HomeMy WebLinkAboutItem No. 3CITY OF
LADE LLSINOP,
DREAM EXTREME.
REPORT TO THE PLANNING COMMISSION
TO: HONORABLE CHAIRMAN AND
MEMBERS OF THE PLANNING COMMISSION
FROM: ROBERT A. BRADY,
CITY MANAGER
DATE: JULY 6, 2010
SUBJECT: REVISION NO. 1 FOR TENTATIVE TRACT MAP NO. 31593
APPLICANT/ WASSON CANYON LAND, LLC. 10621 CIVIC CENTER
OWNER: DRIVE, RANCHO CUCAMONGA, CA 91730
Project Request
The applicant is requesting approval of Revision No. 1 to Tentative Tract Map No.
31593 for the subdivision of 227 acres of land in the R -1 Single Family Residential
District into 490 single family residential lots, 13 lettered lots, a 5.5 acre park and a
water quality basin. Review is pursuant to the applicable Chapters of the Lake Elsinore
Municipal Code (LEMC).
On November 8, 2005, the City Council approved Tentative Tract Map No. 31593 for
the subdivision of 227 -acres of residentially zoned land into 521 individual lots. On
October 27, 2009, the City Council approved a time extension request for twenty four
(24) months for Tentative Tract Map No. 31593. The applicant is now requesting
Revision No. 1 to said map to allow for minor changes to the original map to satisfy
conditions of approval applied to the project through the identified map extension
process.
Project Location
The subject site is located easterly of Interstate 15 and Camino Del Norte and northerly
of the extension of a proposed roadway link from Camino Del Norte to the Ramsgate
Specific Plan area, immediately south of the Wasson Creek. The Spyglass Ridge
Specific Plan abuts the project site to the south, vacant land abuts the property to the
west, Tract Map No. 25473 is located to the east and the Ramsgate Specific Plan is
located to the north (Attachment'1').
PC July 6, 2010 Item No. 3
Page 1 of 36
REVISION NO. 1 TO TENTATIVE TRACT MAP NO. 31593
JULY 6, 2010
PAGE 2 OF 3
Environmental Setting
Proiect Description
Revision No. 1 to Tentative Tract Map No. 31593
On November 8, 2005, the City Council approved Tentative Tract Map No. 31593 for
the subdivision of 227 -acres of residentially zoned land into 521 individual lots. On
October 27, 2009, the City Council approved a time extension request for Tentative
Tract Map No. 31593. In reviewing this extension request, staff analyzed proposed and
surrounding amenities available for the use of future residents of the tract and if
additional amenities were warranted (Attachment `5'). With the number of proposed
single - family residential lots, staff believed adding a park, a club house facility and
amenities to the project site would be appropriate. The applicant agreed with staff's
recommendation and has provided a 5.5 -acre "neighborhood park" and will include a
club house facility and amenities (i.e. pool, play equipment, ball fields, etc.). The
"neighborhood park" is located at the terminus of the north western entrance of the site
(Lot A -A). It should be noted that five (5) small pocket parks (approximately 10,000
square feet each) randomly placed throughout the subdivision were eliminated and the
identified "neighborhood park" has been established in their place. Also, the project
was originally conditioned to provide a Home Owner's Association (HOA), therefore
creating an entity for maintenance and upkeep.
Analysis
Chapter 16.24.150 of the LEMC allows for revisions to an original tentative map subject
to the review and approval of the City Council. It should be noted that approval of the .
proposed revision will not impact the approved time extensions associated with the
identified map.
PC July 6, 2010 Item No. 3
Page 2 of 36
EXISTING
ZONING
GENERALPLAN
LAND
USE
Project
Vacant
R -1, Single - Family
Low Density Residential
Site
Residential /R -E Residential
Estate
North
Single
Specific Plan (Ramsgate
Approved Specific Plan
Family/Vacant
Specific Plan)
(Ramsgate Specific Plan)
South
Vacant
R -1, Single - Family
Specific Plan "G" — Spyglass
Residential
Specific Plan
East
Vacant
Specific Plan (Ramsgate
Approved Specific Plan
Specific Plan )
(Ramsgate Specific Plan)
West
Vacant
R -E Residential Estate
Low Density Residential,
Low Medium Density
Residential band Freeway
Business
Proiect Description
Revision No. 1 to Tentative Tract Map No. 31593
On November 8, 2005, the City Council approved Tentative Tract Map No. 31593 for
the subdivision of 227 -acres of residentially zoned land into 521 individual lots. On
October 27, 2009, the City Council approved a time extension request for Tentative
Tract Map No. 31593. In reviewing this extension request, staff analyzed proposed and
surrounding amenities available for the use of future residents of the tract and if
additional amenities were warranted (Attachment `5'). With the number of proposed
single - family residential lots, staff believed adding a park, a club house facility and
amenities to the project site would be appropriate. The applicant agreed with staff's
recommendation and has provided a 5.5 -acre "neighborhood park" and will include a
club house facility and amenities (i.e. pool, play equipment, ball fields, etc.). The
"neighborhood park" is located at the terminus of the north western entrance of the site
(Lot A -A). It should be noted that five (5) small pocket parks (approximately 10,000
square feet each) randomly placed throughout the subdivision were eliminated and the
identified "neighborhood park" has been established in their place. Also, the project
was originally conditioned to provide a Home Owner's Association (HOA), therefore
creating an entity for maintenance and upkeep.
Analysis
Chapter 16.24.150 of the LEMC allows for revisions to an original tentative map subject
to the review and approval of the City Council. It should be noted that approval of the .
proposed revision will not impact the approved time extensions associated with the
identified map.
PC July 6, 2010 Item No. 3
Page 2 of 36
REVISION NO. 1 TO TENTATIVE TRACT MAP NO. 31593
JULY 6, 2010
PAGE 3 OF 3
The proposed subdivision has been deemed to be consistent with the development
standards in Chapter 17.23 (R -1 Single - Family Residential District) of the LEMC, in that
Chapter 17.23 requires that all newly subdivided parcels be a minimum size of 6,000
square feet, and an average of 7,200 square feet. The proposed subdivision complies
with these requirements. In addition, the project has been designed with enhanced
characteristics such as the park facility, park amenities (i.e. pool, ball fields, etc.) and
roadway improvements and will compliment the existing development in the surrounding
area.
Environmental Determination
Pursuant to and consistent with the California Environmental Quality Act, (CEQA),
environmental clearance for the proposed project has been provided by Mitigated
Negative Declaration No. 2005 -08, which was approved by the City Council in
November 2005. No further environmental clearance is required for this project
Recommendation
Approve Resolution No. 2010 -_ recommending to the City Council approval of
Revision No. 1 to Tentative Tract Map No. 31593,
This recommendation is based on the Findings, Exhibits, and attached Conditions of
Approval.
Prepared by: Kirt A. Coury i G
Project Planner
Reviewed by: Matthew Harris MA--
Senior Planner
Approved by : Robert A. Brady
City Manager
Attachments
1. Vicinity Map
2. Resolution No. 2010 -_ recommending to the City Council approval of
Revision No. 1 to Tentative Tract Map No. 31593
3. Conditions of Approval
4. Signed Acknowledgement of "Draft" Conditions of Approval Form
5. Exhibits:
City Council Staff Report and Minutes dated October 27, 2009
Revision No. 1 to Tentative Tract Map No. 31593
Full Size Plans
PC July 6, 2010 Item No. 3
Page 3 of 36
VICINITY MAP
REVISION NO. 1 to TTM 31593
PC July 6, 2010 Item No. 3
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RESOLUTION NO. 2010-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LAKE ELSINORE, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF REVISION NO. 1 FOR TENTATIVE TRACT MAP NO.
