HomeMy WebLinkAboutItem No.21TO:
FROM:
DATE:
SUBJECT:
CITY OF LAKE ELSINORE
REPORT TO CITY COUNCIL
MAYOR & CITY COUNCIL
RON MOLENDYK, CITY MANAGER
JUNE 8, 1993
SPECIFIC PLAN AMENDMENT (SP 90 -2 Amend. # 1);
AND TENTATIVE TRACT MAPS 27270, 27271, 27272,
27273, 27275, 27276 1.AND 27277 [NORTH PEAK
(Phase 1)] - TMC COMMUNITIES
REQUESTED USE
A request to'
approve:
• An amendment (Amendment # 1) to the North Peak Specific
Plan (SP 90 -2) by including an additional 24.3 acres
within the specific plan area and modifying the ultimate
alignment of E1 Toro Road;,
• Tentative Tract Map 27270: the subdivision of 330 acres
into 12 lots for conveyance purposes (including 6 single-
family residential tract areas, a multi- family.
residential parcel, 2 highway commercial parcels,. a
village commercial parcel, a park site, and a school
site) . This map will serve as the master tentative ( "A ")
map. The area covered by this map represents Phase.I of
the North Peak project;
• Tentative Tract Map 27211 '(Parcel 1 of TTM 27270): a
subdivision of 32 acres into 64 single - family residential
lots;
• Tentative Tract Map 27272 (Parcel 2 of TTM 27270): a
subdivision of 43 acres into 107 single- family
residential lots;
Tentative Tract Map 27273 (Parcel 3 of TTM 27270): a
subdivision of 32 acres into, 175 single - family
residential lots;
• Tentative Tract Map 27275 (Parcel 4 of TTM 27270): a
subdivision of 22 acres into -106 single - family
residential lots;
Tentative Tract Map 27276 (Parcel 5 of TTM 27270): a
subdivision, of 38- acres. into 130 single - family
residential lots; and
• Tentative Tract Map 27277 (Parcel 6 of TTM 27270): a
subdivision of 32 acres into 100 single - family
residential lots..
BACKGROUND
At its May 19, -1993 meeting (minutes and staff report attached)
Planning Commission recommended the following to City Council:
1) Approval of Amendment #1 to the North Peak Specific Plan
(SP 90 -2) (Adopting Resolution 93 -0; and,
2) Approval of Tentative Tract Maps: 27270, 27271, 27272,
27273, 27275, 27276 and 27277) based on the Findings made
and subject to the attached Conditions of Approval.
AGENDA ITEPA NO. d, 1
PAGE / OF 3S
Page 2
June 8, 1993
SUBJECT: SPECIFIC PLAN AMENDMENT (SP 90 -2 Amend. # 1) ; AND
TENTATIVE TRACT MAPS 27270, 27271, 27272, 27273, 27275,
27276 AND 27277 [NORTH PEAK (Phase 1) ] - TMC COMMUNITIES
DISCUSSION
The Planning Commission, staff, the applicant and two neighboring
residents all participated in a moderate amount of discussion with
respect to this project. The subject of this 'discussion included
drainage, proposed improvements to State Highway 74, assessments to
neighboring properties, provisions for a trail'system, the amount
of open space being provided, and the densities associated with the
maps. No changes to the conditions of approval or the maps were
recommended as a result this discussion. Conditions 2, 12, 14, 26
and 37 were modified, however, for clarification purposes.
ENVIRONMENTAL
Any potential environmental impacts associated with this projects)
has been addressed within the previously .certified Environmental
Impact Report for the North Peak Specific Plan. An environmental
analysis was prepared with the conclusion that all environmental
impacts associated with this project are adequately addressed by
the EIR.
Based on the analysis presented and on. Planning Commission
recommendation, staff recommends that the City Council approve the
following:
1) Amendment # 1 to the North Peak Specific Plan SP 90 -2 and
adopt Ordinance No. q,5�; and
2) Tentative Tract Maps: 27270, 27271, 27272, 27273, 27275,
27276, 27277.
All shall be based on the Findings and subject to-the Conditions of
Approval herein attached.
FINDINGS - AMENDMENT t1 TO SP 90 -2
1. The Specific Plan Amendment meets the Specific Plan criteria
for content and systematic implementation of the General Plan
established by Section 65450 of the Cali fornia.Government Code
and Section 17.99 of the City of Lake Elsinore Municipal Code.
2. Development regulations provided in the City Zoning Code shall
.apply, unless specified in the Specific Plan Amendment.
Approval of the amendment shall not be interpreted as waiving
compliance with other provisions of the Lake Elsinore
Municipal Code, except in those areas where the amendment
specifically applies.
3. The Specific Plan Amendment complies with the California
Environmental Quality Act. All adverse impacts' have been
adequately mitigated to levels of insignificance., _
4. The Specific Plan Amendment will not be'detrimental'to the
health, safety, comfort or general welfare of the persons
visiting or working within the neighborhood' of the project
area, nor will it be injurious to property or improvements in
that area of the City because of the amendment, mitigation
measures contained in the EIR and Conditions of Approval.
AGENDA ITEF.4 NO. 1'
PAGE 01 OF 3S"
Page,, .3
.Jvne 8, 1993
SUBJECT: SPECIFIC PLAN AMENDMENT (SP 90-2 Amend. # 1) AND
TENTATIVE TRACT MAPS 27270, 27271, 27272, 27273, 27275,
272.76,AND 27277 (NORTH PEAK (Phase 1)] - TMC COMMUNITIES
FINDINGS TENTATIVE TRACT MAPS
1. The .proposed' subdivisions, together with ''the provisions for
their design and improvement, are consistent with the General
Plan. The proposed subdivisions are compatible with the
objectives, policies, general land uses and programs specified
in the General Plan and the North Peak Specific Plan.
(Government Code Section 66473.'5)
2. The effecis'these maps are likely to have upon the housing
needs of the region and needs against the public services of
its residents and available fiscal and environmental resources
have been considered and balanced.
3. The design of the subdivisions provide, to the greatest extent
feasible, for future passive or natural heating or cooling
opportunities. (Govern-mental Code Section 66412.3)
4. It shall be.- determined I by' Elsinore 'Valley Municipal water
District (EVMWD)'whether or.not'the discharge of waste
from the proposed subdivision(s) into the existing sewer
system will.resul.t in a violation of the requirements as set
out in Section 13000 et se 4. of the California Water Code. if
the determination is that the proposed waste discharge would
result in or. add to -a violation of said requirements, the
Planning Commission may disapprove the tentative map or ma
(Government Code Section 66474.6) ps.
5. All environmental impacts associated with this pro'je'ct(s) have
been adequately addressed by the certified Environmental
Impact Report prepared for the North Peak Specific Plan.
4. Elsinore Valley Municipal Water ' District (EVMWD) has
determined that the discharge of waste from the proposed
subdivision into the existing se.wersystemwill not result in
a violation of the requirements-is set out in Section 13000 et
seq. of the California Water Code (Government 'Code Section
66474.6) .
PREPARED BY: John De Gang(e, Associate Planner
REVIEWED BY• , ALI
Kevin.Shear, Community Development Manager
APPROVED BY:
Phy),119-'Apgers, Assistant City Manager
APPROVED FOR
AGENDA LISTING
Ron Molenc k, City Manager
AGENDA ITEM NO.
PAGE 3 OF
PLANNING DIVISION
1. Tentative Tract Maps 27270, 27271, 27272, 27273, 27275, 27276
and 27277 are approved subject to the approval Amendment #1 of
Specific Plan 90 -2 (North Peak).
2. Tentative Tract Maps 27.270, 272710 27272, 27273, 272750 27276
and 27277 are approved subject to the life of the Development
Agreement.
3. The Tentative Tract Maps shall comply with the State of
California Subdivision Map Act and shall comply to' all
applicable requirements of the Lake Elsinore Municipal Code,
Title 16 unless modified by the.Conditions of Approval.
4. A precise survey with closures for boundaries and all lots
shall be provided, per City Ordinance.
5. Permanent signage for this subdivision shall be in conformance
with the North Peak Specific Plan and shall require City
Permits.
6. Prior to the recordation of any final tract map, applicant
shall have entered into a school impact mitigation agreement
with the appropriate school district or districts:
7. The City's Noise Ordinance must be met during all _site
preparation activity.
8. Street names within the subdivision shall be approved by the
Planning Division. I 1 11 . . ,
9. All grading shall conform to the requirements of Section 6.11
of the Subdivision. Ordinance and Chapter 70 -of the Uniform.
Building Code.
10. Pay all applicable fees in force at time of issuance of,
building permits. .
11. Bicycle lanes and bus turnouts are to'be provided subject to
the requirements of the Community_Services Director.or his''
designee.
