan and the Canyon Hills Specific Plan, as approved. The General Plan designates the site as "Canyon Hills Specific Plan." The Canyon Hills Specific Plan designates the site as "SF Single- Family Detached Residential District." Residential Design Review No. 2010 -01 Amendment No. 1, the proposed plotting of approved production units will collectively lead to the construction of a single family residential development that is consistent with the Canyon Hills Specific Plan. 2. The Activity complies with the design directives contained in Chapter 17.184.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The Activity is appropriate to the site and surrounding developments in that it will result in the construction of single- family detached units in accordance with appropriate development and design standards contained in the Canyon Hills Specific Plan. The Activity creates interest and varying vistas as a person moves along any street within the subdivision. The Activity also complements the quality of existing neighboring development and will continue to provide visually - pleasing design and architecture within the area. 3. Conditions and safeguards pursuant to Chapter 17.184.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Activity to ensure development of the property in accordance with the General Plan, Municipal Code, and Canyon Hills Specific Plan. The Planning Commission has. considered the Activity and finds that with the attached conditions of approval, the Activity complies with the purposes and objectives of the General Plan, Municipal Code and Canyon Hills Specific Plan. PC December 6, 2011 Item No. 3 Page 8 of 22 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 3 OF 4 SECTION 4. Based upon all of the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby approves Residential Design Review 2010 -01 Amendment No. 1. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 6 th day of December 2011. Shelly Jordan, Chairperson City of Lake Elsinore ATTEST: Warren Morelion, AICP Planning Manager PC December 6, 2011 Item No. 3 Page 9 of 22 PLANNING COMMISSION RESOLUTION NO. 2011 - PAGE 4 OF 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) I, Warren Morelion, Planning Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2011- as adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 6 th day of December 2011, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Warren Morelion, AICP Planning Manager PC December 6, 2011 Item No. 3 Page 10 of 22 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 CANYON HILLS SPECIFIC PLAN GENERAL 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the Residential Design Review projects attached hereto. PLANNING DIVISION 2. Design Review approval for Residential Design Review No. 2010 -01 Amendment No. 1 will lapse and be void unless a building permit is issued within one (1) year of the approval date. An extension of time, up to one (1) year may be granted by the Community Development Director prior to the expiration of the initial Design Review approval upon application by the developer and payment of required fees one (1) month prior to expiration. 3. All construction shall comply with these Conditions of Approval and those provisions and requirements contained in the Canyon Hills Specific Plan and Municipal Code, prior to issuance of certificate of occupancy and release of utilities. 4. All site improvements shall be constructed as indicated on the approved building elevations and site plan for the model home complex. 5. Future site plotting and construction shall be consistent with these Conditions of Approval, those conditions approved with Tract Map No. 31706 and those provisions and requirements contained in the Canyon Hills Specific Plan and Municipal Code, subject to approval by the Community Development Director or designee. 6. Future site plotting and construction within Tract Map No. 31706 shall comply with the standards and requirements of the SF2, Single - Family Detached Residential District, as defined by the Canyon Hills Specific Plan. Future site plotting shall be shown on precise grading plans, subject to approval by the Community Development Director or designee. 7. The following standard architectural articulation and treatments shall be provided: • Any rock or brick veneer provided at the front elevation will continue to wrap around to the side elevation, to the front wall return. • 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 December 6, 2011 Item No. 3 Page 11 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 2 of 11 • Use of shutters, window mullions, and arched entrances. • Provision of front porches. Provision of hipped form roofs, and gable roof forms. Provision of 12 different color schemes. • Provision of varied roof lines. • Provision of scored /patterned driveways throughout. 8. Additional architectural enhancements and treatments shall be provided for those side and rear elevations that are within the public view. The applicant shall indicate which specific side and /or rear elevations will be afforded with enhanced architectural treatments on future precise grading plans subject to approval by the Community Development Director or designee. The following enhanced architectural treatments will be provided on those side and rear elevations that are within the public right -of -way: Additional wood shutters. • Additional siding treatments. 9. Prior to first certificate of occupancy for the models, the applicant shall prepare for City approval an exhibit that shows which side and rear elevations will be provided with architectural enhancements for the project area. 10.AII weep screeds shall be a maximum three inches above any hard surface and four inches above any earth surface. 