31593
WHEREAS, Wasson Canyon Land, LLC, filed an application with the City
of Lake Elsinore requesting approval of Revision No. 1 for Tentative Tract Map No.
31593 (the "Project'); and
WHEREAS, the project site is proposed for the subdivision of
approximately 227 -acres of land into 490 single - family residential lots with a Home
Owner's Association park integrated into the project design and associated
improvements; and
WHEREAS, the project site is located east of Interstate 15 and the
Spyglass Specific Plan and immediately south of Wasson Creek; and
WHEREAS, Section 16.24.150 of the Lake Elsinore Municipal Code
authorizes revisions for Tentative Tract Maps; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal.
Pub. Res. Code §§ 21000 et seq.: "CEQA ") and the State Guidelines for
Implementation of CEQA (14 C.C.R. §§ 15000 et seq.: "CEQA Guidelines "), 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, on November 8, 2005, the City Council of the City of Lake
Elsinore, adopted Mitigated Negative Declaration No. 2005 -08 in accordance with the
requirements of the CEQA and the CEQA Guidelines; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City Council
pertaining to revisions of tentative maps; and
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PC July 6, 2010 Item No. 3
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WHEREAS, 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 July 6, 2010.
NOW, THEREFORE, the Planning Commission of the City of Lake
Elsinore, California, does hereby resolve as follows:
Section 1. The Planning Commission has considered the proposed
revision, and has found it acceptable.
Section 2. That in accordance with CEQA and the CEQA Guidelines, the
Planning Commission finds that the revision is in conformance with the originally
approved map, and does not present any new information, circumstances, or changes
to the project that were analyzed under Mitigated Negative Declaration No. 2005 -08.
The revision does not substantially change density or intensity of use. It simply
provides amenities to develop the property in accordance with conditions of approval.
Therefore, it is not necessary to conduct any further environmental review for the
Project.
Section 3. That in accordance with Lake Elsinore Municipal Code Section
16.24, the Planning Commission makes the following findings for recommending
approval of Revision No. 1 for Tentative Tract Map No. 31593:
1. The proposed subdivision, together with the provisions for the design and
improvement, are consistent with the General Plan; Zoning Code; Title 16 of the
Municipal Code relating to Subdivisions; and the State Subdivision Map Act.
The project has been reviewed by the City and the appropriate affected Agencies
and been determined to be consistent with the designated land use planning area,
development and design standards, and all other appropriate requirements
contained in the General Plan, Zoning Code, City Municipal Code, and Subdivision
Map Act.
2. The proposed subdivision is compatible with the objectives, policies, general land
uses and programs specified in the General Plan (Government Code Section
66473.5).
The project has been reviewed by the City and the appropriate affected Agencies
and been determined to be consistent with the designated land use planning area,
development and design standards, and all other appropriate requirements
contained in the General Plan, Zoning Code, City Municipal Code, and Subdivision
Map Act.
3. The effects this proposed subdivision is likely to have upon the housing needs of the
region, the public service requirements. of its residents, and the available fiscal and
environmental resources have been considered and balanced.
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PC July 6, 2010 Item No. 3
Page 6 of 36
The project is consistent with the City's General Plan and Zoning Code, and will
provide housing opportunities consistent with the General Plan land use designation.
In addition, the project has been conditioned to provide necessary public services
and facilities, will pay all appropriate fees, and will not result in any adverse
environmental impact.
4. The design of the subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportunities in the subdivision (Government
Code Section 66412.3).
The project will comply with all appropriate conservation requirements of the City
and Uniform Building Code and will not preclude future opportunities for passive
natural heating or cooling opportunities.
Section 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval imposed upon the extension, the Planning
Commission hereby recommends approval of Revision No. 1 for Tentative Tract Map
No. 31593.
Section 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Lake Elsinore, California, this 6 th day of July, 2010
Chairman
City of Lake Elsinore
ATTEST:
Robert A. Brady
City Manager
3
PC July 6, 2010 Item No. 3
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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. 2010- was adopted by the Planning
Commission of the City of Lake Elsinore at a regular meeting held on the 6 th day of July
2010, and that the same was adopted by the following vote:
AYES:
NOES:
/_1 *]4►IIIA
ABSTAIN:
Robert A. Brady
City Manager
4
PC July 6, 2010 Item No. 3
Page 8 of 36
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 31593
MAP EXTENSION
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants 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 implementation and construction of
Tentative Tract Map No. 31593, which action is bought within the time period provided
for in California Government Code Sections 65009 and /or 66499.37, and Public
Resources Code Section 21167. The City will promptly notify the applicant of any such
claim, action, or proceeding against the City and will cooperate fully with the defense.
2. The Tentative Tract Map Extension will expire in two (2) years or twenty four (24)
months or November 8, 2009, unless within that period of time an appropriate
instrument has been filed and recorded with the County Recorder, or an extension of
time is granted by the City of Lake Elsinore City Council in accordance with the
Subdivision Map Act and the LEMC.
3. The Tentative Tract Map shall comply with the State of California Subdivision Map Act
and shall comply with all applicable requirements of the Lake Elsinore Municipal Code,
Title 16 unless modified by approved Conditions of Approval.
4. Prior to final certificate of occupancy of the Tentative Tract Map, the improvements
specified herein and approved by the Planning Commission and the City Council shall
be installed, or agreements for said improvements, shall be submitted to the City for
approval by the City Engineer, and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
5. The applicant shall designate a minimum of five (5) acres of land on site to include a
Park Site and Neighborhood Recreation Lot. Said Park Site shall be no less than three
and a half (3.5) acres in size, and shall include recreation facilities (i.e. ball fields, tot lot
with play equipment, etc.). Said Neighborhood Recreation Lot shall be not less than 1.5
acres in size, and shall include recreational amenities - (including parking, a patio area, a
clubhouse of not less than 2,000 square feet and a community pool of not less than
3,000 square feet) The proposed Neighborhood Recreation Lot and amenities thereon
shall be maintained by the Home Owner's Association (HOA.).
6. Prior to the recordation of the Final Map, the Applicant shall submit a preliminary
concept plan of the proposed recreation facilities and amenities on the Park Site and
Neighborhood Recreation (HOA) Lot to the Community Development Director of
Community Services for review and approval. Applicant shall also post a performance
bond consistent with current market construction costs at the time of park development
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
Page 9 of 36
CONDITIONS OF APPROVAL
Page 2 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
n the ameL Of he,i. ,,,,n, d s ( $2 , 000 , 000 . 0G ) guaranteeing the construction of the
park as provided herein which shall stay in place until the completion of the
improvements to the Park Site (Amended at City Council meeting of October 27, 2009).
7. Prior to the issuance of the first building permit, the Applicant shall submit to the
Community Development Director, for review and approval, detailed park facilities
plans, landscape plans, irrigation plans and such other plans as may reasonably be
required for purposes of constructing a five (5) acre "turn -key" Public Park and Home
Owner's Association Neighborhood Recreation Lot.
8. The applicant shall grade the Park Site and Neighborhood Recreation Lot to provide a
minimum of five (5 acres and shall secure the Site against erosion.
