HomeMy WebLinkAboutItem No. 2CITY OF
LADE LSIIYOR E
DREAM EXTREME.
REPORT TO THE PLANNING COMMISSION
TO: CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: TOM WEINER,
ACTING DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: NOVEMBER 3, 2009
PREPARED BY: KIRT A. COURY,
PROJECT PLANNER
PROJECT: RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — THE DESIGN
AND CONSTRUCTION OF ONE HUNDRED AND FORTY -FIVE
(145) SINGLE - FAMILY RESIDENTIAL UNITS FOR LIVING
SMART RESIDENCES (CANYON HILLS SPECIFIC PLAN
AMENDMENT NO. 2, TRACT MAP NO. 30494, PLANNING
AREA 30A)
APPLICANT: PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE
1900, LOS ANGELES CA 90024
OWNER: PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE
1900, LOS ANGELES CA 90024
Project Request
The applicant is requesting approval of Residential Design Review No. 2009 -03 to allow
for design and construction of one hundred and forty -five (145) single - family residential
units, model home complex and landscaping, preliminary plotting, conceptual wall and
fence plan, and related improvements for a "Living Smart' housing project located within
Planning Area 30A of the Canyon Hills Specific Plan Amendment No. 2.
Environmental clearance for the proposed project is provided by the 2003 Addendum to
the 1989 Final Canyon Hills Specific Plan Environmental Impact Report (EIR), which
also provided the necessary environmental clearance for Tract Map No. 30494 and
Canyon Hills Specific Plan Amendment No. 2. Said Addendum was certified by the City
Council in 2003 and was prepared in conformance with the California Environmental
Quality Act (CEQA). Review is pursuant to the applicable Chapters of the Canyon Hills
Specific Plan Amendment No. 2 and the Lake Elsinore Municipal Code (LEMC).
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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 (Exhibit 'A'). The Living Smart residences
would be located within Planning Area 30A of the Specific Plan. Exhibit A presents the
location of Planning Area 30A within the Specific Plan area. The proposed model home
complex plans and single - family homes are located within Tract Map No. 30494. The
Tract Map is bounded on the north by Canyon Hills Road, on the south by Canyon Hills
Specific Plan, and on the west by Cottonwood Canyon Road. Exhibit 'B' presents a
reduction of Tract Map No. 30494.
Environmental Setting
Background
In October 2005, the Planning Commission and City Council approved Tentative Tract
Map No. 30494. The Tract Map was approved pursuant to the Subdivision Map Act and
the Lake Elsinore Subdivision Ordinance and Municipal Code. The Tract Map was later
recorded and finaled.
In April 2007, the Planning Commission approved the Residential Design Review
applications, architecture, and design for the Broadleaf, Stonefield, and Silverthorne
projects, which were to be located in Planning Areas 29, 30A, and 306, respectively.
Due to recent marketing trends, buyer preferences, and the economy, the applicant is
now proposing new designs and features for those residences to be constructed in
Planning Area 30A. Planning Commission approval of the proposed Living Smart
project would replace the previous Residential Design Review approval of the Stonefield
project, for Planning Area 30A. The previously- approved Stonefield (Exhibit 'C') project
would have constructed 165 two- and three - bedroom residential units, with two- and
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three -car garages. Attached as Exhibit 'D' is a comparison of the Stonefield building
elevations with the Living Smart building elevations for the Commission's review.
The applicant introduced the proposed Living Smart product at a neighborhood meeting
with the surrounding residents at a meeting held on October 5, 2009. Approximately
seven (7) people attended the meeting. The applicant scheduled an additional
neighborhood meeting to exclusively discuss the Living Smart project at a meeting held
on November 2, 2009. The neighborhood meeting flyer is attached for reference
(Exhibit 'G').
Description of Residential Design Review No. 2009 -03
The following describes the various design components and features of the proposed
Living Smart project, including floor plans, architecture, Living Smart features, model
home complex, preliminary replotting of production units, and the conceptual wall and
fence plan.
Floor Plans For Living Smart Residences
The proposed 145 -unit Living Smart project would offer seven (7) different plans, which
are described as follows (Exhibit 'E' presents the floor plans for each plan):
1. Plan 2: One -story 1,303 square foot units with three (3) bedrooms; 2.0 baths; great
room; family kitchen room; den; laundry; and two (2) -car garage. Optional den and
fireplace at great room are offered.