12. Prior to final map approval of any of the tentative maps the
improvements specified herein and approved by the Planning
Commission and the City Council shall be installed, or the
bonds and agreement for said improvements, shall be submitted
to the City, and all other stated conditions shall'be complied
with.
13. Prior to Final -Tract Map approval by the City Council, `all
lots within this subdivision shall conform to the minimum
dimensional standards specified within the North Peak Specific
Plan or where not specified within said plan the R -1 Zoning
District. -
14. Prior to final map approval, provide ;drainage acceptance
letters from adjacent property owners to be approved by -the
City Engineer and City Attorney and recorded. `
15. Prior to Final Map approval, applicant shall obtain off -site
slope easements for grading from adjacent property owners.
Such easements shall be approved by the City Engineer and City
Attorney and recorded.
1 .. ,. 3-M-13 A
AGENDA ITEM NO..
-- PAGE q OF
16. Bond for drip or sprinkler irrigation system for common areas
prior to issuance of building, permits.
17. Building permits shall not be issued until proof of payment of,
school mitigation fee. is presented to City Building Division.
18. All of the improvements shall be designed by developer's Civil
Engineer to the specifications of the City of Lake Elsinore.
19. Comply with all conditions of the Riverside County Fire
Department.
20. Provide fire buffer zone around entire tract perimeter and
landscape for fire retardant and erosion control.as required
by the Riverside County Fire Department and the Planning
Manager.
21. Applicant must meet all require ments.of Elsinore- Valley.
Municipal Water District (EVMWD).
22. The applicant shall provide connection to public sewer for
each lot within the subdivision. No service laterals, shall
cross adjacent property lines and shall be delineated on.
engineering sewer plans and profiles for submittal to..the
EVMWD.
23. Meet all requirements of Southern California Edison Company.
In addition, the developer, shall submit plans to Southern
California Edison for a layout of the street lighting system.
The cost of street lighting, installation as well as energy
charges shall be the responsibility of the developer and /or
the association. :Said plans shall be approved by the City and
shall be installed in accordance with the City Standards.
24. Meet all requirements of Southern California Gas Company.
25. Meet all requirements of General Telephone.
26. All trailers and /or mobile homes used during construction,
shall be subject to Planning Division review and approval
prior to installation. All temporary signage and mailbox
plans shall also be subject to the review and approval of the
Planning Division. Signs advertising the project shall "
include verbiage located in the City of Lake Elsinore.
27. The developer shall establish a Homeowners Association to
manage and impose fees to maintain all slopes, common areas,
open space, private drainage facilities, firebreaks, habitat
areas, private recreational facilities and grounds, private
streets and any other common amenities. This association .
shall be established subject to current State laws and be
subject to the approval of the City Attorney and Planning
Manager or designee who shall review all CC & R's and rules
for their adequacy and completeness. The City Attorney shall
review CC & R's, homeowners association documents and all
documents to convey title to the Homeowners Association.
28. Subdivider shall record CC & R's for the project prohibiting
on- street storage of boats, motorhomes, trailers and trucks .
over one (1) ton capacity. CC & R's shall also include
screening any ground base disk and no roof - mounted or front
yard disk shall be allowed. CC & R's shall be subject to the
approval of the Planning Manager or his designee, prior to
recordation of any_ deeds or final map. CC & R's shall be
recorded prior to issuance of any Certificate of Occupancy for
the units when developed in the future.
AGENDA ITEM NO.
cerc ✓ AF 3S
29. House plotting, architectural drawings, -floor plans,
landscaping and fences /walls shall require Minor Design Review
approval prior to issuance of building permits. The model
complex must provide off - street parking and one model must
incorporate Xeriscape landscaping with identifying signage.
All standards of development and procedural steps in effect at
the Minor Design Review submittal shall apply for this
project. -
30. Any alterations to the topography, ground'. surface, or any
other site preparation activity will require the appropriate
City permits. A Geologic Soils Report with associated
recommendations will be required for grading permit approval,
and all grading must meet the City's Grading Ordinance,
subject to the approval of the City Engineer, the Chief
Building Official and the Planning Division. Interim and
permanent erosion control measures are required. The
applicant shall bond 100% for material and labor for one (1)
year for erosion control landscaping at the time the site is
rough graded.
31. Subject to a Geotechnical Report, consideration shall be given
to cut slopes exceeding 2:1 slopes and /or slopes that minimize
the number of 30 foot benches required. All slopes shall be
contour graded subject to the approval of the Community
Development Director or his designee. All down drains
wherever possible shall be diagonal along the face of slopes
or colored concrete shall be used. A landscaping plan that
minimizes stark cuts such as clustered plant groupings of
ground cover, shrubs and trees shall be used. The planting
pallet shall be reviewed by a biologist or native plant
horticulturist in conjunction with the Riverside County Fire
Department and the City's Landscape architect for the purpose
of incorporating Riversidean Sage Scrub species. Improvements
shall be installed prior to Certificate of Occupancy.
32. For all lots where the front set back for the garage is less
than 20 feet, roll -up garage doors and automatic garage door
openers shall be required.
ENVIRONMENTAL MITIGATION CONDITIONS
33. All project mitigation measures, as specified by the adopted.
EIR and its Mitigation Monitoring Program is required to be
implemented into the project in accordance with the times
specified in the Mitigation Monitoring Program or as amended
by these Conditions of Approval.
34. Prior to the construction of any off -site roads required to
serve the site additional environmental review in accordance
with-the CEQA Guidelines is required prior' to final map
approval.
35. Within one year of the issuance of grading permits the
commencement of any clearing or grubbing activity on site a
Stephen's Kangaroo Rat Trapping Study shall be conducted to
determine if the site is inhabitated. In addition, all
appropriate mitigation fees in place at the time of the
issuance of grading permits or the clearance of the site must
be paid.
36. within one year of the issuance of grading permits or the
commencement of any clearing or grubbing activity on site a
Spring Survey shall be conducted to determine if, any
California Gnatcatcher habitat is present on site and /or if
the site is inhabited by the Gnatcatcher. If this study
reveals that the Gnatcatcher inhabits the site or that the
AGENCP: ITF-M NO.
PAGE OF
site contains Gnatcatcher habitat, the developer must
negotiate-mitigation measures directly with the U.,S. Fish and
Wildlife Service and the State.Department of Fish and Game.,
37. Lots adjacent to any area to be maintained as natural open
space shall be required to have a''setback of 30 feet from.
property line to building pads or whatever is determined
appropriate within the Fuel Modification Program.
ENGINEERING DEPARTMENT
38. All Public Works requirements shall be complied with as a
condition of development as specified in the Lake Elsinore
Municipal Code prior to final map approval..
39. Dedicate underground water rights to the City (Municipal Code,
Title 16, Chapter 16:52.030)
40. Pay all Capital Improvement and Plan Check fees'(Municipal.
Code, Title 16, Chapter 16.34; Resolution 85 -26).
41. Submit a letter of verification "Will -Serve" letter to the
City Engineering 'Department, from the applicable water
district, stating that water and sewer arrangements have been
made for this project prior to final map approval.
42. Construct all off -site public works improvements per approved
street plans '(Municipal Code, Title 12). Plans must be
approved'and signed by the City Engineer prior to final map
approval.
43. Street improvement plans and specifications shall be prepared
by a Civil Engineer. Improvements shall be designed and
constructed to Riverside County- Road Department Standards,
latest edition, and City Codes (Lake Elsinore Municipal. Code
12.04 and 16.34).
44. Provide street lighting and indicate on street improvement
plans as required by the City Engineer.
45. Annex to the City Landscaping and Street Lighting District.
46. Enter into a subdivision agreement with the City for public
works improvements and post appropriate bonds. Bonds or
letter of credit to be approved by the City Attorney.
47. Pay all fees and meet requirements of encroachment permit
issued by the Engineering Department for construction of
public works improvements (Municipal Code, Title 12, Chapter
12.08 and Resolution 83 -78).
48. All compaction reports, grade certification, monument
certification (with tie -notes delineated on 8 1/2" x 11"
mylar) shall be submitted to Engineering Department before
final inspection of off -site improvements will be scheduled
and approved.
49. Applicant shall obtain all necessary off -site easements for
off -site grading from the'adjacent property owners prior to
final map approval. .
50. Provide fire protection facilities as required by Riverside
County Fire Department.
51. Provide Soils, Geology and Seismic Reports including street
design recommendations. Provide final Soils Report showing
compliance with preliminary and finish grade certification.
AGENDA ITEIM NO
PAGE 7 OF
52. All utilities except electrical. -over 12?_kv shall be placed
underground,`as approved by serving utility.
53. 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 $1,000 per sheet for city digitizing., -.