9. Prior to the issuance of the one hundredth (100 fir- � ) Certificate of Occupancy for
Tract No. 31593, the Applicant shall complete construction of the Park Site. Prior to the
issuance of the one hundred and fiftieth (150 Certificate of Occupancy or thirty six
(36) months after the first (1 Certificate of Occupancy, the Applicant shall complete
construction of the Neighborhood Recreation (HOA) Lot and amenities. All
improvements and amenities shall be consistent with the preliminary plan and the
requirements herein such that the Park Site and Neighborhood Recreation Lot are in a
"turn -key" condition (Amended at City Council meeting of October 27, 2009).
10. With respect to park fees paid or to be paid by Applicant, Applicant shall be entitled to a
fee credit (or fee reimbursement for park fees already paid) to the extent of Applicant's
actual on -site construction costs of the park improvements on the Park Site.
11.The applicant shall comply with all the mitigations contained and identified in the
Mitigated Negative Declaration No. 2005 -08.
12. All lots shall comply with minimum standards contained in the LEMC.
13.A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
14. The applicant shall comply with all conditions of the Riverside County Fire Department.
15.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
16.AII future structural development associated with this map shall require separate Design
Review approval.
City Council Approved
October 27. 2009
PC July 6, 2010 Item No. 3
Page 10 of 36
CONDITIONS OF APPROVAL
Page 3 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
17. Prior to issuance of any grading permit and /or building permit, the applicant shall sign
and complete an "Acknowledgment of Conditions" and shall return the executed original
to the Community Development Department.
18.The applicant shall comply with the following City programs: the City Source Reduction
and Recycling Element and Household Hazardous Waste Element, the County Solid
Waste Management Plan and Integrated Waste Management Plan.
19. Prior to issuance of building permit, the applicant shall submit a letter of verification (will -
serve letter) to the City Engineer, for all required utility services.
20.The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsinore Unified School District (LEUSD) prior to issuance of building permits.
21.The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
22. The applicant shall pay all applicable fees including park fees.
23. The applicant shall meet all requirements of the providing electric utility company.
24. The applicant shall meet all requirements of the providing gas utility company.
25. The applicant shall meet all requirements of the providing telephone utility company.
26.A bond is required guaranteeing the removal of all trailers used during construction.
27.AII signage shall be subject to Planning Division review and approval prior to
installation.
28. The City's Noise Ordinance shall be met during all site preparation activity. Construction
shall not commence before 7:00 AM and cease at 5:00 PM, Monday through Friday.
Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays.
29. Prior to issuance of a Building Permit, the applicant shall annex into the appropriate
Landscaping and Lighting Maintenance District (LLMD).
30. Prior to issuance of a Building Permit, the applicant shall annex into the appropriate
Community Facilities District (CFD).
31. Construct Elsinore Hills Road at full width secondary arterial standard (70790') within
project boundaries by first certificate of occupancy.
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
Page 11 of 36
CONDITIONS OF APPROVAL
Page 4 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
32. Construct Elsinore Hills Road from the project's south boundary to Camino Del Norte
(proposed CFD links H and G). Two full lanes and shoulders are the minimum
requirement. At intersections, additionally widening will be required for left turn lanes -all
prior to first certificate of occupancy. The roadway shall be designed to secondary
arterial standards.
33. Construct Camino Del Norte to two full lanes and shoulders (proposed CFD link F) prior
to first certificate of occupancy. The roadway shall be designed to be consistent with the
approved General Plan Circulation Element.
34. Improve the intersection of Camino Del Norte and Main Street as determined by the
approved Traffic Study prior to first certificate of occupancy.
35. Install a traffic signal at Main Street and the northbound 1 -15 ramps prior to the 100
certificate of occupancy or as satisfied by the City Engineer pending Caltrans process
(Amended at City Council Meeting of November 8, 2005).
36. Construct Elsinore Hills Road to full width and connect to Tract 25478 prior to first
certificate of occupancy.
37. Join the proposed CFD when it is formalized. If CFD is not formed, the project shall be
eligible for fair share reimbursement from future developments in the area (Amended at
City Council Meeting of November 8, 2005) if the CFD exists.
38.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.
39. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85 -26).
40. 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.
41.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).
42.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).
43. Street and alley improvement plans and specifications shall be prepared by a Calif.
Registered Civil Engineer. Improvements shall be designed and constructed to
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
Page 12 of 36
CONDITIONS OF APPROVAL
Page 5 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
Riverside County Road Department Standards, latest edition, and City Codes (LEMC
12.04 and 16.34).
44.Applicant shall submit an updated traffic study which analyzes and mitigates the impact
of this project on the affected infrastructure for staff approval.
45.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.
46.Applicant shall obtain any necessary Caltrans permits and meet all Caltrans
requirements.
47. Desirable design grade for local streets shall not exceed 12 %.
48. Interior streets shall be designed with 12% as the desired grade and intersecting streets
shall meet at a maximum grade of 6 %
49. 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).
50.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.
51.The applicant shall install permanent bench marks to Riverside County Standards and
at a location to be determined by City Engineer.
52.Applicant shall obtain all necessary off -site easements for off -site grading from the
adjacent property owners prior to final map approval.
53. 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.
54. Provide fire protection facilities as required in writing by Riverside County Fire.
55. Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
56. Developer shall annex to the City's Street Lighting and landscaping Maintenance
District.
57. Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
City Council Approved
October 27, 2009
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CONDITIONS OF APPROVAL
Page 6 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
58. 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.
59.AII 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.
60.AII utilities except electrical over 12 kv shall be placed underground, as approved by the
serving utility.
61.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.
62.Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
63.An Alquis- Priolo study shall be performed on the site to identify any hidden earthquake
faults and /or liquefaction zones present on -site.
64.AII grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control. All
manufactured slopes greater than 30 ft. in height shall be contoured with drainage
improvements installed per City Standards.
65. Prior to commencement of grading operations, applicant to provide to the City with a
map of all proposed haul routes to be used for movement of export material. Such
routes shall be subject to the review and approval of the City Engineer.
66.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.
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
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CONDITIONS OF APPROVAL
Page 7 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
67. 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.
68.0n -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 ".
69.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.
70. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and
the Riverside County Flood Control District prior to approval of final map. Developer
shall mitigate any flooding and /or erosion caused by development of site and diversion
of drainage.
71.Ali drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards.
72. Storm drain inlet facilities shall be appropriately stenciled to discourage illegal dumping
in the drain system, the wording and stencil shall be approved by the City Engineer.
73. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof
drains should drain to a landscaped area when ever feasible.
74.10 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.
75.A drainage acceptance letter will be necessary from the downstream property owners
for conveying the proposed storm water run -off on private property.
76. Developer shall be subject to all Master Planned Drainage fees and will receive credit
for all Master Planned Drainage facilities constructed.
77. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements
for each Phase as approved by the City Engineer.
78. 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.
79.Applicant shall comply with all NPDES requirements in effect; including the submittal of
a Water Quality Management Plan (WQMP) as required per the Santa Ana Regional
Water Quality Control Board.
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
Page 15 of 36
CONDITIONS OF APPROVAL
Page 8 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
80.Applicant will be required to install BMP's using the best available technology to mitigate
any urban pollutants from entering the watershed.
81.Applicant shall provide the city with proof of his having filed a Notice of Intent with the
Regional Water Quality Control Board for the National Pollutant Discharge Elimination
System ( NPDES) program with a storm water pollution prevention plan prior to issuance
of grading permits. The applicant shall provide a SWPPP for post construction which
describes BMP's that will be implemented.
82.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
SWPPP for post construction which describes BMP's that will be implemented for the
development and including maintenance responsibilities.
83. 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.
84.Applicant shall provide first blush BMP's using the best available technology that will
reduce storm water pollutants from parking areas and driveway aisles.