2. Plan 3: One -story 1,597 square foot units with four (4) bedrooms; 2.0 baths; great
room; family kitchen room; laundry; and two (2) -car garage. Optional den and
fireplace media niche at great room are offered.
3. Plan 4: One -story 1,868 square foot units with three (3) bedrooms; 2.0 baths; great
room; family kitchen room; den; laundry; and two (2) -car garage. Optional den is
offered.
4. Plan 5: Two -story 2,027 square foot units with four (4) bedrooms; 3.0 baths; great
room; family kitchen room; den; laundry; and two (2) -car garage. Optional fireplace
at great room and upstairs wood deck are offered.
5. Plan 6: Two -story 2,315 square foot units with four (4) bedrooms; 3.0 baths; great
room; family kitchen room; laundry; outside porch area; and two (2) -car garage.
Optional fireplace media niche at great room and upstairs wood deck are offered.
6. Plan 7: Two -story 2,664 square foot units with five (5) bedrooms; 3.0 baths; living
room; family room; dining room; kitchen; nook; laundry; and three (3) -car garage.
Optional upstairs wood deck is offered.
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7. Plan 7X: Two -story 3,099 square foot units with five (5) bedrooms; 3.0 baths; great
room; bonus room; family kitchen room; laundry; outside porch area; and two (2) -car
garage. Optional sixth and seventh bedrooms and fourth bath are offered.
Architecture and Treatments For Living Smart Residences
The proposed Living Smart project would offer three (3) architectural styles and
treatments for each of the seven (7) plans, including Spanish, Traditional, and French.
The following describes each of these architectural styles:
• The Spanish Architectural Style includes concrete "S" tile roofs, decorative pipe
vents at front gable ends, plank shutters, stucco window trim, and arched entries.
• The California Traditional Architectural Style includes concrete flat tile roofs, lap
siding accents at front gable ends with wood knee braces, louvered shutters, vertical
windows with stucco trim, and wood knee brace details at the front porches.
• The French Architectural Style includes concrete flat tile roofs, clipped gables and
steeper 6:12 roof pitch at garages, projected wainscoting as color coordinated
accent, vertical windows with stucco trim and soft arches at the front entries.
It should also be noted that enhanced, four -sided architectural treatments in the form of
window surrounds will be provided for all the proposed residences as a standard
feature. Exhibit'E' presents the building elevations for each of the seven plans.
Living Smart Features
The proposed residences would feature a comprehensive approach to earth- friendly
and energy- saving design. The applicant, which is a certified California Green Builder,
will incorporate Living Smart features and improvements into each of the constructed
residences. Living Smart are defined as being "EnergySmart", "EarthSmart",
"WaterSmart", and "HealthSmart", and are intended to promote health, and conserve
energy, water, and other vital resources. The following describes standard and optional
Living Smart features being provided by the proposed project:
Standard EnergySmart Features The proposed project would provide the following
energy- efficient and money- saving features that exceed the City's energy code
requirements as Standard EnergySmart Features:
1. Provide Low -E windows to keep the heat in during the winter and out during summer
months.
2. Provide radiant barrier roofs made from non -toxic aluminum sheeting that helps
control home temperatures.
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3. Provide extra insulation in low- formaldehyde and sealed ducts to help reduce air
leakage and improve the performance HVAC systems.
4. Provide high- efficiency, right -sized air conditioners with a minimum efficiency of 13
SEER with Puron® refrigerant that saves money and is environmentally sound.
5. Provide color - balanced fluorescent lighting in kitchens and hallways that are up to
four times more efficient than incandescent bulbs.
6. Provide programmable thermostats that could be pre -set to automatically reduce
energy use.
7. Provide Energy Star® dishwashers in all kitchens.
8. Provide Energy Star® compliant and NFRC certified entry doors.
9. Design all plans to meet or exceed Title -24, Energy Conservation calculation at 15
percent above California Energy Code.
10. Provide as a standard, roofing materials that are specified with "cool roof' colors as
manufactured by Monier or Eagle Roof Tile.