54. Developer shall provide No Parking and Street Sweeping Signs
for streets within tract or pay a fee for installation by the
City.
55. Developer shall install blue reflective- pavement markers in
the street at all Fire hydrant locations.
56. Developer shall be subject to all Master Planned drainage fees
and will receive credit for all Master Planned drainage
facilities. constructed.
57. If grading exceeds 50 cubic yards, grading plans shall be
prepared by a Civil Engineer and approved prior to final map
approval. Prior to any grading, applicant shall obtain a
grading permit and post appropriate security.,
58. The owner shall provide the City with proof of his having
filed a Notice of. Intent with. the Regional' Water Quality
Control Board for Natural Pollutant Discharge Elimination
System (NPDES) and.submit the storm water pollutant prevention
plan prior to grading permit.
59. Submit Hydrology and hydraulic study for review and approval
by City Engineer prior to approval of final map..,Developer
shall mitigate-any flooding and /or erosion downstream caused
by development of site and diversion of drainage.
60. All drainage facilities in this tract shall be constructed to
Riverside County Flood-Control District standards.
61. 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.
62. All natural drainage traversing site shall be conveyed through
site, or shall be collected and conveyed by a.method approved
by the City Engineer.
63. 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."
64. The 10 year storm flow should be contained within the curb and
the 100 year storm flow should be contained within the street
right -of -way. when either of these criteria are exceeded
drainage facilities should be installed.
65. Desirable maximum grade for local streets is nine percent
(9 %). The maximum grade of fifteen percent (15%) should only
be used because of design constraints.
66. Intersecting streets on the inside radius of a curve will be
permitted when adequate sight distance is verified by a
registered engineer.
AG' h0.
PAGE OF
67. All grading shall be done ".under the supervision of a
geatechnical engineer and he shall certify all slopes steeper
than 2 to 1 for stability. All manufactured slopes greater
than 30 feet in height shall be contoured.
68. No residential lot shall front and access shall be restricted
on El Toro Road, "All 'Street, "C" Street and "D " .Street of
Tract 27270 and so noted on the -final map.
69. Minimum curb returns for residential streets shall be 25 feet,
10 foot curb returns will not be permitted.
70. All open space and slopes outside the public right -of -way
shall be owned and maintained by either the master homeowner's
association or private owners. All 'open space areas owned by
the homeowner's association shall be offered for irrevocable
dedication to the City.:'.
71. Developer shall establish a storm water pollutant prevention .
program prior to fifty percent (50%) occupancy. The program
shall include, but not be limited toy stenciling catch basins,
pamphlets for irrigation and fertilizing lawns and disposal- of
auto oil and anti - freeze. 9
Tentative Tract 27270
72. E1 Toro Road, in Lot it shall be realigned and moved.easterly
to remove the curve to insure proper sight distances.
73. E1 Toro Road shall have sidewalks on both sides of the street .
from SR 74 to northerly tract boundary.
74. The right -of -way across the S.C.E. corridor shall be secured
prior_to final map approval.
75. Turn - abouts on "A" and "C" Streetsshall be approved by the
Fire Department prior to final map approval.
76. Turn -about at the knuckle of "B" Street shall be removed.
77. Applicant shall install traffic signals-at the intersections
of El Toro /SR 74 and Riverside /SR .74 and have-the signals
operational prior to occupancy of any development 'phasing
'.
accessing SR 74 via E1 Toro Road or Riverside Street. The
developer will enter into an agreement with the City whereby
the developer will be reimbursed for costs in excess of their
fair share for the traffic signals.',
78. The developer shall dedicate portions of their property to
accommodate SR 74 improvements along the tract boundary. The
developer shall adhere to the obligations of improving SR 74
required by Mitigation Monitoring Program conditions number
41, 42, 43, 45 and 50. The construction phasing of Tract.'
27270 shall be approved prior to final map approval.
79. The developer shall submit a schedule for the signalization of
the intersections of E1 Toro Road / "A" and "B "Streets and E1
Toro / "C" and "D" Streets prior to final map approval, in the
interim, the intersection shall have four -way stop signs.
80. Applicant shall obtain any necessary Cal Trans permits and
meet all Cal Trans requirements.
AG_NDA ITE',J NO.
PAGE__L OF. --
81._ Submit Hydrology and Hydraulic Reports for review and approval
bl Riverside County Flood Control District prior to approval
of final maps for all facilities outletting off -site and /or
being maintained by the District..
82. Tract 27270 is the master tentative tract for this development
phase. It will be a requirement for this tract-to construct
the master roadway. system consisting of .El.Toro.Road, "A"
Street, "B" Street, "C" Street and "D" Street, and the master
storm drainage system. These roads shall be fully improve
prior to the first certificate of occupancy. The City will
not accept maintenance of these streets until seventy percent
(lot) of the certificate of occupancies for Lots 1 through 12;
the master storm drainage system will not, be accepted for
maintenance ,until one hundred ,percent.. (100 %) of the
certificate of occupancies for.Lots..1 through 12.
Tentative Tract 27271 - No specific conditions
Tentative Tract 27272
83. Submit Hydrology and Hydraulic Reports for review and approval
by Riverside County Flood Control District prior to approval
of final maps for all facilities outletting-off -site and /or
being maintained by the District.
Tentative Tract 27273
84. Prior to final map approval the proposed chokers and rotaries
shall receive final written approval from the Riverside County
Fire Department.
85. The house plotting of lots within the Garden Residential
District shall have 50% of its garages within the rear portion
of the lot and 50 % of its garages within the front portion of
the lot. For those lots with the garages within the front of
the lot the garage shall be offset 5 feet from the.main unit.
These designs shall be subject to the review and approval of
the Community Development Director or his designee prior to
Design Review approval of any residential project for this
map.
Tentative Tract 27275
86. Prior to final map approval the proposed chokers and rotaries,
shall receive final written approval from the Riverside County
Fire Department.
87. The house plotting, of lots within the Garden Residential
District shall have 50 % of its garages within the rear
portion of the lot and 50 % of its garages within,the front
portion of the lot. For those lots with the garages within
the front of the lot the garage shall be offset 5 feet from
the main unit. These designs shall be subject to the review
and approval of the Community Development Director or his
designee prior to Design Review approval of any residential
project for this map..
88. The placement of the proposed school site shall receive
approval from the School District. If it is determined that
a greater set back from the Southern California Edison
corridor is required the alternate plan date stamped April 6,
1993 shall be used.. Otherwise the plan date stamped October
29, 1992 shall be used.
Tentative Tract 27276 - No a2ecific conditions
Tentative Tract 27277 - No specific conditions
AGENDA ITEM NO.�
__ _ PAGE 10 Or 3L
•' it �^ , , V i l �,.
1
Planning Commission .Minutes 6 ;
May 19, 1993
Page 3
PECIFIC PLAN _ c
COMMERCIAL l s'-
Commissioner Bullard stated he feels the same as Commissioner
lsey.. He then commented on the4'Overlay area and inquired
ab t the potential of finding additional wetland area.
Mr. Sm h explained that there is another piece'of land, to
the far 3 th of the site, also a dedicated open -space area,
it is lands ed according to the Corp. of Engineers and U.S.
Fish and Game tandards,' which is' natural landscaping. If
things are solve across the street the .chances are very good;
there is more lan that the agencies would like to see made
into higher qualit wetlands across the street than are
currently designated a the wetland park.
Chairwoman Brinley stated •has worked on this project from
its conception and it follow a Specific Plan, and it is an
asset to the community.
MOVED BY COMMISSIONER WILSEY, SECON BEY COMMISSIONER BULLARD
AND CARRIED BY A VOTE OF 4 TO 0 TO RE ND TO CITY COUNCIL
ADOPTION OF MITIGATED NEGATIVE DECLARAT 9 RCI
3 -3 AND APPROVAL
OF SPECIFIC PLAN 90 -1 AMENDMENT NO. 1 AND MMEAL PROJECT
90 -6 REVISED BASED ON THE FINDINGS .AND UBJECT TO THE
CONDITIONS OF APPROVAL LISTED IN THE STAFF REPO AND ADOPTION
OF RESOLUTION NUMBER 93- 5,'ENTITLED AS FOLLOWS:
RESOLUTION NO. 93 -5
rA RESOLUTION OF THE PLANNING COMMISSION OFIME
CITY OF LAKE ELSINORE, CALIFORNIA,-RECOMMEND-
ING APPROVAL OF SPECIFIC PLAN,90 -1 AMENDMENT
#1 AND MITIGATED NEGATIVE DECLARATION 93 -3 FOR
THE LAKE ELSINORE OUTLET CENTER (MCARTHUR
GLEN)
5. Specific Plan 90 -2 Amendment #1 and 7 Tentative Tract Maps -
TMC Development,- Associate Planner De`Gange explained that
this item is an Amendment to the Specific Plan -and 7 Tentative
Tract Maps as part of Phase I of the North Peak Specific Plan
project. He described the Tentative Tract Maps as follows:
Tentative Tract Map 27270, a Master Developer (A) map
subdividing Phase I of the North Peak Specific Plan Area
(310 acres) into 12 lots for conveyance purposes..