85. 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 shall be recorded to
limit the slope, type of landscaping and wall placement.
86.Intersecting streets on the inside radius of a curve will only be considered when
adequate sight distance is verified by a registered civil engineer.
87. Local streets shall have sixty (60) ft. right -of -way with forty (40) ft. curb -to -curb.
Restricted local streets (cul -de -sacs) shall have fifty (50) ft. right -of -way with thirty -six
(36) ft. curb -to -curb and a three (3) ft. utility easement on each side.
88. Restricted local interior double- loaded streets shall not have less than a 50 ft. Right -of-
way with 36 ft. Curb -to -curb and a 3 ft. utility easement on each side of the street.
Single- loaded local streets shall not have less than a 45 ft. right -of -way with a 3 ft. utility
easement and 36 ft. curb -to -curb
89. No residential lot shall front and access shall be restricted on collector streets and so
noted on the final map.
City Council Approved
October 27. 2009
PC July 6, 2010 Item No. 3
Page 16 of 36
CONDITIONS OF APPROVAL
Page 9 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
90.AII 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.
91. Upon demonstration to the City that an adjacent property owner is unable to gain
reasonable access for an adjacent parcel (considering available option along the entire
boundary of the parcel) to Elsinore Hills Road, City shall inform Developer and
Developer agrees to take proactive measures to establish adequate access to
accommodate the adjacent parcel. Alternatively, the City may require that Developer
offer an easement for necessary ingress and egress solely to address the needs of the
adjacent parcel. The conveyance of any easement pursuant to this condition shall not
conflict with designated uses of property including any and all conservation, open space
or mitigation use of property (Amended at City Council Meeting of November 8, 2005).
92. The Developer shall provide access to adjacent properties needing access through this
development by public right -of -way or access easement based on a reasonable
accessibility determination to the satisfaction of the City.
93. If right -of -way is abandoned as part of this development, then adjacent property affected
by the abandonment's must still have access to public maintained right -of -way.
94.The final map shall show the abandonment of dedications of public right -of -way or
easements by appropriate certifications on the map.
95. Developer to provide access to property owners and utility agencies to property to the
west of the tract including during construction.
96. If necessary, applicant must submit a conditional letter of map revision (CLOMR) to
FEMA prior to issuance of building permits. A letter of map revision (LOMR) must be
approved from FEMA prior to the 50th certificate of occupancy.
97. Applicant shall record CC & R's for the tract prohibiting on- street storage of boats, motor
homes, 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.
98. 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.
City Council Approved
October 27. 2009
PC July 6, 2010 Item No. 3
Page 17 of 36
CONDITIONS OF APPROVAL
Page 10 of 10
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
99. Applicant shall provide a homeowner's association with CC & R's for maintenance of
the open space.
100. Developer shall provide an approved open space conservation easement for the tracts
open space with a fuel modification zone for a fire break to be maintained by a
homeowner's association.
101. The large open space lots adjacent to residential lots shall have areas designated as
fuel modification zones for a firebreak to be maintained by a homeowner's association.
102. 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.
103. Existing access easements over property must be addressed to the satisfaction of the
easement owners prior to final map approval.
.. All waste material, debFis, vegetation and other rubbish geReFated
demelition, GleaF and grubbing or other phases Gf the GGRGtFWGtieR shall be dispose-1-1 ef
... IRG., cannot
Gharge the applicant lbl: hiR rLaRtal OF solid waste disposal. if the appliGaRt is net usiRg
QR&R Inn. f9r reGyGl seFvmGes and the reGyG material is either sold or dGRated to
anetheF vendor, the applicant shall supply preef Gf debFis disposal at a reGYGI GePAeF-,
. . at City
Council • of • •- II
105. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR &R Inc. or current franchisee 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.
106. Applicant shall pay all applicable development fees, including but not all inclusive:
TUMF, MSHCP, TIF and area drainage fees.
City Council Approved
October 27, 2009
PC July 6, 2010 Item No. 3
Page 18 of 36
CITY OF ink
LADE C LSIN0P%,E
��` DREAM EXTREME-
ACKNOWLEDGMENT OF
"DRAFT" CONDITIONS OF
APPROVAL
Subject: Revision No. 1 to Tentative Tract Map No. 31593 to subdivide 227
acres of land in the R -1 Single Family Residential District into 490
single family residential lots, 13 lettered lots, a 5.5 acre park and a
water quality basin for property located approximately 2,500 feet
north of Camino Del Norte, 1,500 feet east of Wasson Canyon
Road on the north side of the 1 -15 freeway in the vicinity of State
Route 74. Review is pursuant to the applicable Chapters of the
Lake Elsinore Municipal Code (LEMC).
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
Print Name:
Address:
I,�T.TiTaR11i19M
AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT
RECEIVED THE SIGNED ACKNOWLEDGMENT FORM.
PC July 6, 2010 Item No. 3
Page 19 of 36
CITY OF ^
LADE L LSIIYOP\E
DREAM EXTREME-
REPORT TO CITY COUNCIL
TO: HONORABLE MAYOR
AND MEMBERS OF THE CITY COUNCIL
FROM: ROBERT A. BRADY,
CITY MANAGER
DATE: OCTOBER 27, 2009
SUBJECT: EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO.
31593
Background
On November 8, 2005, the City Council approved Mitigated Negative Declaration No.
2005 -08, and Tentative Tract Map No. 31593. The City Council also adopted
Findings of Consistency for the Multiple Species Habitat Conservation Plan (MSHCP)
at that time.
On September 8, 2009 the extension of time for TTM 31593 request was scheduled
for City Council review. Prior to the meeting, the applicant requested a continuance
of the project off calendar to further analyze conditions of approval associated with
the project.
Discussion
Subdivision A of Section 16.24.160 of the Lake Elsinore Municipal Code authorizes
time extensions for Tract Maps for up to thirty six (36) months. However, the
applicant has requested a time extension for twenty four (24) months or November 8,
2009. It should be noted that this is different than the applicant's original request of
thirty six (36) months. This is due in effort to take advantage of the recently passed
and approved Senate Bill (SB) 1185 and Assembly Bill (AB) 333. The mentioned
Bills grant automatic one (1) year and two (2) year extensions respectively to
qualifying maps. The effect of these automatic extensions on this map is further
explained in bullet point format near the end of this report.
As previously identified, on November 8, 2005, the City Council approved Tentative
Tract Map No. 31593 for the subdivision of 227 -acres of residentially zoned land into
521 individual lots. It should be noted that through final map preparation, the number
of lots has been reduced by two (2) (in an effort to satisfy the on site park
requirement) for a total of 519 single - family residential lots.
PC July 6, 2010 Item No. 3
Page 20 of 36
Extension of Time for
Tentative Tract Map No. 31593
October 27, 2009
Page 2 of 3
In reviewing this extension request, staff analyzed proposed and surrounding
amenities available for the use of future residents of the tract and if additional
amenities were warranted. With the number of proposed single - family residential lots
(over 500), staff believes adding a public park as well as private amenities (i.e. club
house facility, pool, play equipment, etc.) to the project site is appropriate. Staff has
conditioned the project accordingly. The applicant has disagreed with staff's
recommendation and has proposed a 5.0 -acre public "park site ". The identified site is
located near the northwestern portion of the site (Lot A -A). If approved as
recommended, the Final Map will have to be revised to reflect the identified Public
Park and Neighborhood Recreation Lot.