11. Provide insulation for all hot water pipes.
12. Provide MERV 6, efficiency -rated HVAC air filters.
13. Provide Fluorescent lighting.
_Optional EnergySmart Features In addition to the Standard EnergySmart Features,
the proposed project would offer the following energy conservation features as buyer
selected options:
1. Provide optional tankless water heaters.
2. Provide optional solar panels that are discretely integrated into the flat tile roof
design that convert sunlight into electricity.
Standard EarthSmart Features The proposed project would conserve natural
resources to the greatest extent feasible, by recycling construction material, minimizing
lumber waste, and providing the following features as Standard EarthSmart Features:
1. Utilize iLeve[O beams which are strong and would have little or no lumber waste.
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2. Utilize engineered and certified lumber that resists warping, splitting and shrinking,
thus, preserving the forests.
3. Provide convenient cabinet recycling centers within kitchen areas.
4. Provide plush, long- lasting, stain - resistant carpeting made from recycled bottles.
5. Recycle construction materials to the greatest extent feasible.
Optional EarthSmart Features The proposed project would offer the following as a
buyer - selected option to the EarthSmart Feature list:
1. Provide optional flooring made from sustainable bamboo which is resistant to insects
and moisture.
2. Encourage preservation by constructing environmentally - conscientious and family
friendly homes. Canyon Hills was designed and developed to satisfy the needs of
families with conveniently - located shopping, schools and business centers. Canyon
Hills also provides dedicated open space, habitat restoration and revegetation,
public transportation, and walking trails.
3. Provide the following engineered lumber features:
• Beam, paralam, and gluelam lumber
• Floor joists with an 1 -Level floor joist system
• Roof trusses
• OSB plywood
• Recycled construction material
Standard WaterSmart Features These features provide improvements to minimize
water consumption. Conservation of water resources would save many gallons of water
every day, which would reduce utility bills without altering lifestyles of future residents.
The following water conservation features and improvements would be provided as
Standard WaterSmart Features:
1. Provide and install the following additional water conservation improvements:
• Yards would be designed and installed with drought - tolerant and easy to
maintain landscaping featuring California native plants.
• Mulch would be installed in planter beds to reduce water evaporation.
• Landscape yards would be designed with a maximum 25 percent turf/lawn area
when compared to the total landscaped area.
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Optional WaterSmart Features In addition to the Standard WaterSmart Features, the
proposed project would offer the following water conservation features as buyer - selcted
options:
1. Provide tank -less water heaters that provide continuous hot water for up to three
different simultaneous locations.
2. Provide dual -flush toilets that use half the amount of water as regular toilets.
3. Provide water- efficient shower heads that lower water usage while dispensing high -
quality showers.
Standard HealthSmart Features These features would ensure that each home is
conducive to a healthy, happy lifestyle by enhancing good health and includes the
following as Standard HealthSmart Features:
1. Utilize solvent -free grout in all floors and counters.
2. Install low- formaldehyde carpet pads and insulation which insulates residences
without irritating the respiratory system of the residents.
3. Provide built -in recycle bins as part of the standard kitchen cabinets in all homes.
Optional HealthSmart Features In addition to the Standard HealthSmart Features,
the proposed project would offer the following special features as buyer - selected
options:
1. Provide quiet central vacuum systems that remove dirt and dust from the air.
2. Utilize low- Volatile Organic Compounds (VOC) paint that is virtually non -toxic and
odorless.
3. Install water treatment systems that eliminate up to 99 percent of potentially harmful
elements that are found in water, such as chlorine and lead.
4. Provide direct -vent gas fireplaces for better efficiency and interior air quality.
Model Home Complex
A five -lot model home complex (MHC) will be constructed along the Pinnata Court cul-
de -sac, at the intersection with Camelina Street. This intersection is just south of the
major intersection of Canyon Hills Road and Hillside Drive. The MHC will show models
for four plans, including Plans 2, 4, 6, and 7X. A sales trailer will be provided at the
corner lot of Pinnata Court at Camelina Street. The existing parking lot that is located
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across of Camelina Street would provide the necessary parking for the MHC. The
existing parking lot was constructed in 2007 to service the existing Stonefield and
Broadleaf projects that are located nearby, and provides 16 total parking spaces. The
parking lot is landscaped and paved.