Tentative Tract Map 27271, a subdivision of 32 acres into
64 single - family residential lots.
Tentative'Tract Map,27272, a subdivision of 43 acres into
107 single - family residential lots.
Tentative Tract Map 27273, a subdivision of -32 acres into
175 single - family residential lots.'
Tentative Tract Map 27275, a subdivision of 22 acres into
106 single - family residential lots.
Tentative Tract Map 27276, a subdivision of 38 acres into
130 single - family residential lots.
Tentative Tract Map 27277, a subdivision of 32 acres into
100 single - family residential lots.
Associate Planner De Gange requested the following modifi-
cations to the Conditions of'Approval:
AGENDA ITEM NO.
PAGE It OF 'J`
Planning Commission Minutes
May 19, 1993
Page 4
M-. low.—I-00456171
1111 ;,�, CENI
era. T
i
SFjy
Condition No. 2, modify to read: Tentative Tract Maps
27270, 27271, 27272, 27273, 27275, 27276 and -27277 are
approved subject to the life of the Development
Agreement.
Condition No: 6, received documentation from the
applicant that this condition has been met, therefore can
delete.
Condition No, 12, and Condition No. 14, for clarification _.
add the word „map" after the word "final ".
Condition No. 37.. for clarification add the following
language to the end "or whatever is determined
appropriate within the Fuel Modification'Program".
Chairwoman Brinley opened the public hearing at 7:43 p.m., and
asked for. any written communication. The Secretary reported
no written communications. She then asked for anyone wishing
to speak in favor.
Mr. Brian Myers,. representing TMC Development, gave a brief
history on the North Peak project, and highlighted the special
elements in the first phase. He then informed the Commission
of their meetings with Southern California Edison with regard
to the corridor and the setbacks.
Commissioner Neff arrived at 7:46 p.m.
Chairwoman Brinley asked for anyone else wishing to, speak in
favor. Receiving no response, she asked for those opposed.
Mrs. Virginia Niera, 137 21st Street, Costa Mesa, expressed
concern on drainage, density and possible assessments.
Chairwoman Brinley asked for anyone else wishing to speak in
opposition. Receiving no response, she asked.,for anyone
wishing to speak on the 'matter.
Ms. Kathleen Outlaw, 28310 Trellis Lane, inquired about the
Highway 74 realignment and the affects /impacts. on her
property. She then commented on the difficulty in.obtaininq
information on the Highway 74 realignment.
Commissioner Neff provided Ms. Outlaw with the name of the
agency and person with whom'she should contact.
Chairwoman Brinley asked for anyone else wishing to speak on
the matter. Receiving no response, the public hearing was
closed at 8:07 p.m. She requested that the letter from the
School District be entered for the record. She then asked Mr..
Myers to address the concerns raised by Mrs. Niera.
Mr. Myers informed Mrs. Outlaw of a landowner group that gets
together fairly regularly on Highway 74, and progress reports
are given approximately once a month. He asked that she leave
her address and telephone number with him and would ensure
this information is passed on. He then addressed .the,
following concerns:
• Drainage, explained that drainage has been adequately
addresses as it affects the stream — course, and all
requirements /conditions of Riverside County Flood Control
must be met. We also have to meet the new purification ,
standards, according to NPDES standards from the State.
AGENDA ITEM NO.
PAGE / Z OF 3S
Planning Commission Minutes
May 19, 1993
Page .5
j
There will not be a.,flooding issue on her property (Mrs.
Niera), we have already addressed the drainage issue on
and off site to make sure that does not occur.
• Density, in our first village, would have to stress that
when'we talk about open space we do'have parks, schools
and such and even without that our overall density
including multi - family is 2.5 per acre. We are
consistent with the overall density of the entire
project, which is 2.3 per acre.`
Density in the first phase, the single- family residential
is the lowest density and wd have provided for the
largest lot. The average lot size for parcels adjacent to
Mrs. Niera are over s,OOO'square feet.
• Trail System, starts in the northern portion of the first
phase of Village It and we plan for it to start in the
park and it is consistent with the Specific Plan. There
is a large portion in the northeast corner, which is a
230 acre nature park, which we have set aside as natural
open space and plan to connect that to a regional trail
system.
• Tax issue, we are not proposing any special assessment or
taxes for neighboring property.
• Highway 74 Program, we are participating, but not the
lead. Cal- Trans, ROTC and the city are taking the lead
on Highway 74 improvement programs.
Commissioner Neff asked for clarification on condition number.
85 and 87. He then commented on:
• Street concept.
Mr. Myers explained the reason
alternative concepts reviewed.
for the street design and the
• Mello Roos financing, formula for calculations and
application;
Mr. Myers responded the Development'Agreement, specific Plan
and EIR anticipates Mello Roos financing. There is a
condition in the Development Agreement /Specific Plan that we
can use a maximum district of 2 percent total, against the
assessed valuation of the properties. Also, language in the
Development Agreement assumes that we participate in the Mark
Roos Program.
• Condition number 23 regarding energy charges and whether
this is a standard condition.
Associate Planner Do' Gangs responded this is a standard
condition.
Commissioner Wilsey stated he would like to see condition
number 6 remain, if met it is a mute point.
Commissioner Bullard commented on:
• Condition number 16, suggested the wording "and /or" be
added.
AGENDA ITEM NO. .01-
pAGc
Planning Commission Minutes
May.19,.1993
Page 6.,,
s �.• �+ v � , -- l 177
Commissioner Wilsey stated he believes'
elieves -this is to require
bonding for irrigation only.
Associate Planner De Gangs responded this is the bonding
mechanism for installation of irrigation systems, and doesn't
specify the type.of vegetation.
• Condition number 2, proposed modification, believes North
Peak was approved for a 30 year term.
Mr. Myers stated that North Peak was approved for a 15 year
term and a 5 year extension.
• Condition number 6 should remain.
• School site, assumes an agreement has been reached with
the school district. Concerned with the amount of dirt
to be moved and whether there are conceptual plans, and
the elevation.
Mr. Myers stated the school district has requested something
in a 2% pad, a 10 acre square, and they would like to be in
control of the design. The elevation is 1596. We are
negotiating a Final Mitigation Agreement with the School
District.
Commissioner Metze commented on the school site remaining the
same even if Southern California Edison decides to run their
lines through there.
Mr. Myers stated there is an alternate plan, which has been
submitted.
Discussion ensued on the alternative plan and the Village_
Commercial not being adjacent to the school site and a
residential buffer being provided.
Chairwoman Brinley commented on condition number 26, regarding
signage. She then suggested signs advertising the project
include verbiage "in the City of Lake Elsinore ".
There being no further discussion. Chairwoman Brinley called
for a motion.
MOVED BY COMMISSIONER BULLARD, SECOND BY COMMISSIONER WILSEY
AND CARRIED BY A VOTE OF 5 TO 0 TO RECOMMEND TO CITY COUNCIL
APPROVAL OF SPECIFIC PLAN 90 -2 AMENDMENT NO. 1 AND TENTATIVE
TRACT MAPS 27270, 27271, 27272, 27273, 27275, 27276, 27277
BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF
APPROVAL LISTED IN. THE STAFF REPORT WITH THE FOLIAWING
AMENDMENTS:
Condition No. 2: Tentative Tract Maps 27270, 27271, 27272,
27273, 27275, 27276 and 27277 are
approved subject to the life of the
Development Agreement.
Condition No. 12: Prior to final map approval of any of the
tentative maps the improvements specified
herein and approved by the Planning
,Commission and the City Council shall be
installed, or the bonds and agreement for
said improvements, shall be submitted to
the City, and all other stated conditions
shall be complied with.
AGENDA ITEM NO. �1
PAGE OF 3S
fl Planning Commission Minutes
�j May 19, 1993
`.. Page 7"
Condition No. 14: Prior to final map, approval, ,provide
drainage acceptance letters from adjacent
property owners to be approved by the
City Engineer and City Attorney and
recorded.
Condition No. 26: All trailers and /or mobile homes used
during construction, shall be subject to
Planning Division review and approval
prior to installation. All temporary
signage and mailbox plans shall also be
subject to the review and approval of the
Planning Division. Signs advertising
the project shall include verbiage
located in the City of Lake Elsinore.'