11.Any revisions to approved site plans or building elevations shall be reviewed and approved by the Community Development Director or designee. 12.Materials and colors depicted on the materials board shall be used unless modified by the Community Development Director or designee. 13. 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. PC December 6, 2011 Item No. 3 Page 12 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 3 of 11 14. 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. 15.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. 16. The applicant shall comply with all applicable City Codes and Ordinances. 17. 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. 18.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. 19.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. 20.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. 21.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of building permit. 22.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. 23. The design and construction of the project shall meet all Riverside County Fire Department standards for fire protection. 24.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. PC December 6, 2011 Item No. 3 Page 13 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 4 of 11 25.All front yards and side yards on corner lots shall be properly landscaped with automatic (manual or electric) irrigation system to provide 100 percent plant and grass coverage using a combination of drip and conventional irrigation methods. The final landscaping /irrigation plan is to be reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee. A Landscape Plan check fee will be charged prior to final landscape approval based on the Consultant's fee plus 40 percent. • The applicant shall plant street trees, selected in conformance with the City's Street Tree List, at a maximum of 30 feet apart and at least 24 -inch box in size. • Planting within 15 feet of ingress /egress points shall be no higher than 36 inches. • The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought tolerant plantings with combination drip irrigation system to be used to prevent excessive watering. • All landscape improvements shall be bonded with a 100 percent Faithful Performance Bond for materials and labor for two years from last Certificate of Occupancy. • All landscaping and irrigation shall be installed within an affected portion of any phase at the time a certificate of occupancy is requested for any building. • The Final landscape plan shall be consistent with any approved site and /or plot plan. • The Final landscape plan shall include planting and irrigation details. 26.All exposed slopes in excess of three feet in height within the subject tract and within private lots shall have a permanent irrigation system and erosion control vegetation installed, as approved by the Planning Division, prior to issuance of certificate of occupancy. 27. 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. 28. 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. 29. 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. PC December 6, 2011 Item No. 3 Page 14 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 5of11 30. Comply with the Mitigation Monitoring Program that was prepared for the 2007 Addendum No. 2 to the 1989 Final Canyon Hills Specific Plan EIR. 31. 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. 32.These Conditions of Approval and those conditions approved with Tract Map No. 30494 shall be reproduced on subsequent building plans prior to issuance of building permit. 33. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:OOam and shall cease at 5:OOpm, Monday through Friday, or 8:OOam and 5:OOpm on Saturday. Construction activity shall not allow mass or rough grading, offsite land development, or large material deliveries, and shall not take place on Sunday, or any Legal Holidays. 34. The applicant shall pay all appropriate City fees. 35.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity (i.e., 7:00 A.M. — 5:00 P.M., Monday through Friday or 8:OOam and 5:OOpm on Saturday) and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674 -3124. 36. Construction traffic shall be prohibited from the segment of Lost Road south of the project site as a construction truck route. 37.The Homeowner's Association shall maintain all project improvements and facilities, including the private streets, landscaping, park facilities, and drainage improvements. 38. The applicant shall participate in the City's Lighting and Landscape Maintenance District. ENGINEERING DIVISION 39. Dedicate full width right -of -way and construct full width roadway improvements for Hillside Drive. Improvements and dedications shall be consistent with the Canyon Hills Specific Plan. 40.Hillside Drive, Desert Rose Way, Oakridge Court, Suncrest Drive, Foxwood Court, Piney Circle, Chicory Morning Glory Court and Redberry Palms Court shall become a private road as noted on the tentative map. The private road network shall begin at and include the turn - around feature. PC December 6, 2011 Item No. 3 Page 15 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 6 of 11 41.All private roads shall be constructed to be consistent with the Canyon Hills Specific Plan cross section for local and collector roads. 42. Dedicate and improve full width of internal streets. Street improvements shall conform to City standards for local street cross sections. 