The MHC will be fully landscaped and will provide a vegetable garden, citrus orchard,
children play areas, and backyard lawn and entertainment areas. Lot 430, Plan 7 will
also provide drought - tolerant landscaping and will utilize drip irrigation. Street trees will
be 24 -inch box trees; trees within each lot will be either 24 -inch or 36 -inch box trees.
Exhibit D presents the site plan for the MHC. Exhibit 'F' presents the full -sized plans of
the project floor plans and building elevations, and the MHC.
Production Units and Replotting
The production units will be primarily constructed along Hillside Drive, Cedar Mesa
Drive, and Corktree Road. At this writing, the applicant proposes the following
preliminary mix of plans: Plan 2: 30 lots /units (21% of total); Plan 3: 28 lots /units (20 %);
Plan 4: 12 lots /units (8 %); Plan 5: 11 lots /units (8 %); Plan 6: 29 lots /units (20 %); Plan 7:
10 lots /units (7 %); and Plan 7X: 25 lots /units (18 %). Exhibit 'I' presents the preliminary
plotting for the project's production units.
Conceptual Wall and Fence Plan
To ensure design consistency, the Conceptual Wall and Fence Plan for the project
shows that those similar walls and fences that are provided elsewhere in the Canyon
Hills area will continue to be provided with the proposed project. The project's entry
monumentation will be designed with stone face, column features, a bronze plaque for
identification, and curved design. Perimeter walls will be split face block with pilasters.
The pilasters will have pointed and bull -nose caps. Six -foot wood and tubular steel
fences will be provided between lots. Front returns will be six -foot concrete block walls.
Please refer to Exhibit 'J' for the Conceptual Wall and Fence Plan.
r11, F11W&IW
City Planning and Engineering Staff have reviewed the requested Design Review
application and have no concerns. Staff believes that those design amenities and
features associated with the project's architecture; provision of Living Smart amenities
and improvements; MHC design and layout; landscaping; monumentation; and walls
and fences have resulted in a well- designed residential project. Staff believes that the
project is compatible with the overall Canyon Hills Specific Plan area and those existing
and future developments that neighbor the project site.
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Staff supports the proposed Design Review application for the following reasons
1. Consistency with Canyon Hills Specific Plan Amendment No 2 and Tract Map
No. 30494: The project site is designated "SF2" (Single - Family Detached
Residential 2 District) by the Canyon Hills Specific Plan. The proposed building and
plotting plans for the Model Home Complex and production areas comply with
appropriate design and development standards contained in the Specific Plan
relative to setbacks, lot sizes, building heights, etc. and are consistent with the lot
design approved with Tract Map No. 30494. The proposed project will be
constructed at a density of 2.6 dwelling units per acre (du /ac), which is within the
allowable density of 3.03 dwelling units per acre (du /ac) as established for Planning
Area 30A in the Canyon Hills Specific Plan Amendment No. 2 document. The
preliminary plotting for the production units that is presented in this staff report is
acceptable. Final plotting will be approved when they are submitted with future
precise grading plans.
2. Provision of Enhanced Architectural Treatments and Articulation as Standard
Features for All Residences: The proposed residences will be constructed with a
variety of design treatments and articulation that are consistent with the varied
architectural styles being offered. As discussed, architectural treatments consistent
with the project's Spanish, California Traditional, and French architectural styles will
be provided as standard features for all the proposed residences. The following
describes other architectural treatments and design elements that will be provided
as standard treatments:
• Additional gables, wood shutters, and window details and surrounds will be
provided for all the proposed residences as standard features.
• All front returns will be decorative and masonry concrete walls. Wood fences will
not be allowed along the front.
• Articulation and treatment will be provided around all windows, not only those
windows that are within the public view. All window surrounds will be required to
match the building fascia color to further accent the surround treatment.
• Shutters, window mullions and arched entrances.
• Hipped and gable form roofs.
• Varying color schemes.
• Varied roof lines.
3. Provision of Living Smart Features and Improvements for All Residences: As
discussed, the proposed residences would feature a comprehensive approach to
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earth- friendly and energy- saving design. The applicant, which is a certified California
Green Builder, will incorporate Living Smart features and improvements into each of
the constructed residences to promote health; and conserve energy, water, and
other vital resources. Staff believes these types of improvements and features are
consistent with the direction of "green" architecture and design principles that are
being encouraged by today's Planning and Architectural industry. Provision of these
Living Smart improvements and features underlie the applicant's commitment to
being environmentally - friendly and are benefits to the overall Canyon Hills area and
City.