Condition No. 37: Lots adjacent to any area to be
maintained as natural open space shall be
required to have a setback of 30 feet
from property line to building pads or
whatever is determined appropriate within
the Fuel Modification Program.
AND ADOPTION OF RESOLUTION NUMBER 93 -6, ENTITLED AS,FOLTAWS:
RESOLUTION NO. 93 -6
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMEND-
ING TO THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE APPROVAL OF TMC DEVELOPMENT SPECIFIC
PLAN AMENDMENT N1 FOR.THE NORTH PEAK SPECIFIC
PLAN 90 -2; LOCATED ON THE NORTHEASTERN
BOUNDARY OF THE CITY EXTENDING NORTH OF STATE
HIGHWAY 74
At this time, 8:35 p.m., the Commission recessed.
At this time, 8:42 p.m., the Commission reconvened.
2 Development Agreement - East Lake Community ...°Builders
'(Cgntinued from May 5, 1993) . - City�Planner Leslie explained
that"--the consideration of this Development. - Agreement was
continued,€rom the last Planning Commission,meeting on May..5,
1993, to allow additional time for City Staff to review the
document and to-a4low for the submittal, of a Draft Disposition
and Development Agreement (DDA) by the applicant. He then
explained that the �,pproposed Development Agreement is
associated with the East -Jake Specific Plan, Environmental
Impact Report and the DDA id \based on and consistent with the
Memorandum of Understanding tha4was approved by the City
enc
Council and Redevelopment, Agy n December 22, 1992. The
dk
proposed Development Agreement prov3s for vesting of the
proposed Specific Plan project, and the D% like the Develop-
ment Agreement only applies to ;property,, that Eastlake
Community Builders will have a legal interest, in. 'He then
detailed staff-concerns and the modifications -made to the
documents addressing same.
Chairwoman Brinley opened the public hearing at 6:57 p.m.; aDd
asked r6r.any written communication., The Secretary-reported-
no written communications. She then asked for anyone wishing
tospeak in favor.
AGENDA ITEM NO.
PAGE / SOF 3S
r
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: PLANNING COMMISSION
FROM: KEVIN SHEAR, COMMUNITY DEVELOPMENT MANAGER
FOR: PLANNING COMMISSION MEETING OF MAY 19, 1993
SUBJECT: SPECIFIC PLAN AMENDMENT (SP 90 -2 'Amend. # 1); AND
TENTATIVE TRACT MAPS 27270,27271, 27272, 27273, 27275,
27276 AND 27277 (NORTH PEAK (Phase 1)j - TMC COMMUNITIES
OWNER /APPLICANT
TMC Communities
3080 South Bristol, Suite 150
Costa Mesa, California 92626
REQUESTED USE
A request to approve:
• An amendment (Amendment # 1) to the North Peak Specific
Plan (SP 90 -2) by including an additional 24.3 acres
within the specific plan area and modifying the ultimate
alignment of E1 Toro Road;
• Tentative Tract Map 27270: the subdivision of 310 acres
into 12 lots for conveyance purposes (including 6 single -
family residential tract ' areas, a multi - family
residential parcel, 2 highway commercial parcels, a
village commercial parcel, a park site, and a school
site). This map will serve as the master tentative ( "A!')
map. The area covered by this map represents Phase I of
the North Peak project;
• Tentative Tract Map 27271 (Parcel 1 of TTM 27270): a
subdivision of 32 acres into 64 single - family residential
lots;
• Tentative Tract Map 27272 (Parcel 2 of TTM 27270): a
subdivision of 43 acres into 107 single - family
residential lots ;.
• Tentative Tract'Map 27273 (Parcel 3 of TTM 27270): a
subdivision of 32 acres into 175 single- family
residential lots;
• Tentative Tract Map 27275 (Parcel 4 of TTM 27270): a
subdivision of 22 acres into 106 single- family
residential lots;
• Tentative Tract Map 27276 (Parcel 5 of TTM 27270): a
subdivision of 38 acres into 130 single - family
residential lots; and
• Tentative Tract Map 27277 (Parcel 6 of TTM 27270): a
subdivision of 32 acres into 100 single - family
residential lots.
SIZE AND LOCATION
The project site is located within the southern most portion of the
North Peak Specific Plan or what is referred to as Village 1. The
North Peak project is located on the northeastern boundary of the
City extending north of State Highway 74. Phase I of the North
Peak project which is covered by the master tentative tract map
(TTM 27270) consists of 310 acres.
AGENDA ITEM NO. � I
PAGE OF 3S
Public Hearing
SP 90 -2 (Amend. # 1),
TTM's 27270, 27271, 27272,
27273, 27275, 27276, 27277
May 19, 1993
Page 2
PROJECT DESCRIPTION
Specific Plan Amendment:
Subsequent to the approval of the North Peak Specific Plan,
detailed engineering studies for the design of the proposed
tentative maps was conducted. These studies revealed that grading
and grading impacts in this area would be significantly reduced if
E1 Toro Road was designed `to follow existing topography . This
design, however, requires a significant modification to the
alignment of E1 Toro Road and the extension of the road outside the
specific plan boundary. As a consequence a Specific Plan Amendment .'
is required.
Tentative Tract Maps:
Tentative Tract Map 27270 proposes to subdivide the entire 310 acre
area within Phase I (Village 1) of the North Peak project into 12
lots. This map is considered as the master developer "A" map. All
improvements conditioned for this map will be the responsibility of
the party who oversees final recordation of this master tentative.
Subsequent to, the master tentative (TTM'27270), TTM's 27271, 27272,
27273, 27275, 27275, 27276, and 27277 (Parcels 1 through 6 on TTM
27270) propose to subdivide a portion of Phase I into single- family
residential lots. Specific details for each map are listed in the
table below:
TTM
EXISTING LAND USE
ZONING
GENERAL PLAN
Project Site
Vacant
Specific
Plan
North Peak-
Specific Plan
North
Vacant,
Specific
Plan
North Peak .
Specific Plan
East
Vacant
County
Mountainous
South
Sporadic Single -
Family Residential
County
Specific. Plan
West
Vacant
County
Mountainous
PROJECT DESCRIPTION
Specific Plan Amendment:
Subsequent to the approval of the North Peak Specific Plan,
detailed engineering studies for the design of the proposed
tentative maps was conducted. These studies revealed that grading
and grading impacts in this area would be significantly reduced if
E1 Toro Road was designed `to follow existing topography . This
design, however, requires a significant modification to the
alignment of E1 Toro Road and the extension of the road outside the
specific plan boundary. As a consequence a Specific Plan Amendment .'
is required.
Tentative Tract Maps:
Tentative Tract Map 27270 proposes to subdivide the entire 310 acre
area within Phase I (Village 1) of the North Peak project into 12
lots. This map is considered as the master developer "A" map. All
improvements conditioned for this map will be the responsibility of
the party who oversees final recordation of this master tentative.
Subsequent to, the master tentative (TTM'27270), TTM's 27271, 27272,
27273, 27275, 27275, 27276, and 27277 (Parcels 1 through 6 on TTM
27270) propose to subdivide a portion of Phase I into single- family
residential lots. Specific details for each map are listed in the
table below:
TTM
Acres
Lots
'Max.
Mina.
Ave'.
SP Zone
DD's/
Map #
Lot.
Lot
Lot
District
Acre
Size
size
size
27271
32
64
11000
5500
8250
Single-
6
Family
-
27272
43
107
9800
.5500
8100.
Single-
6
Family
27273
32
175
9200
4000
5100
Garden
9.
Residential
27275
22
106
9800
4000
5725
Garden
9
Residential
27276
38;
130
8200
5000
75o0
Single.-
Family
27277
32
100
8400
5000
- 7450
Single-
6
Family
Total
199 1
682
-
-
-
-
-
AGENDA ITEM NO. a'
PAGE /7 O,=_3S
Public Hearing
SP 90 -2 (Amend. # 1),
TTM's 27270, 27271, 27272,
27273, 27275, 27276, 27277
May 19, 1993
Page 3
ANALYSIS
Specific Plan Amendment:
The proposed Specific Plan Amendment- to include .additional
territory within the specific plan area accommodating the
modification of the alignment of E1 Toro Road is consistent with
the standards and design criteria established within the North Peak
Specific Plan. Though the amendment represents an addition of 24 __
acres to the specific plan area,' no increase to „the, number of .
housing units or the density is proposed.
Tentative Tract Maps:
These subdivisions meet all requirements for minimum 'lot area,
average lot sizes and frontage widths specified within the North,
Peak Specific Plan and Lake Elsinore Zoning Ordinance.
SPECIAL PROJECT CONCERNS
There are some concerns associated with =this proposal(s)..stemming
from its location: 1) . adjacent to a Southern California Edison
(SCE) corridor; 2) within an area potentially inhabited by .the.