It should be noted that five (5) small pocket parks (approximately 10,000 square feet
each) randomly placed throughout the subdivision were eliminated and the identified
,. park site" has been established in their place. Also, the project was originally
conditioned to provide a Home Owner's Association (HOA), therefore creating an
entity for maintenance and upkeep of staff's conditioned club house and private
amenities. Further, conditions associated with the original map and park site (a park
to be shared with the adjacent property [Southshore II] by the same owner) have
been modified and some have been omitted. As the Council may be aware, the
ownership has changed hands making the previously mentioned shared park
scenario no longer feasible.
The map was originally scheduled to expire on November 8, 2007, however, the
applicant submitted a request for a map extension in September, 2007. Following the
request, property ownership changed on several occasions (approximately six times)
during the review process. Staff continued to work in good faith with the project
engineer and each new property owner as they assumed ownership. Thus, the map
extension process went well beyond a normal processing time. The City Council has
the ability to approve the extension request dating back to the original expiration date
(November, 2007). Therefore, the extension request would be good for two (2) years
or twenty four (24) months or November 8, 2009. In addition, approval of the
requested extension by the City Council would also qualify the map for the previously
mentioned Senate and Assembly Bills as follows:
• Senate Bill 1185 would grant an automatic one (1) year extension from
November 8, 2009 to November 8, 2010.
• Assembly Bill 333 would grant an automatic two (2) year extension from
November 8, 2010 to November 8, 2012.
• It should be further noted that the applicant would be eligible for one twelve
(12) month extension through the City's Map Extension process following the
previously identified automatic extensions, giving the map an extension period
through November 8, 2013, if all extensions are granted /exhausted.
PC July 6, 2010 Item No. 3
Page 21 of 36
Extension of Time for
Tentative Tract Map No. 31593
October 27, 2009
Page 3 of 3
Recommendation
Adopt a Resolution approving the request for an Extension of Time for Tentative
Tract Map No. 31593 for twenty four (24) months or until November 8, 2009.
Prepared by: Kirt A. Coury
Project Planner
Reviewed by: Tom Weiner,
Acting Director of Community Development
Approved by : Robert A. Brady
City Manager
Attachments:
1. Vicinity Map
2. City Council Resolution No. 2009 - approving Extension of Time for
Tentative Tract Map No. 31593
3. Final Conditions of Approval
4. City Council Staff Report and Minutes dated September 8, 2009
5. City Council Staff Report, Conditions of Approval and Minutes dated
November 8, 2005
6. Full Sized Plan - Tentative Tract Map No. 31593
PC July 6, 2010 Item No. 3
Page 22 of 36
Lake Elsinore City Council Meeting
Regular Meeting Minutes of October 27, 2009
Page 9 of 18
Mr. Dennis state T was going to be a job for the ime analysis and the
School Resource icers (SRO's) to determine w may possibly be
involved. He noted th oy were the ones on Facebook a Twitter and had
knowledge of the youths.
Councilmember Hickman re Nested the phone numbers be g! en again.
Discussion was held regardi the fact there was not a liv person
answering the telephone numbe an automated response on the hone
ine) and questioned what the resp se time was. He expressed di ay
a possible police involvement stating raffiti was a low level crime not
em raencv situation.
Mayor ro Tern Melendez responded she h used the phone line stating
it was a ctive. She noted she had also s n email regarding graffiti
and has s\agai
from both in a reasonable a ount of time.
Mr. Dennieveryone the calls are picked up henever the phone
shows thessage. He noted when a tamer is removed the
graffiti beg
(9) Extension of Time for Tentative Tract Man No. 31593
APPROVED WITH AMENDMENTS
Recommendation
Adopted Resolution No. 2009 -54 approving the request for an Extension
of Time for Tentative Tract Map No. 31593 for 24 months or until
November 8, 2009 with Amendments to Conditions of Approval.
Acting Community Development Director Weiner gave an overview of the
project and the reason the extension is being requested. He noted the
property went through several owners although the engineering company
remained the same. Director Weiner stated the original map did not
include a park; it was going to share a park with a neighboring developer
which fell through. The developer was planning to include 5 pocket parks.
Director Weiner stated staff feels a Homeowners Association (HOA) with a
community room and pool, ball fields and a 5 acre park is needed. He
noted the Conditions of Approval brought forward tonight are from
annexing and Landscaping District and from the Community Development
Facilities.
Applicant Eric Lunde is requesting a time extension to the prior resolution
that had been approval in addition to changes on some of the pre -
approved agreements and the existing Conditions of Approval:
PC July 6, 2010 Item No. 3
Page 23 of 36
Lake Elsinore City Council Meeting
Regular Meeting Minutes of October 27, 2009
Page 10 of 18
No. 5 Request that 3.5 acres is changed for public enjoyment and
1.5 acres remains private for the Homeowners Association.
If Council requires a HOA, then the Applicant would like to give the
3.5 acres to serve the community at large and 1.5 acres just for the
local residents.
No. 6 Performance Bond commensurate with the Construction Cost.
No. 9 States Park must be completed by the first occupant residency,
change to 150 occupants
Applicant Eric Lunde discussed the changes he is requesting regarding
Item Nos. 5, 6, and 9. He would like to turn over the 3.5 acres to the City
for public use, just leaving 1.5 acres private for the HOA. Performance
Bond is commensurate with the Construction cost. He noted the cost of
due payable to Housing Associations is an expense people are not willing
to currently commit to. The applicant would like approval to build the park
after occupancy is 150 units due to the economic down turn.
Councilmember Buckley responded stating that he would vote to leave
No. 5 and No. 9 in tact and he did not have a problem with No. 6. He
made a Motion to support this, motion failed for lack of a Second.
Councilmember Hickman responded stating he felt the economic market
would determine if a Homeowners Association was required although he
felt a community needed a pool and amenities. He also questioned No. 6
asking the cost of $2 million to build a park. Councilmember Hickman
agreed a park would cost money upfront without having sold any units,
and stated 125 homes sold would be a better number. Councilmember
Hickman requested confirmation from City Attorney Leibold if the changes
could be made.
Acting Community Development Director Weiner stated the cost of the
park which was originally to be in place, and the $2 million was an
estimate; the final numbers would be available in the future.
City Attorney Leibold stated if Council was willing to approve an extension,
an end -date and / or occupancy certificate should be required.
Councilmember Bhutta requested the time -line for occupancy. Mr. Lunde
responded he needed to look at the map; he would not have the final
engineering information for another year and a half, and stated it would
probably be 3 years from now before people could move into the
PC July 6, 2010 Item No. 3
Page 24 of 36
Lake Elsinore City Council Meeting
Regular Meeting Minutes of October 27, 2009
Page 11 of 18
development. Councilmember Bhutta stated she would have to support
the existing Item No. 5.
Mayor Magee commented this map expired almost 2 years ago, and the
Council is now being asked to preserve it to save the previous studies
because of the cost to do new ones. The Mayor commented it is great to
give the park to the City however; it will cost the City to maintain the Park
instead of the Homeowners Association having to pay the cost for the next
20 years. Director Kilroy was asked for an estimate of what the
maintenance cost would be to the City. The cost was estimated to be
$15,000 per year. The Mayor then commented that No. 9 was the trigger
point. He said that he would vote to leave No. 5 as is, No. 6, leave as is
the price is what it will be. Regarding No. 9, Mayor Magee noted he was
willing to change the number of occupancy to have the park ready for use
after 100 units had been sold and the HOA amenities ready for use after
150 residents.