ENVIRONMENTAL DETERMINATION
Environmental analysis and clearance for the proposed Design Review application is
provided by the 2003 Addendum to the 1989 Final Canyon Hills Specific Plan
Environmental Impact Report (EIR), which also provided the necessary environmental
clearance for Tract Map No. 30494. The 2003 Addendum to the EIR (Addendum) was
prepared in accordance with Section 15164 of the CEQA Guidelines and was approved
by the City Council in late 2003. The proposed project is consistent with the Canyon
Hills Specific Plan Amendment No. 2 and Tract Map No. 30494 and therefore, will not
conflict with the analysis and findings of the 2003 Addendum. The 2003 Addendum
concluded that all impacts would be less than significant with implementation of those
mitigation measures contained in the original 1989 Final Canyon Hills Specific Plan EIR
and carried forward to the 2003 Addendum. It should also be noted that the project is
exempt from the Multiple Species Habitat Conservation Plan ( MSHCP). Further
environmental action is not required pursuant to CEQA Guidelines Section 15162.
Recommendation
Although staff has some concern with the reduced level of design, the project does
meet the minimum requirements of the Canyon Hills Specific Plan design guidelines. In
addition, concerns about the design are offset by the "green /energy efficient"
components of the project. It is recommended that the Planning Commission adopt
Resolution No. 2009 -_ making findings that the project is exempt from the MSHCP and
Resolution No. 2009- approving Residential Design Review No. 2009 -03 based on
the Findings, Exhibits and Conditions of Approval attached to this Staff Report.
PREPARED BY: Kirt A. Coury,
Project Planner
APPROVED BY: Tom Weiner,
Acting Director of Community Development
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ATTACHMENTS
Planning Commission Resolutions.
2. Conditions of Approval.
3. Exhibits
'A': Vicinity Map of Canyon Hills
'B': Tract Map No. 30494
'C': "Stonefield" Reduction of Floor Plans and Building Elevations
'D' "Stonefield & Living Smart" Comparison of Building Elevations
'E' "Living Smart" Reduction of Floor Plans and Building Elevations
'F': Reduction of Model Home Complex
'G' Neighborhood Meeting flyer dated November 2, 2009
'H': Full Size Plans of Floor Plans, Building Elevations, and Model
Home Complex
'I': Preliminary Plotting
`J': Reduction of Conceptual Wall and Fence Plan
'K' Signed Acknowledgement of 'Draft' Conditions Approval Form
'L' Colored Model Home Complex (presented at hearing)
'M': Colored Building Elevations (presented at hearing)
'N': Color and Materials Board (presented at hearing)
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RESOLUTION NO. 2009-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT THE
PROJECT IS EXEMPT FROM THE MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
WHEREAS, Pardee Homes has submitted an application for Residential Design
Review No. 2009 -03 (the "Entitlements "), for the Living Smart four -plan Model Home
Complex and ultimate development of production units within Tract Map No. 30494; and
WHEREAS, Section IV(D) of the City of Lake Elsinore's MSHCP Implementing
Resolution expressly exempts from the MSHCP:
Any project for which and to the extent that vested rights to proceed with
the project notwithstanding the enactment of this Resolution exist under
the common laws of the State of California, a vesting tentative map
pursuant to the Subdivision Map Act, a development agreement pursuant
to Government Code section 65864 et seq., or other instrument, approved
or executed by the City prior to adoption of this Resolution. Projects
subject to this exemption must comply with all provisions of any applicable
state and federal law.
WHEREAS, public notice of the Project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on November 3, 2009.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. That in accordance with the Lake Elsinore Municipal Code and the
MSHCP, the Planning Commission finds that:
The Project is exempt from the City's MSHCP Resolution by virtue of vested
rights. On July 9, 1990, the City and Pardee - Grossman /Cottonwood Canyon
entered into that that certain development agreement (the "Development
Agreement'), which expressly exempted the Developer from responsibility for
any new development impact fees. The Development Agreement will expire on
July 9, 2010.