43.All private roads shall be maintained by an association or private maintenance district. 44. Provide access capabilities for emergency vehicles through the gated entrance. 45. Provide detention /desiltation basin designed to detain the increase in stormwater run -off volume resulting from the development. 46. Grading on adjacent property shall require a "notarized permission to grade" letter from the affected property owner. 47.All slopes, cut or fill, shall comply with UBC requirements for setback from adjacent property lines. Diversion of stormwater flows shall not be allowed. 48.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 49. 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. 50. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85 -26). 51. 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 final map approval. 52. Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 53. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 54.Applicant shall enter into an agreement with the City for the construction of public works improvements and shall post the appropriate bonds prior to final map approval. 55.Applicant shall obtain any necessary Caltrans permits and meet all Caltrans requirements. PC December 6, 2011 Item No. 3 Page 16 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 7 of 11 56. Desirable design grade for local streets should not exceed 9 %. The maximum grade of 15% shall only be used because of design constraints approved by the City Engineer. 57.lnterior streets shall be designed with 9% as the desired grade and intersecting streets shall meet at a maximum grade of 6 %. The 6% grade shall extend for a minimum of 40- feet. 58. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83- 78). 59.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. 60.The applicant shall install permanent survey monuments in compliance with the City's municipal code. 61.Applicant shall obtain all necessary off -site easements for off -site grading from the adjacent property owners prior to final map approval. 62.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. 63. Provide fire protection facilities as required in writing by Riverside County Fire. 64. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 65. Developer shall annex to the City's Street Lighting and landscaping Maintenance District. 66.Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 67.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. 68.All improvement plans and tract maps shall be digitized. At Certificate of Occupancy applicant shall submit tapes and /or discs which are compatible with City's ARC Info /GIS or developer to pay $300 per sheet for City digitizing. 69.All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. PC December 6, 2011 Item No. 3 Page 17 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 8 of 11 70.Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow pattern inspection can be conducted before grading begins. 71. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 72.An Alquis - Priolo study shall be performed on the site to identify any hidden earthquake faults and /or liquefaction zones present on -site. In the event a study has been previously completed or the project is outside the study zone, a letter shall be submitted by a licensed geologist or geotechnical engineer stating such a condition does not apply. 73.All grading shall be done under the supervision of a geotechnical engineer and 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. 74.Applicant to provide to the City a photographic baseline 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. 75. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a letter of drainage acceptance or conveyed to a drainage easement. 76.On -site drainage facilities located outside of road right -of -way should be contained within drainage easements shown on the final map. A note should be added to the final map stating: "Drainage easements shall be kept free of buildings and obstructions ". 77.All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 78. Meet all requirements of LEMC 15.64 regarding flood hazard regulations. 79. Meet all requirements of LEMC 15.68 regarding floodplain management. 80. The applicant to provide FEMA elevation certificates prior to certificate of occupancies. 81. Site development along the lake perimeter will require special grading and flood proofing requirements (LEMC 15). PC December 6, 2011 Item No. 3 Page 18 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 9 of 11 82. 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. 83.All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 84. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 85. Roof and yard drains shall not be allowed to outlet directly through cuts in the street curb. Roof drains should drain to a landscaped area. 86.10 year storm runoff should be contained within the curb and the 100 year storm runoff should be contained within the street right -of -way. When either of these criteria is exceeded, drainage facilities should be installed. 87.A drainage acceptance letter will be necessary from the downstream property owners for outletting the proposed stormwater run -off on private property. 88. Developer shall be subject to all Master Planned Drainage fees and will receive credit for all Master Planned Drainage facilities constructed. 89. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements for each Phase as approved by the City Engineer. 90. Developer shall agree to participate in and join a Mello Roos Community Facilities District (CFD) for infrastructure improvements and operation. 