Stephen's Kangaroo Rat (SKR); and 3).within_ potential California
Gnatcatcher habitat.
1) Location Adjacent to a Southern California Edison Corridor
A SCE, corridor bisects TTM 27270 adjacent to. -TTM's 27271,;
27273_, 27275 and 27277. This corridor, is to potentially be
used for the extension of power- lines: Single- family,
residential lots (within TTM's 27271 and 27277),and a future
school site.(within TTM 27275) are being proposed adjacent to
this corridor. The applicant has been conditioned to meet all
set back requirements for residential lots established by SCE
for those maps with lots adjacent to the corridor. The
applicant has also been conditioned to abide by all SCE and
the Lake Elsinore Unified School District set backs
requirements for the school site being proposed. The
applicant, in anticipation of this being an issue; has already
submitted an alternative map design within TTM :27275.to
provide additional set back for that portion of� the map
adjacent to the school. If it is deemed necessary by the
School District and /or SCE the project has "been`condition to
utilize this alternate design.
2) Location Within Potential atephen's'Kangaroo Rat Habitat
A large portion of North Peak Specific•Plan area is located
within an area historically occupied by the SKR. In fact, a
large portion of the remaining portion of the specific plan
area is within the Steele Peak SKR Study Area. The project
has been conditioned to conduct a SKR trapping survey within
one year of grading of the project to determine if the -site
contains any occupied habitat. In addition, the applicant has
been conditioned to pay appropriate mitigation fees in place
at the time of issuance.of grading permits.
AGENDA ITEM NO.
PAGE � o OF
Public Hearing
SP 90 -2 (Amend. # 1),
TTM's 27270, 27271, 27272,
27273, 27275, 27276, 27277
May 19, 1993
Page 4
3) Location Within Potential California Gnatcatcher Habitat
Preliminary maps indicate_ that this site is ,potentially
vegetated by Coastal Sage and Ri,ersidian Sage Scrub. These
two vegetational associations have been identified as the
habitat for the California Gnatcitcher,,recently listed as a
threatened species by the U.S. Fish and Wildlife Service.' In
light of this development, the project(s) has been conditioned
to conduct a biological study within, one year of grading being
done to determine if the site contains any Gnatcatcher habitat
(whether occupied. on not). if it is determined that
Gnatcatcher habitat is present, the applicant is conditioned
to negotiate appropriate mitigation directly with the U.S.
Fish and , Wildlife° Service and the . California Department of
Fish and Game.
Any potential environmental impacts associated with this projects)
has been addressed within the previously certified Environmental
Impact Report for the, North Peak Speci°fic.Plari. , An environmental
analysis was prepared with the conclusion that all environmental
impacts associated with this project are adequately addressed by
the EIR.
RECOMMENDATION
It is. recommended that Planning.Commission:
Recommend to the City Council approval of Amendment # 1 to the
North Peak Specific Plan SP 90 -2 and adopt Resolution No.
93 -6;
Recommend to the City Council approval of Tentative Tract Maps
27270, 27271, 27272, 27273, 27275, 27276, 27277 based on the
following Findings and subject to the attached Conditions of
Approval.
FINDINGS - AMENDMENT #1 TO SP 90 -2
1. The Specific Plan Amendment meets the Specific Plan criteria
for content and systematic implementation of the General Plan
established by Section 65450 of the California Government Code
and Section 17.99 of the City of Lake Elsinore Municipal Code.
2. Development regulations provided an the City Zoning Code shall
apply, unless specified in the Specific Plan Amendment.
Approval of the amendment shall not be interpreted as waiving
compliance with other provisions of the Lake Elsinore
Municipal Code, except in those areas where the amendment
specifically applies.
3. The Specific Plan Amendment complies with the California
Environmental Quality Act. All adverse impacts have been
adequately mitigated to levels of insignificance.
4. The Specific Plan Amendment will not be detrimental to the
health, safety, comfort or general welfare of the persons
visiting or working within the neighborhood of the project
area, nor will it be injurious to property or improvements in
that area of the City because of the amendment, mitigation
measures contained in the EIR and Conditions of Approval.
AGENDA ITEM NO. �!
PAGE I OF 3S
9
Public Hearing
SP 90 -2 (Amend. # 1),
TTM's 27270, 27271, 27272,
27273, 27275, 27276, 27277
May 19, 1993
Page 5
FINDINGS - TENTATIVE TRACT MAPS
1. The proposed subdivisions, together with the provisions for
their design and improvement, are consistent with the General
Plan. The proposed subdivisions are compatible with the
objectives, policies, general land uses and programs specified
in the General Plan and the North Peak Specific Plan.
(Government Code Section 66473.5)
2. The effects these maps are likely to have upon the housing
needs of the region and needs against the public services of
its residents and available fiscal and environmental resources
have been considered and balanced.
3. The design of the subdivisions provide, to the greatest extent
feasible, for future passive or natural heating or cooling
opportunities. (Governmental Code Section 66412.3)
4. It shall be determined by Elsinore Valley Municipal Water
District (EVMWD) whether or not the discharge of waste
from the proposed subdivision(s) into' the existing sewer
system will result in a violation of the requirements as set
out in Section 13000 et seq. of the California Water Code. If
the- determination is that the proposed waste discharge -would
result in or add to a violation of said 'requirements, the
Planning Commission may disapprove the tentative map or maps.
(Government Code Section 66474.6)
5. All environmental impacts associated with this project(s) have
been adequately addressed by the certified Environmental
Impact Report prepared for the North Peak Specific Plan.
Prepared by:
Reviewed by:
John De Gange, Associate•Planner
Approved for Planning Commission.
Phy lis Rog s,
Assistant City anager
AGENDA {TEAS NO, 2
PAGE 070 OF 3.S
z�
e p�
o �3
a
Yy
i
E
s
F >•
R i
I
R
a
•
h�
v
i
WL"lffin
:I
lil ,
141
' f
iYi•
1
a•
,� \`,)�` ✓fix,: _, .f'I�: �l\�I��\ .. i .�� ,� / �?��(� .
r
Nl
\
AGENDA ITEM NO.
PAGE t-21 OF
r
WL"lffin
:I
lil ,
141
' f
iYi•
1
a•
,� \`,)�` ✓fix,: _, .f'I�: �l\�I��\ .. i .�� ,� / �?��(� .
r
Nl
\
AGENDA ITEM NO.
PAGE t-21 OF
Hunsaker & Associates Irvine, Inc.
Planning -Engineering •Surueying
March 18,1993
CITY OF LAKE ELSINORE
PLANNING COMMISSION
130 South Main Street
Lake Elsinore, CA 92530
Honorable Chairperson Brinley:
On behalf of our client TMC Development, we respectfully request your consideration of '
this Specific Plan Amendment for the North Peak Specific Plan.
The North Peak Specific Plan was approved on February 12, 1991 by the Lake Elsinore
City Council and the annexation for the site was later approved by LAFCO as #91 -43 -1 and
5 on March 26, 1992 with final acceptance by the City with the adoption of a resolution on
August 11, 1992. The annexation which ocurred included North Peak as well as some
adjacent parcels (as shown in Exhibit A).
Subsequent to these approvals, extensive planning and engineering work has culminated in
the submittal of seven tentative tract maps which are being processed concurrently with this
specific plan amendment request. During the planning and engineering efforts on Village 1
of North Peak, it became apparent that the master planned community could be improved
by the realignment of El Toro Road. This Specific Plan Amendment is proposed as
outlined in Section 17.2, Specific Plan Modifications of the approved North Peak Specific
Plan and Section 17.99 of the Lake Elsinore Zoning Ordinance.
This new alignment has resulted from technical refinements to the overall grading concept
for Village I of the North Peak Specific Plan. More detailed grading analysis and grading
design has occurred as part of the continuing planning efforts on North Peak. These design
refinements have indicated a Village I realignment of El Toro Road which could more
closely follow topographic relief and constraints in the area thereby reducing grading
impacts and retaining more of the existing topographic relief in Village 1.
Currently the approved El Toro Road alignment runs in a north/south direction in close
proximity to the easterly boundary of the North Peak Specific Plan boundary (See Exhibit
A). The proposed minor realignment of El Toro Road will result in a alignment that shifts
approximately 550 feet easterly of the proposed approved alignment (See Exhibit B). The
proposed alignment generally parallels the approved alignment and will still provide
connections with SR 74 and the future extension of Nichols Road as outlined in the
Specific Plan.
Three Hughes • ]nine, Califonria 92718 • (714) 583 -1010
Offices: Inlne • Ri: reside /Sun Bernardino • San Diego
Richar d Hunsaker • Tom McGannon • John Michler • Doug Snyder
- AGENDA ITEM NO.