Even though the Project is exempt from the MSHCP, the Developer must comply
with other state and federal laws. Consistent with federal law, the applicant had
prepared a project- specific Habitat Conservation Plan and has a history of
extensive coordination with the wildlife agencies. Where approved for
development, the project site has already been graded, cleared, or developed in
accordance with the Project HCP. Given the foregoing, no further action
regarding the MSCHP is required.
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PLANNING COMMISSION RESOLUTION NO. 2009 -
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SECTION 2. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 3` day of November 2009, by the
following vote:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT:
COMMISSIONERS:
ABSTAIN:
COMMISSIONERS:
Jimmy Flores, Chairman
Lake Elsinore Planning Commission
ATTEST:
Tom Weiner
Acting Director of Community Development
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PLANNING COMMISSION RESOLUTION NO. 2009 -
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, TOM WEINER, Acting Director of Community Development of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2009 - was adopted by the
Planning Commission of the City of Lake Elsinore at a regular meeting held on the 3'
day of November 2009, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Tom Weiner
Acting Director of Community Development
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RESOLUTION NO. 2009-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2009 -03 FOR
LIVING SMART FOUR -PLAN MODEL HOME COMPLEX WITHIN TRACT MAP
NO. 30494
WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore
requesting Design Review approval for the Living Smart four -plan Model Home
Complex and ultimate development of production units within Tract Map No. 30494 (the
"Activity "); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of approving Design Review requests for residential
projects within the Canyon Hills Specific Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et
seq.), public agencies are expressly encouraged to reduce delay and paperwork
associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately
address the potential impacts of the proposed project (CEQA Guidelines Section
15006); and
WHEREAS, CEQA Guidelines Section 15162 establishes the standard to be
used when determining whether subsequent environmental documentation is necessary
and says that when an environmental document has already been adopted for a project,
no subsequent environmental documentation is needed for subsequent entitlements
which comprise the whole of the action unless substantial changes or new information
are presented by the project; and
WHEREAS, the 1989 Final Environmental Impact Report for the Canyon Hills
Specific Plan (SCH #87111606: the "FEIR ") and the 2003 Addendum to FEIR,
collectively, evaluated environmental impacts that would result from maximum build -out
of the specific plan; and
WHEREAS, the Activity comprises part of the whole of the action and does not
present substantial changes or new information regarding the potential environmental
impacts of the project; and
WHEREAS, public notice of the Activity has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on November 3, 2009,
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
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SECTION 1. The Planning Commission has considered the proposed design for
the Living Smart four -plan Model Home Complex and production units and has found
them acceptable. The Planning Commission finds and determines that the Living Smart
design is consistent with the Canyon Hills Specific Plan.
SECTION 2. The Planning Commission finds and determines that the Activity
does not present any new information, circumstances, or changes to the project that
was analyzed under the FEIR and the 2003 Addendum to the FEIR. The Activity does
not change density or intensities of use. It simply establishes standards for color
palettes, articulation, orientation, and design. 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
17.82, the Planning Commission makes the following findings for the approval of
Residential Design Review No. 2009 -03:
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 "SF2 Single- Family Detached Residential 2
District." Tract Map No. 30494, the proposed model home complex, and production
units will collectively lead to the construction of a single family residential
development that is consistent with the Canyon Hills Specific Plan.
2. The Activity complies with the design directives contained in Chapter 17.82.060 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 17.82.070, 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.
Ar,ENDA ITEM NO. 2-
PLANNING COMMISSION RESOLUTION NO. 2009 -
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 Design
Review 2009 -03 for the Living Smart models.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 3rd day of November, 2009, by the
following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Jimmy Flores, Chairman
Lake Elsinore Planning Commission
ATTEST:
Tom Weiner _
Acting Director of Community Development
PAG �7 [
PLANNING COMMISSION RESOLUTION NO. 2009 -_
PAGE 4 OF 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, TOM WEINER, Acting Director of Community Development of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2009 - was adopted by the
Planning Commission of the City of Lake Elsinore at a regular meeting held on the 3`
day of November 2009, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Tom Weiner
Acting Director of Community Development
AGE. m uEPA N0. 2.
FACE 1 b OF
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2009 -03,
CANYON HILLS SPECIFIC PLAN
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or
proceeding against the City, its Officials, Officers, Employees or Agents to attach, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the project attached hereto.