MOTION was made by Mayor Magee, second by Councilmember Buckley
and unanimously carried to approve leaving the Conditions of Approval for
Item Nos. 5 and 6 as they were, and amend the recommendation and revise
Item No. 9 to have a park ready for use when 100 units are sold and the
HOA and amenities available for use when 150 occupant had moved in.
Mayor Pro Tern Melendez commented on the three items. She stated she
agrees with the original conditions regarding Item No. 5 and 6. She noted
Lake Elsinore is hot and many residents expect pools and parks.
Regarding Item No. 9, she would agree to the trigger point of 101.
Mayor Magee noted the reason the City Council had chosen to keep this
project alive was because the houses were to be larger; this was to be an
upscale development comparable with the neighboring communities, such
as Tuscany Hills.
AYES:
Bhutta, Buckley, Hickman, Magee, Melendez.
NOES:
None.
ABSENT:
None.
(10)
PC July 6, 2010 Item No. 3
Page 25 of 36
DATE:
TO:
FROM:
PREPARED BY:
PROJECT TITLE:
APPLICANT:
REQUEST
October 18, 2005
Chairman and Members of the Planning Commission
Robert A. Brady, City Manager
Kitt A. Cowry, Associate Planner
Tentative Tract Map No. 31593
Southshore Properties, LLC, 6600 W. Charleston Boulevard, Suite
124 Las Vegas, Nevada 89146
The proposed project consists of the residential development of Tentative Tract Number 31593
(previously known as Tentative Tract 25171 and 26459) within the northeastern section of the City
of Lake Elsinore on approximately 234.0 acres pursuant to the requirements of Section 16
"Subdivisions" of the Lake Elsinore Municipal Code and section(s) 66424 and 66427 of the
California Subdivision Map Act (CSMA).
The project proposes to develop approximately 94 acres of the property into 521 single - family
residential lots with a minimum lot size of 6,000 square feet and a maximum lot size of 10,000
square feet. The project will include approximately 94 acres of open space consisting of open lots,
landscaped slopes and a detention basin along the southeast boundary, adjacent to Elsinore Hills
Drive. The project proposes to expand Elsinore Hills Drive to the north and build a road crossing
over Wasson Creek using a 30 -foot wide arch structure. An additional 11 acres will be conserved in
the Multiple Species Habitat Conservation Plan. The residential development is clustered to the
north and south of a series of prominent peaks which run through the center of the property.
Approximately 61.3 acres containing the major ridgeline will be preserved in their natural state.
LOCATION
The subject site is located easterly of Interstate 15 and Camino Del Norte and northerly of the
extension of a proposed roadway link from Camino Del Norte to the Ramsgate Specific Plan area,
immediately south of the Wasson Creek. The Spyglass Ridge Specific Plan abuts the project site to
PC July 6, 2010 Item No. 3
Page 26 of 36
-
PLANNING COMMISSION
STAFF-REPORT
Ci y M hke Dsimre
r n
ll-
PA
130 S Vlav S,
, u 1
nLaiort, 119�1
1 ke L CA 9
(va) 121
1
(911)) AI -IA 19 (ax
141
DATE:
TO:
FROM:
PREPARED BY:
PROJECT TITLE:
APPLICANT:
REQUEST
October 18, 2005
Chairman and Members of the Planning Commission
Robert A. Brady, City Manager
Kitt A. Cowry, Associate Planner
Tentative Tract Map No. 31593
Southshore Properties, LLC, 6600 W. Charleston Boulevard, Suite
124 Las Vegas, Nevada 89146
The proposed project consists of the residential development of Tentative Tract Number 31593
(previously known as Tentative Tract 25171 and 26459) within the northeastern section of the City
of Lake Elsinore on approximately 234.0 acres pursuant to the requirements of Section 16
"Subdivisions" of the Lake Elsinore Municipal Code and section(s) 66424 and 66427 of the
California Subdivision Map Act (CSMA).
The project proposes to develop approximately 94 acres of the property into 521 single - family
residential lots with a minimum lot size of 6,000 square feet and a maximum lot size of 10,000
square feet. The project will include approximately 94 acres of open space consisting of open lots,
landscaped slopes and a detention basin along the southeast boundary, adjacent to Elsinore Hills
Drive. The project proposes to expand Elsinore Hills Drive to the north and build a road crossing
over Wasson Creek using a 30 -foot wide arch structure. An additional 11 acres will be conserved in
the Multiple Species Habitat Conservation Plan. The residential development is clustered to the
north and south of a series of prominent peaks which run through the center of the property.
Approximately 61.3 acres containing the major ridgeline will be preserved in their natural state.
LOCATION
The subject site is located easterly of Interstate 15 and Camino Del Norte and northerly of the
extension of a proposed roadway link from Camino Del Norte to the Ramsgate Specific Plan area,
immediately south of the Wasson Creek. The Spyglass Ridge Specific Plan abuts the project site to
PC July 6, 2010 Item No. 3
Page 26 of 36
PLANNING COMMISSION STAFF REPORT
October 18, 2005
PAGE 2 of 5
PROJECT TITLE: TENTATIVE TRACT MAP NO. 31593
the south, vacant land abuts the property to the west, Tract Map No. 25473 is located to the east
and the Ramsgate Specific Plan is located to the north.
ENVIRONMENTAL SETTING
PROJECT DESCRIPTION
The proposed tract map will subdivide the aforementioned 234.0 -acres of residentially zoned land
into 521 single - family residential lots. The proposed lots will range in size from 6,000 square feet to
10,000 square feet with an average lot size of 7,730 square feet.
DISCUSSION
The proposed subdivision has been deemed to be consistent with the development standards in
Chapter 17.23 (R -1 Single - Family Residential District) of the LEMC, in that Chapter 17.23 requires
that all newly subdivided parcels be a minim size of 6,000 square feet, and an average of 7,200
square feet. Further, the LEMC requires that corner lots be a minim of 7,700 square feet. The
proposed subdivision complies with these requirements.
It should be noted that the project will provide five private community "pocket parks" throughout
the proposed subdivision. In addition, the project has been conditioned to provide a minim 10
"usable" acre off -site park on an adjacent parcel. The applicant owns the adjacent land and is
currently processing a tract map project (TTM 32013) on that site. The conditions require the
applicant to provide the identified park between the two projects to serve the future residents in the
immediate area. It should be further noted that the applicant is conditioned to construct said park in
"turn key" condition prior to the issuance of the first certificate of occupancy of this identified
residential subdivision (TTM 31593).
PC July 6, 2010 Item No. 3
Page 27 of 36
EXISTING LAND
ZONING
GENERAL PLAN
USE
Project
Vacant
R -1, Single- Family
Low Density Residential
Site
Residential /R -E Residential
Estate
North
Single Family /Vacant
Specific Plan (Ramsgate
Approved Specific Plan
Specific Plan)
(Ramsgate Specific Plan)
South
Vacant
R -1, Single - Family Residential
Specific Plan "G" — Name
to Be Determined
East
Vacant
Specific Plan (Ramsgate
Approved Specific Plan
Specific Plan)
(Ramsgate Specific Plan)
West
Vacant
R -E Residential Estate
Low Density Residential,
Low Medium Density
Residential band Freeway
Business
PROJECT DESCRIPTION
The proposed tract map will subdivide the aforementioned 234.0 -acres of residentially zoned land
into 521 single - family residential lots. The proposed lots will range in size from 6,000 square feet to
10,000 square feet with an average lot size of 7,730 square feet.