PAGE �R OF
3S
Exhibit C shows the revised Spec Plan boundary, the realignment of El Toro Road and
the adjacent A -2 and A -3 SP parcels (which were included as part of the North Peak
annexation). The A -2 parcel will result in a loss of approximately 24.3 acres with the
North Peak Specific Plan area receiving additional acreage as identified in Table 1.
Table 1
Realignment of El Toro Road
Land Use Approved Specific Plan SPA #1 Change/
Acreage Acreage Variance (actr
�^ec3�tion
ER
310.0
321.2
+11.2
OS
648.8
651.5
+2.7
OS -SP
—
3.1
+3.1
1
3
OTaAL
10538
101Q8
24
Although 24.3 acres will effectively be added to the North Peak Specific Plan as outlined
above, no increase in the maximum number of units permitted by the approved Specific
Plan is proposed. This is reflected in the revised Land Use Exhibit (See Exhibit D).
All other design elements and standards of development identified in the Specific Plan for
this segment of El Toro Road shall remain applicable to the realignment. These standards
are contained in the following Specific Plan sections.
Element
10.0 Circulation
12.0 Grading and Drainage
14.0 Landscape Master Plan
15.0 Residential Site Planning Guidelines
27.0 Residential Development Regulations
26.0 Landscape Regulations
Page No.
M- 37 -III-43
M-48 -III -54
IV- 1 -1V -12
IV- 13 -IV -30
VI-4 -VI -12
V140 -VI -51
The revised Land Use Exhibit also reflects minor changes to the land use designations
found within Village 1 consistent with the submitted tentative tract maps for these areas.
The proposed land use designations as shown for Village 1, Phase 1 are consistent with the
approved Specific Plan. The Specific Plan states "the acreage or designation of a
residential planning unit (including manufacture slopes, and collector, local and private
streets as applicable) may vary from the designation or acreage specified on the land use
plan as long as the total number of units for a particular village is not exceeded by 15% and
the total number of units for North Peak does not exceed 4,621, and the overall planning
objectives of the Speck Plan are maintained, including the objective to place higher
density residential uses nearer the center of a village and lower densities at the perimeter."
Although the revised land use designations do not require a Spec Plan Amendment, it
was felt it would be informative to include them in the revised land use exhibit required by
the road alignment.
a=
AGENDA ITEMNO..a k
R 2
PAGE �i 2 OF 3
i
We trust the above information has been informative and will support this Specific Plan
Amendment request. Please contact,this office if there is any additional information or,
material we can supply to you.
Sincerely,
HUNSAKER & ASSOCIATES IRVINE, INC.
Kris Weber
Assistant Vice President
w.o. 1000 -1 /CHAIRMAN PC SPA 2 -22 -93
cc: Doug Snyder
Brian Myers
■ COIII1Kiion W
... ■ RatibWT 'I
■
■
■
•
■
■
■
•
■
Comatton W ■
RepmdTRO ■
F"o Camwtko t.
everyM Tw Pad
r
A -2
NkIn4 Road �� 1
Exwttrr 103A
CRtCUAMN MAT= PUN
Specific
3/19/93
W.0.0: 1000- 2/OdS.CIRC El Toro Rd.
I 1►
A -3
iRcomal l
6dtaeee �■b
1s .
- n MaW Road
W Rod
ew■ttttt�r oodvy Road
mw Road
de Pen
• ■ ■ ■ lme Trail
law .M.., P .M w
IaeJ gBYc er Pn.eeAxas
1iDRt11 � fm OiEYr
Plan Amendment #1
Exhibit "A"
AGENDA ITEM NO. a �
PACE WZS OF
cmncctlen
. RgiorW Ti
■ i
■
■
CO eebn b
ReyiurlTnR
adds Oaaaadmb
•ai•ban Toro iWE
00 Go
Original Boundary —
Original Roadway Alignment —
. - NICb4Rod
I Cen Wum to
Rego )Trail
l
t
New Boundary
New Roadway Alignment
lhghray 7•
AGENDA ITEM NO.�
pAGE-A?�- OF_aZ�
is
Gland L -rbn MV W R,ml
'
MONSOONS Vane A•terW Rod
—_. Herne secondary Road
-
Iaane CoUmMw Rod
R Foot t kyde P.h
• • • • 30 Fod Regimal Tfad
-
tlraa• W shown WI be
LaddhNlcm Pwae %r ,
® •a���.
Nom • xbaFSr
ERI m 10.5A
REVISED CmcuLIT*N MA m PLW
Specific
Plan Amendment #1
3n9/93
Exhibit "T ►,
W.04: loon- zmr.rcaec n r=Ra.
AGENDA ITEM NO.�
pAGE-A?�- OF_aZ�
OS/SP
ER
Revised
Specific Plan Boundary
ER
Revised - -
Roadway Alignment
ER
OS
Original_
Specific Plan
Boundary
�.
• r'
1
A - 2 S.P. / El Toro Realignment
Land Use
MaD
ne
Ave.
Area
g .
Kag
ty
Residential
Estate Residential
ER
2 - 4 DU / AC.
35 DU /AC.
112 Acres
Open Space
OOpen�Sp�Spxl�flc Plan
0S
0
2.7 Acres
3.1 Acres
Circulation
Major Roads
73 Acres
Totals
18 DU /AC.
24.3 Acres
A - 2 S.P. / El Toro Realignment
3/19/93 , Exhibit "C"
W.O.Y: 1000-21A-2 SP/ELTomRd
AGENDA ITEM NO. _
PAGE 7 OF 15
Community Tot
ou»
Daft
Dmifty
t1..6.ad
RedAWW'AdA
u
O.2 DU /Ae.
1DU/Ac.
301
ll r Rendwha
M
21 Du /Ae.
33 DU /A..
321.2
Sorge W W17
6A
1.7 DU/Ac.
6 DU /Ac.
333A
Oedm Rai6v a
OR
7.12 DU/AC.
9 DU/Ac.
77A
VII ResiOmeat
Vt
12.16 MAC.
iSDU/Ae.
234
awefoal
MP
16.21 DU/Ac.
20DWAe.
21A
C4=0ndd
Vfasp cmamew
VC
2S30 MR
023 Mt
3a.0
3Ry6-erCe®esai
NC
25-30 MR
030MR
11A
POW the
l ie he
tom'
30A
19A
Nd Pwk
M
230.0
"is
vc
!.1
Ll
C&CAMWO
MW Rase
-
1023
ul
r3n2
A•2 SP: Not a part of North Peat Speafic Plan.
AJ SP: Not a part of North Peat Specific Plan,
0
Speci is Plan Amendment V
W -0A' 3 Exhibit N 11 /I
W.O.a: 1000.2/NF.IliD USE SPAAtl�1D31 Exhibit .
AGENDA ITEM Nj[O. � 1
PAGE —9 V OF 3S
RESOLUTION NO. 93 -6
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA RECOMMENDING
TO THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE APPROVAL OF TMC DEVELOPMENT SPECIFIC
PLAN AMENDMENT #1 FOR THE NORTH PEAK SPECIFIC
PLAN 90 -2; LOCATED ON THE NORTHEASTERN
BOUNDARY OF THE CITY EXTENDING NORTH OF STATE
HIGHWAY 74
WHEREAS, an application has been filed with the City of Lake
Elsinore by TMC Development to amend the-North Peak Specific Plan
90 -2 by including an additional 24.3 acres, bringing the total to
1,988 acres, within the specific plan area and modifying the
ultimate alignment of E1 Toro Road. The site is generally by
bounded by the northeastern boundary of the city extending north of
State Highway 74.
WHEREAS public notice of said applications has been given, and
the Planning Commission has considered evidence presented by the
applicant, Community Development Department, and other interested
parties at a public hearing held with respect to this application
on May 19, 1993;,
NOW THEREFORE, the Planning Commission of the City of Lake
Elsinore DOES HEREBY RESOLVE as follows:
SECTION 1. The Planning Commission has considered the
Environmental Analysis prepared for the North Peak Specific Plan .
prior to making a decision to recommend that the City Council
approve the proposed Amendment to Specific Plan 90 -2. The Planning
Commission finds and determines that previously certified EIR is
adequate under CEQA to analyze the environmental effects of North
Peak Specific Plan Amendment #1, and recommends City Council
approval.
SECTION 2. That in accordance with Chapter 17.99.100 of the
Zoning Ordinance, the findings by the City of Lake Elsinore for
approval of Specific Plans have been made as follows:
1. The Specific Plan Amendment meets the Specific Plan
criteria for content and systematic implementation of the
General Plan established by Section 65450 of the
California Government Code and Section 17.99 of the City
of Lake Elsinore Municipal Code.