PLANNING DIVISION
2. Design Review approval for Residential Design Review No. 2009 -03, will lapse and be void
unless a building permit is issued within two (2) years of the approval date. An extension of
time, up to one (1) year may be granted by the Community Development Director prior to
the expiration of the initial Design Review approval upon application by the developer and
payment of required fees one (1) month prior to expiration.
3. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Canyon Hills Specific Plan and Municipal Code, prior to
issuance of certificate of occupancy and release of utilities.
4. 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. 30494 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. 30494 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
• All front returns will be decorative and masonry concrete walls. Wood fences will not be
allowed along the front.
• Articulation and treatment will be provided around all windows, not only those windows
that are within the public view. At a minimum, foam surrounds will be provided around
all windows with accent coloring to match the fascia.
• Use of shutters, window mullions, corbels, and arched entrances.
• Provision of front porches.
AGENDA ITEM N0. h
PAGE 1 q Op Z
CONDITIONS OF APPROVAL
Page 2 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
• Provision of iron elements in gables, hipped form roofs, and gable roof forms.
Provision of 12 different color schemes.
• Provision of varied roof lines.
• Provision of pop -out roof and entry features at rear elevations.
• 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 upstairs decks.
• Additional pop -out walls.
• Additional wood shutters.
• Additional iron 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. All 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 T- 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.
AG EN DA ITE04 HO. 2
PAGE , o OP I31
CONDITIONS OF APPROVAL
Page 3 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
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 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, prior to issuance of building permit.
AGENDA ITEM NO. 2-
PAGE a I Of �2
CONDITIONS OF APPROVAL
Page 4 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
25.AII 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 from the City's Street Tree List, at a
maximum of 30 feet apart and at least 24 -inch box in size.
• Planting within 15 feet of ingress /egress points shall be no higher than 36 inches.
• The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City's adopted Landscape Guidelines. Special attention to the use
of Xeriscape or drought resistant plantings with combination drip irrigation system to be
used to prevent excessive watering.
• All landscape improvements shall be bonded with a 100 percent Faithful Performance
Bond for materials and labor for two years from Certificate of Occupancy.
• All landscaping and irrigation shall be installed within an affected portion of any phase at
the time a certificate of occupancy is requested for any building.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage
provided identifying Xeriscape landscaping.
• 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.AII exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
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 17.14.130.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.
ACEENDA STEM ISO. L--
PAGE as Of A 3-7
CONDITIONS OF APPROVAL
Page 5 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 - "LIVING SMART"
29. Garages shall be constructed to provide a minimum of 10' x 20' of interior clear space for
two cars for a total interior clear space of 20' x 20'.
30. Comply with the Mitigation Monitoring Program that was prepared for the 2003 Addendum
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
7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall
not take place on Saturday, Sunday, or any Legal Holidays.
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 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 Canyon
Hills Road and Cottonwood Canyon Road. Improvements and dedications shall be
consistent with the Canyon Hills Specific Plan.
40. Hillside Drive, Camelina Street, Pinnata Court, Nandina Court, Kalanchoe Road, Ambrosia
Court, Corktree Road, Ainnia Court, Sundew Court, Silktassel Road, Agaliya Court, Cedar
Mesa Drive, Ladyfern Court, and Dianthus Lane shall become a private road as noted on
the tentative map. The private road network shall begin at and include the turn - around
feature and shall be delineated with stamped and colored concrete.
AGEN A I NO
PAGE a 3 OF �?
CONDITIONS OF APPROVAL
Page 6 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
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.AII private roads shall be maintained by an association or private maintenance district.
44. Provide detention basin designed to detain the increase in storm water run -off volume
resulting from the development.
45. Grading on adjacent property shall require a "notarized permission to grade" letter from the
affected property owner.
46. All slopes, cut or fill, shall comply with UBC requirements for setback from adjacent
property lines. Diversion of storm water flows shall not be allowed.
47. 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.
48. 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.
49. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85 -26).
50. 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.
51. Construct all public works improvements per approved street plans (LEMC 12.04). Plans
shall be approved and signed by the City Engineer prior to final map approval (LEMC
16.34).
52.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.
53. Applicant shall obtain any necessary CALTRANS permits and meet all CALTRANS
requirements.