DISCUSSION
The proposed subdivision has been deemed to be consistent with the development standards in
Chapter 17.23 (R -1 Single - Family Residential District) of the LEMC, in that Chapter 17.23 requires
that all newly subdivided parcels be a minim size of 6,000 square feet, and an average of 7,200
square feet. Further, the LEMC requires that corner lots be a minim of 7,700 square feet. The
proposed subdivision complies with these requirements.
It should be noted that the project will provide five private community "pocket parks" throughout
the proposed subdivision. In addition, the project has been conditioned to provide a minim 10
"usable" acre off -site park on an adjacent parcel. The applicant owns the adjacent land and is
currently processing a tract map project (TTM 32013) on that site. The conditions require the
applicant to provide the identified park between the two projects to serve the future residents in the
immediate area. It should be further noted that the applicant is conditioned to construct said park in
"turn key" condition prior to the issuance of the first certificate of occupancy of this identified
residential subdivision (TTM 31593).
PC July 6, 2010 Item No. 3
Page 27 of 36
PLANNING COMMISSION STAFF REPORT
October 18, 2005
PAGE 3 of 5
PROJECT TITLE: TENTATIVE TRACT MAP NO. 31593
ENVIRONMENTAL
The proposed Mitigated Negative Declaration No. 2005 -08 has been prepared pursuant to Article 6
(Negative Declaration Process) and Section 15070 (Decision to Prepare a Negative or
Mitigated Negative Declaration) of the California Environmental Quality Act (CEQA). Based on
staffs evaluation, the proposed project will not result in any significant effect on the environment.
Further, pursuant to Section 15073 (Public Review of a Proposed Negative Declaration or
Mitigated Negative Declaration) of the California Environmental Quality Act (CEQA), the intended
Mitigated Negative Declaration was submitted to the State Clearinghouse on September 1, 2005 for the
required 30 day review period.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No 2005 - recommending
City Council adoption of Findings of Consistency with Sections 6.1.2 and 6.1.4 of the MSHCP, and
Resolution No. 2005 -, recommending to the City Council approval of Mitigated Negative
Declaration No. 2005 -08; and Resolution No. 2005 -_, recommending to the City Council approval
of Tentative Tract Map No. 31593, based on the following Findings, and Exhibits `A', thru `E', and
the attached Conditions of Approval.
FINDINGS — MSHCP CONSISTENCY
1. The proposed project is a project under the City's MSHCP Resolution that must make an
MSHCP Consistency fording before approval.
Pursuant to the City's MSHCP Resolution, because the proposed project requires a number of discretionary
approvals from the City and is subject to CEQA review, it must be reviewed for MSHCP consistency, which
entails for tbeprvposedpr jerl determining whether it is subject to the City's LEAP process, consistent with the
Protection of Species Associated with Riparian /Riverine Areas and Vernal Pool Guidelines (MSIICP, 5
6.1.2), Guidelines Pertaining to Urban /Wlildland Interface (MSHCP, 5 6.9.4), Additional Survey Needs
and Procedures (MSHCP, 5 6.3.2), Urban /W/ildlands Interface Guidelines (MSHCP, g 6.3.2), Vegetation
Mapping (MSHCP, 16.3. 1) requirements, Fuels Management Guidelines (MSHCP, J 6.4), and payment of
the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, J 4).
2. The proposed project is subject to the Joint Project Review process.
According to the Multi - Species Habitat Conservation Plan (MSHCP), the footprint of the project site is located
within the Elsinore Area Plan. This Area Plan, the County's RCIP W/ebsite (see
http:/ /www.rcip.oa maps.htm) and the (MSHCP) Conservation Summary Report Generator Sheet for the
area show that the proposed project is located within Subunit 5 Proposed Core 9 and comprises a portion of Cell
Groups A; B' and Z' of the Elsinore Area Plan and is subject to the City's LEAP process. The proposed
project is located within Cells 4276 and 4367 of the MSHCP. Conservation within the Cell Groups will focus
on chaparral, coastal sage scrub, riparian scrub and woodland and forest habitat. As a result, the proposed
project has been subject to the Joint Project Review process.
PC July 6, 2010 Item No. 3
Page 28 of 36
PLANNING COMMISSION STAFF REPORT
October 18, 2005
PAGE 4 of 5
PROJECT TITLE: TENTATIVE TRACT MAP NO. 31593
3. The proposed project is consistent with the Riparian/Riverine Areas and Vernal Pools
Guidelines.
No riparian, riverine, vernal pool /fairy shrimp habitat and other aquatic resources were identified on the proposed
project site. The Riverside fairy shrimp is not expected to occur on the proposed Project site due to lack of suitable
habitat. Asa result, no further MSHCP analysis or conservation measures are required The proposed project
is therefore consistent with the Rzparian/RiverineAreas and Vernal Pools Guidelines.
4. The proposed project is consistent with the Protection of Narrow Endemic Plant Species
Guidelines.
The project site does fall within the Narrow Endemic Plant Species Survey Areas. Therefore, a habitat
assessment was required for Narrow Endemic Plant Species. The assessment was prepared by Michael Couffer, a
consulting ecologist, in October 2003 for Bon Terra Consulting. The proposed project has been determined to be
consistent with the Protection of Narrow Endemic Plant Species Guidelines.
5. The proposed project is consistent with the Additional Survey Needs and Procedures.
The protect site falls within the Burrowing Owl Survey Area. A burrowing owl survey was conducted by Helix
Environmental Planning, Inc. in late January 2004, for the winter portion, and late April early May 2004 for
the nesting portion of the survey. No burrowing owls were detected dui ng either survey. This survey was
conducted in accordance with the California Department of Fish and Game (CD.F'G 1995) field protocol. Prior
to issuance of a grading permit, the applicant shall conduct a burrowing owl presence / absence szrrvey. If no
burrowing owls are found and other biological mitigation measures have been sati fled, the proposed Project may
proceed However, if the species is found onsite, the applicant shall develop and implement a burrowing owl
mitigation plan forprotection of the species in compliance with CDFG Protocol. The project is therefore consistent
with the Additional Survy Needs Requirements.
6. The proposed project is consistent with the Urban /Wildlands Interface Guidelines.
Measures have been incorporated into the proposed project so that there will be no project- related drainage, toxics,
lighting, noise, invasives, barriers, and grading /land development impacts to the Conservation Area. The
proposed project is therefore consistent with the Urbanl Wildlands Interface Guidelines.
7. The proposed project is consistent with the Vegetation Mapping requirements.
The vegetation of the entire project site has been mapped. This mapping is sufficient under the MSHCP and is
consistent with the MSHCP.
S. The proposed project is consistent with the Fuels Management Guidelines.
The proposed project will be designed to include landscape buffers near the proposed MSHCP Conservation Area
that will in essence act as Fuel Modification Zones. Within these areas there will be fire- resistant, non - invasive
plants. Accordingly, with these measures, the proposed project is therefore consistent with the Fuels Management
Guidelines.
9. The proposed project will be conditioned to pay the City's MSHCP Local Development
Mitigation Fee.
PC July 6, 2010 Item No. 3
Page 29 of 36
PLANNING COMMISSION STAFF REPORT
October 18, 2005
PAGE 5 of 5
PROJECT TITLE: TENTATIVE TRACT MAP NO. 31593
As a condition of approval, the project will be required to pay the Ci yts MSHCP Local Development Mitigation
Pee at the time of issuance of building permits.
10. The proposed project overall is consistent with the MSHCP.
The proposed project complies and is consistent with all of the required procedures, policies, and guidelines of the
Cito's MSHCP Resolution and the MSHCP. The applicant has made revisions to the pr ject or has agreed to
specific conditions, which would avoid the effects or mitigate the effects of the project to a point where no significant
effects mould occur.