91. Up -slope maintenance along right -of -ways shall be maintained by the city's lighting and landscaping maintenance assessment district or a homeowner's association. 92.Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 93.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. 94.Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for their storm water pollution prevention plan including approval of erosion control for the grading plan prior to issuance of grading permits. The applicant shall provide a WQMP for PC December 6, 2011 Item No. 3 Page 19 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 10 of 11 post construction which describes BMP's that will be implemented for the development and including maintenance responsibilities. 95. Education guidelines and Best Management Practices (BMP) shall be provided 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 stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 96.Applicant shall provide first flush BMP's using the best available technology that will reduce storm water pollutants from parking areas and driveway aisles. 97. Intersection site distance shall meet the design criteria of the CALTRANS Design Manual (particular attention should be taken for intersections on the inside of curves). If site distance can be obstructed, a special limited use easement must be recorded to limit the slope, type of landscaping and wall placement. 98. Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. 99. No residential lot shall front and access shall be restricted on Hillside Drive and so noted on the final map. 100. All parcels shall have direct access to public right -of -way or be provided with a minimum 30 -foot ingress and egress easement to public right -of -way by separate instrument or through map recordation. 101. If right -of -way is abandoned as part of this development, then adjacent property affected by the abandonments must still have access to public maintained right -of -way. 102. The final map shall show the abandonment of dedications of public right -of -way or easements by appropriate certifications on the map. 103. Applicant shall record CC & R's for the tract prohibiting on- street storage of boats, motorhomes, trailer, and trucks over one -ton capacity, roof mounted or front yard microwave satellite antennas. The CC & R's shall be approved by the Community Development Director prior to recordation of final map. 104. Applicant shall cause to be recorded a CC &R's with recordation of final map which provides for irrevocable reciprocal parking, circulation, loading and landscape maintenance easement in favor of all lots subject to the approval of the director of Community Development & the City Attorney. The CC& R's shall enforce standards of building maintenance, participation in landscape maintenance, prohibition of outside vehicle or material storage. PC December 6, 2011 Item No. 3 Page 20 of 22 CONDITIONS OF APPROVAL RESIDENTIAL DESIGN REVIEW NO. 2010 -01 AMENDMENT NO. 1 PAGE 11 of 11 105. Applicant shall provide a homeowner's association with CC & R's for maintenance of the open space. 106. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right -of -way will be owned and maintained by either a home owner's association or private property owner. 107. Existing access easements over property must be addressed to the satisfaction of the easement owners prior to final map approval. 108. If the CFD has not been formed at building permit, then the developer shall enter into an agreement with the City to mitigate drainage impacts by payment of a Drainage Mitigation fee. Per recommendations of the Master Drainage Plan developed by RCFCD for the West End, the developer shall deposit $4000 per acre. If a Drainage Assessment District is formed in the West End and that drainage fee is lower than the present fee, a partial refund will be returned. 109. Developer shall provide funding for the re- appropriation calculations of the assessment due to the increase in lots in the assessment district. 110. In accordance with the City's Franchise Agreement for waste disposal & 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. PC December 6, 2011 Item No. 3 Page 21 of 22 CITY OF LADE ��7LSIHO DREAM EXTREMES ACKNOWLEDGMENT OF "DRAFT" CONDITIONS OF APPROVAL Subject: Residential Design Review No. 2010 -01 Amendment No. 1 to amend a portion of the existing "Bridgegate" development of the Canyon Hills Specific Plan in an effort to meet current market conditions. The proposal includes building designs for 58 single family detached residential units, including a model home complex and related improvements Review is pursuant to the applicable Chapters of the Lake Elsinore Municipal Code (LEMC) and the Canyon Hills Specific Plan. I hereby state that I have read and acknowledge the Draft Conditions of Approval and do hereby agree to accept and abide by all final Conditions that will be approved by the Planning Commission /City Council. I also understand that all Conditions shall be met prior to issuance of permits or prior to the first Certificate of Occupancy, or as otherwise indicated in the Conditions. All final conditions shall be met prior to issuance of permits or prior to the first Certificate of Occupancy, or otherwise indicated in the Conditions, subject to the approval of the Community Development Director of the City of Lake Elsinore Date: Applicant's Signature: Print Name: Address: Phone Number: AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT RECEIVED THE SIGNED ACKNOWLEDGMENT FORM. PC December 6, 2011 Item No. 3 Page 22 of 22