2. Development regulations provided in the City Zoning Code
shall apply, unless specified in the Specific Plan
Amendment. Approval of the amendment shall not be
interpreted as waiving compliance with other provisions
of the Lake Elsinore Municipal Code, except in those
areas where the amendment specifically applies.
3. The Specific Plan Amendment complies with the California
Environmental Quality Act. All adverse impacts have been
adequately mitigated to levels of insignificance.
4. The Specific Plan Amendment will not be detrimental to
the health, safety, comfort or general welfare of the
persons visiting or working within the neighborhood of
the project area, nor will it be injurious to property or
improvements in that area of the City because of the
amendment, mitigation measures contained in the EIR and
Conditions of Approval.
NOW, THEREFORE, based on the above findings, the Planning
Commission of the City of Lake_Elsinore DOES HEREBY RECOMMEND that
the City Council of the City of Lake Elsinore approve Specific Plan
Amendment #1, amending Specific Plan 90 -2.
AGENDA ITEM NO. 0- k
PAG =�_ Or
Page 2
Resolution No. 93 -6
PASSED AND ADOPTED by the Planning Commission of the City of
Lake Elsinore at' a regular meeting held on May 19, 1993, by the
following vote:
AYES: Commissioners: Bullard, Neff, wilsey, Metze and -
Brinley
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None /
Lake Els
l It"�
Kevin Shear, Secretary to the
Lake Elsinore Planning Commission
AGEND % ITEt:1 NO.
PR.G- 3O OF
3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVING
AMENDMENT # 1 TO THE NORTH PEAK SPECIFIC PLAN
(SP 90'2) (TMC COMMUNITIES)'
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,,.CALIFORNIA,
DOES ORDAIN AS FOLLOWS:
w
WHEREAS, there has- been`.an application by TMC Communities, to
amend the previously approved North Peak Specific Plan to
incorporate an additional 24.3 acres within the specific plan area
and modify the ultimate alignment of E1 Toro Road. The designation
for,the,land uses within theiadditional 24.3 acres is as follows:
11.2.acres of Estate Residential, 2.7:acres of natural open space,
and 7.3 acres of roads (E1 Toro Road). The project site is within
the southern portion of the North. Peak Specific Plan which is
located on the northeastern boundary of the City extending north of
State Highway 74. Due notice of said application has been given
and public hearing conducted thereon pursuant to State Planning and
Zoning Law and local ordinances;'
WHEREAS, the Planning Commission has previously reviewed and
found that the previously certified EIR for the North Peak Specific
Plan addresses all impacts associated with this project and has
recommended that the City Council (1) make this finding in order to
fulfill -the requirements of the California Environmental Quality
Act and the City's CEQA Guidelines; and (2) approve the amendment
to the North Peak Specific Plan; and
WHEREAS, the City Council has determined that the EIR prepared
for the North Peak Specific Plan adequately addresses the impacts
associated with this amendment in accordance with the California
Environmental Quality Act, ':and, has ,considered the information
contained therein and in the other documents referred to therein;
and
WHEREAS, the City Council has determined that the EIR
certified for the North Peak Specific Plan adequately addresses the
environmental impacts for this project and has made the Findings
required by the State CEQA Guidelines.
NOW, THEREFORE, BE IT FURTHER ORDAINED BY THE CITY COUNCIL
OF THE CITY OF LAKE ELSINORE "THAT:
Section 1: Upon the recommendation of the Planning Commission
and based upon -the Findings adopted hereby with regard to the
approval of the Project, the City Council hereby (i) finds that the
amendment to the Specific Plan for the Project area attached hereto
as Attachments A, B and C is consistent with the General Plan of
the City, (ii) finds the adoption of the Specific Plan amendment is
in the public interest, (iii) approves and the Specific Plan
Amendment based on the following Findings:
1. The Specific Plan Amendment meets the Specific Plan criteria
for content and systematic implementation of the General Plan
established by Section 65450 of the California Government Code
and Section 17.99 of the City of Lake Elsinore Municipal Code.
Development regulations provided in the City Zoning Code shall
apply, unless specified in the Specific Plan Amendment.
Approval of the amendment shall not be interpreted as waiving
compliance with other, provisions of the Lake Elsinore
Municipal Code, except 'in those areas where the .amendment
specifically applies.
AGENDA ITEIM NO. 0 I
PAGE `3 OF
Ordinance No.
Page two
3. The Specific-Plan Amendment complies with 'the California
Environmental Quality Act. All adverse impacts have been
adequately mitigated to levels of insignificance.
4. The Specific Plan Amendment will not be detrimental to the
health, safety, comfort or general welfare of `the 'persons`
visiting or working within the neighborhood of the project
area, nor will it be injurious to property or improvements in
that area of the City because of the amendment, mitigation
measures contained 'in the EIR and Conditions of Approval.
Section 2: This Ordinance shall-take effect thirty (30) days
after the date of its passage. The City Clerk shall certify as to
adoption of this Ordinance and cause this Ordinance to be published
and posted in the manner required by law.
PASSED, UPON FIRST READING this 8th day of June 1993, by the
following vote:
AYES: COUNCILMEMBERS:
NOES: 'COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTENTIONS: COUNCILMEMBERS:
PASSED, APPROVED AND ADOPTED UPON SECOND READING this 22nd'
day of June 1993, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTENTIONS: COUNCILMEMBERS:
GARY M. WASHBURN, MAYOR
ATTEST:
VICKI L. KASAD, CITY CLERK
APPROVED AS TO FORM AND LEGALITY:
JOHN HARPER, CITY ATTORNEY
AGENDA ITEM, 140. �—
PAGE 4R OF 3
Community To
im
080ft,
A=
the
M4
RAW
d A.�
Rw a
RwM
u
0.2 DU/AC.
1DWAe.
SAA
�� Md
ER
2I DU /Ac.
f3 VU/Ac.
f21:
Pmb
F
A•2 DU /Ac.
f DU /Ac.
XUA
Gze Rs
R
7.12 DU/Ac.
9DV/Ac.
27A
Val. .l
VOWS �YJ
VR
Vl
1b1s DU /Ac.
15 DV/Ac.
25A
bwd
Id
W24 DWAC.
2D DWAc.
=A
Caw d
VU1MCareW
VC
25-30 RAR
025 PAR
UU
How"Cmmw+1
xc
25-30 MR
030RAR
IAA
F06& U"
&60d) .t
�
sour
foa
40A
P�" .k
Np
ms
��
�
Ds
f513
uurrcwlm.
Uc
63.1
W1° Ra.e
1
f
loaf
�+
IMA
2/8/93
W.0.0: IWO.2/N.P.IND USE SPAMND01
® M'MMMMM
NORM 1 1tln RAT
2/3/93
H/P
ndment #1
Affachrnen{ �'A" nn
AGENDA ll li , ::D. 2 I
PAS- 3 30
■ Cormaten W
■ Rqk T
■
■
•
■
■
■
. Cettnation to � ■
RepulTn0
Fame Cowwumw
uuK
■ o Twa R"d
1
Rook Rod
alie ArtwW Rod .
Sane Uraaa MtwW Rod
Emrr 10.5A
Revam C■ct2wT*N MASTER PLAN
Yonnwtlan to
llegiwl T=U
Specific Plan Amendment #1
2M3
W.O.R: 1000- 2/N.P..0 RC El Tom Rd.
A+4ochmen4 05 e1 ? 1
AGENDA ITEM, NO.
PAGE11 OF
Nghway 74
idwetae 1'4ab
to
-
Giane Urban anwW RMd
Mane Aft"
Mate Secandwy Road
Nate coRatw Rod
B Foal Blcyde Pah
■ ■ ■ ■
20 Fod ReoWWTrad
Ste ret shorn edl be
lad Hide
w Private ■eae
r10Rir1
a 2•a FFR
2!3193
Specific Plan Amendment #1
2M3
W.O.R: 1000- 2/N.P..0 RC El Tom Rd.
A+4ochmen4 05 e1 ? 1
AGENDA ITEM, NO.
PAGE11 OF
ER
OS
A - 2 S.P. / El Toro Realignment
Land Use
Area
Desg..
Range
Density
Residential
Estate ResideraW
ER
2 - 4 DU / AC.
33 DU /AC.
112 Acres
Open Space
Natural Open Space
OS
2.7Acros
Circulation
Major Roads
73 Acres
Totals
12 DU /AC.
212 Acres
z•
}t
L�
A = 2 S.P. / El Toro Realignment
2/8/93
W.O.M: IO042/A•2 SP/Mbroftd
Ai4o,cl.rneni "G„
AGENDA ITEM 140. a 1
PAGE3"sOF '3