FINDINGS - MITIGATED NEGATIVE DECLARATION
1. Revisions in the project plans or proposals made by or agreed to by the applicant before a
proposed mitigated negative declaration and initial study are released for public review would
avoid the effects or mitigate the effects to a point where clearly no significant effects would
occur; and
The applicant has made revis ons to the project and has agreed to ipeafic conditions which will avoid the effects
and mill mitigate thee is of the project to a paint inhere no sign fcantects woarld occur.
2. There is no substantial evidence, in the light of the whole record before the agency, that the
project as revised may have significant effect on the environment.
Pursuant to the evidence received in the light of the whole record presented to staff the project mill not have a
significant effect on the environment based on the current project design, the applicable Conditions of Approval,
incorporation of the Mitigation Measures and implementation of the Mitigation Monitonng Program.
3. Mitigation measures have been required to ensure all potentially significant impacts are reduced
to levels of insignificance.
Mitigation measures have been required which mill reduce significant environmental impacts to the level of
insignificance. These are reflected in the Mitigated Negative Declaration and will be implemented through the
Mitigation Monitoring Program.
FINDINGS — TENTATIVE TRACT MAP
1. The proposed subdivision, together with the provisions for the design and improvement, are
consistent with the General Plan; Zoning Code; Title 16 of the Municipal Code relating to
Subdivisions; and the State Subdivision Map Act.
The project has been reviewed by the City and the appropriate affected Agencies and been determined to be
consistent with the designated land use planning area, development and design standards, and all other appropriate
requirements contained in the General Plan, Zoning Code, City Municipal Code, and Subdivision Map Act.
2. The proposed subdivision is compatible with the objectives, policies, general land uses and
programs specified in the General Plan (Government Code Section 66473.5).
PC July 6, 2010 Item No. 3
Page 30 of 36
PLANNING COMMISSION STAFF REPORT
October 18, 2005
PAGE 6 of 5
PROJECT TITLE: TENTATIVE TRACT MAP NO. 31593
The project has been reviewed by the City and the appropriate affected Agencies and been determined to be
consistent with the land use plan, development and design standards and programs, and all other appropriate
requirements contained in the General Plan.
3. The effects this proposed subdivision is likely to have upon the housing needs of the region, the
public service requirements of its residents, and the available fiscal and environmental resources
have been considered and balanced.
The pr ject is consistent with the City's General Plan and Zoning Code, and will provide housing opportunities
consistent with the General Plan land use designation. In addition, the project has been conditioned to provide
necessary public services and facilities, will pay all appropriate fee., and will not result in any adverse
environmental impact.
4. The design of the subdivision provides to the greatest extent possible, for future passive or
natural heating or cooling opportunities in the subdivision (Government Code Section 66412.3).
The project will comply with all appropnate conservation requirements of the City and Uniform Building Code
and will not preclude future opportunities for passive natural heating or cooling opportunities.
Prepared by:
Reviewed by:
Kirt A. Coury, Associate Planner
Rolfe Preisendanz, Planning Manager
Approved by:
Robert A. Brady, AICP, City Manager
EXHIBITS
Attachments
Exhibit `A'
Exhibit `B'
Exhibit `C'
Exhibit `D'
Exhibit `E'
Location Map
Tentative Tract Map 31593
Mitigated Negative Declaration No. 2005 -08
Comment Letters associated with Mitigated Negative Declaration No. 2005 -08
Full Size Exhibits
PC July 6, 2010 Item No. 3
Page 31 of 36
CITY OF LAKE ELSINORE
REPORT TO CITY COUNCIL
TO: MAYOR AND CITY COUNCIL
FROM: ROBERT A. BRADY, CITY MANAGER
DATE: NOVEMBER 8, 2005
SUBJECT: TENTATIVE TRACT MAP NO. 31593
APPLICANT: SOUTHSHORE PROPERTIES, LLC, 6600 W.
CHARLESTON BOULEVARD, SUITE NO. 124,
LAS VEGAS NV 89146
REQUEST
The applicant requests approval o£
• Findings of Consistency with the Multiple Species Habitat Conservation
Plan ( MSHCP)
• Mitigated Negative Declaration No. 2005 -08
• Tentative Tract Map No. 31593
BACKGROUND
The proposed project was presented to the Planning Commission on October 18, 2005.
The Planning Commission recommended approval of the project and adopted
Resolution No. 2005 -122 recommending to the City Council adoption of MSHCP
Consistency Findings; Resolution No. 2005 -123 recommending to the City Council
adoption of Mitigated Negative Declaration No. 2005 -08; Resolution No. 2005 -124
recommending to the City Council approval of Tentative Tract Map No. 31593 (PC
Minutes, Staff Report, Conditions of Approval, Resolution, and Exhibits attached).
The environmental review period for the proposed Mitigated Negative Declaration,
was considered from September 1, 2005 to October 1, 2005. Staff received three
letters from various governmental agencies. In response, a final Mitigated Negative
Declaration has been prepared in accordance with the California Environmental
P: \TTM 31593.Southshore \CC Staff Report.doe
Agenda Item No. _
Page I of
PC July 6, 2010 Item No. 3
Page 32 of 36
REPORT TO THE CITY COUNCIL
NOVEMBER 8, 2005
Page 2 of 3
Quality Act (CEQA). All impacts resulting from the Proposed Project can be
mitigated to a level of "less than significant."
DISCUSSION
Items of discussion at the Planning Commission Hearing were related to the site
design, project improvements and various environmental issues (i.e. traffic, circulation,
water, drainage, grading, dust control, etc.). The Commission expressed satisfaction
with the design and layout of the proposed project. It was the majority consensus of
the Planning Commission to accept staff's recommendation of approval with revisions
to Condition of Approval No. 9. (See attached City Council Conditions of Approval).
RECOMMENDATION
The Planning Commission recommends that the City Council approve the following
applications based on the Findings, Conditions of Approval and Exhibits.
1. Resolution No. 2005 -_, adopting Findings of Consistency with the Multiple
Species Habitat Conservation Plan (MSHCP)
2. Resolution No. 2005 -_, adopting Mitigated Negative Declaration No. 2005 -08.
3. Resolution No. 2005 -_, adopting Tentative Tract Map No. 31593.
PREPARED BY: KIRT A. COURY, ASSOCIATE PLANNER
APPROVED FOR
AGENDA BY:
CITY MANAGER'S OFFICE
ATTACHMENTS
1. Vicinity Map.
2. Conceptual Site Plan.
3. City Council Resolution No.
the Multiple Species Habitat
4. City Council Resolution No.
No. 2005 -08.
2005 -_, adopting Findings of Consistency with
Conservation Plan (MSHCP).
?005 -_, adopting Mitigated Negative Declaration
City Council Resolution No. 2005 -_, adopting Tentative Tract Map No. 31593
P: \TTM 31593.Southshore \CC Staff Report.doc
Agenda Item No.
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PC July 6, 2010 Item No. 3
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REPORT TO THE CITY COUNCIL
NOVEMBER 8, 2005
Page 3 of 3
6. City Council Conditions of Approval.
7. Response to Comments for Mitigated Negative Declaration No. 2005 -08
8. Planning Commission Minutes, Staff Report, Resolutions, Conditions of
Approval, and Exhibits from the October 18, 2005 meeting.
P: \TTM 31593.Southshore \CC Staff Report.doe
Agenda Item No.
Page 3 of
PC July 6, 2010 Item No. 3
Page 34 of 36
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