54. 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 and
Fire Department.
55. Interior streets shall be designed with 9% as the desired grade and intersecting streets
AGE.l";DA ITE 9 NO.-- - 2--37
PAGE a �f OP 1
CONDITIONS OF APPROVAL
Page 7 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
shall meet at a maximum grade of 6 %. The 6% grade shall extend for a minimum of 40-
feet.
56. 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).
57.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8'/z' x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
58. The applicant shall install permanent survey monuments in compliance with the City's
municipal code.
59. Applicant shall obtain all necessary off -site easements for off -site grading from the adjacent
property owners prior to issuance of grading permit.
60. 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.
61. Provide fire protection facilities as required in writing by Riverside County Fire.
62. Provide street lighting and show lighting improvements as part of street improvement plans
as required by the City Engineer.
63. Developer shall annex to the City's Street Lighting and landscaping Maintenance District.
64. Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
65. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to
be approved prior to first certificate of occupancy of any of the three projects. 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.
66.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.
67. All utilities except electrical over 12 kv shall be placed underground, as approved by the
serving utility.
68.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
AC�E.f4i3,q B7'cPy7110.-- -2- � +��
PAGE: oQ S OF { J
CONDITIONS OF APPROVAL
Page 8 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
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.
69. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
70.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.
71.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.
72.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.
73. 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.
74. 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 ".
75. 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.
76. Meet all requirements of LEMC 15.64 regarding flood hazard regulations.
77. Meet all requirements of LEMC 15.68 regarding floodplain management.
78. If applicable, the applicant to provide FEMA elevation certificates prior to certificate of
occupancies.
79. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to
approval of the grading plan. Developer shall mitigate any flooding and /or erosion caused
by development of site and diversion of drainage.
80. All drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards.
AGENDL l 17 rE. Mw. 2-
PAGE 26 : OF 3"1
CONDITIONS OF APPROVAL
Page 9 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
81. 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.
82. Roof and yard drains shall not be allowed to outlet directly through cuts in the street curb
without first traversing a minimum 20 -feet through a landscaped area.
83.10 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.
84.A drainage acceptance letter will be necessary from the downstream property owners for
out letting the proposed storm water run -off on private property.
85. Developer shall be subject to all Master Planned Drainage fees and will receive credit for all
Master Planned Drainage facilities constructed.
86. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements for
each Phase as approved by the City Engineer.
87. Developer shall agree to participate in and join a Mello Roos Community Facilities District
(CFD) for infrastructure improvements and operation in the event these projects are not
included with the underlying development.
88. 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.
89.Applicant will be required to install BMP's using the best available technology to mitigate
any urban pollutants from entering the watershed.
90.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 permit.
91.Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for
their Storm Water Pollution Prevention Plan (SWPPP) including approval of erosion control
for the grading plan prior to issuance of grading permits. The applicant shall provide a
WQMP for post construction which describes BMP's that will be implemented for the
development and including maintenance responsibilities.
92. 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.
ACCENMA ITEM 140. 2
PA0E a1 OF
CONDITIONS OF APPROVAL
Page 10 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
93. Applicant shall provide first flush BMP's using the best available technology that will reduce
storm water pollutants from parking areas and driveway aisles.
94. 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 is impacted, a special limited use easement must be recorded to limit the slope,
type of landscaping and wall placement.
95. Intersecting streets on the inside radius of a curve will only be permitted when adequate
sight distance is verified by a registered civil engineer.
96. No residential lot shall front and access shall be restricted on Canyon Hills Road.
97. 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 except as described.
98. 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 first Certificate of Occupancy.
99. Applicant shall cause to be recorded a CC &R's prior to first Certificate of Occupancy 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.
100. Applicant shall provide a homeowner's association with CC & R's for maintenance of the
open space.
101. 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.
102. Process required access easements prior to first Certificate of Occupancy.
103. 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.
104. Developer shall provide funding for the re- appropriation calculations of the assessment due
to the increase in lots in the assessment district.
AUNDA ITEM NO, — I
E+ a�__ as: T3
PAC
CONDITIONS OF APPROVAL
Page 11 of 11
RESIDENTIAL DESIGN REVIEW NO. 2009 -03 — "LIVING SMART"
105. 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.
AGENDA mr-im no. `L
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