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HomeMy WebLinkAboutItem No. 1B4i MINUTES OF LAKE ELSINORE PLANNING COMMISSION- HELD ON THE 5TH DAY OF MAY 1993 THE MEETING WAS CALLED TO ORDER AT 7:00 P.M., PLEDGE OF ALLEGIANCE was led by Commissioner Wilsey. ROLL CALL: PRESENT: •COMMISSIONERS: Wilsey, Bullard, and Brinley ABSENT :_ COMMISSIONERS: Neff Also present were Community Development Manager Shear, City. Planner Leslie, Senior Planner Morita, Associate Planner De Gange, Assistant Planner Villa, and Engineering Manager O'Donnell. MINUTE ACTION Moved by Commissioner Wilsey, Second by Commissioner Bullard and carried by a vote of 3 to 0 to approve Minutes of April 21, 1993, as submitted. PUBLIC COMMENTS There being-no request to speak, Chairwoman Brinley closed the PUBLIC COMMENT Section., , PUBLIC HEARINGS 1. Tentative Parcel Map 27659 - Oak Grove Equities - -Associate Planner De Gange presented a request to subdivide 49.2 acres into 9- commercial lots within the' Elsinore City. Center Specific Plan area. The site is located at.the southeast portion of the intersection of Grape .Street and Railroad Canyon Road. - Chairwoman Brinley opened the public hearing at 7:07 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. Glen Daigle,- representing, Oak'Grove, stated -the civil engineer is also present and they.will answer' any questions that may arise. Chairwoman Brinley asked for.anyone else wishing.to speak in favor. Receiving no response, she asked for those opposed. Receiving no response, she asked for anyone wishing to speak on the matter. Receiving no response, the public hearing was closed at 7:09 p.m.- 1 Commissioner Bullard commented on division of the property, timing, the reason being to develop-at a faster rate and obtain financing. There being no further discussion, Chairwoman Brinley called for a motion. MOVED BY_COMMISSIONER WILSEY; SECOND BY COMMISSIONER BULLARD AND CARRIED BY UNANIMOUS VOTE TO'RECOMMEND TO CITY COUNCIL APPROVAL OF TENTATIVE PARCEL MAP 27659 BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF APPROVAL LISTED IN THE STAFF REPORT. 2. Specific Plan 92 -1 and Tentative Tract Map 27223 - Friendly Group 7 (K.S. Chen) - Associate Planner De Gange presented the Cape of -Good Hope Specific Plan and Tentative Tract Map 27223. He detailed the concerns raised by neighborhood residents and the meetings held with the special committee comprised of ASMNDA ITEM NO. ' Planning Commission May 5, 1993 Page 2 SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 ' neighborhood residents, and the modifications made to the project. Chairwoman Brinley opened the public hearing at 7:19 "p.m., and asked for any written communication. The Secretary reported written communication was received from Bowie, Arneson, Kadi, Wiles & Giannone, dated May 4, 1993, law firm representing the Lake Elsinore Unified School District, requesting the project be conditioned to require the applicant -and the District to enter into a mitigation agreement prior to recordation of the final map. She then asked for anyone wishing to speak in favor. Mr. Fred Crowe, Keith Companies, representing the applicant, stated their firm prepared the Specific Plan document and the tentative map. He stated that Dr. Chen is in agreement with the conditions, and will answer any questions that may arise. Mr. Eric Doering, of Bowie, Arneson, Kadi, Wiles &- Giannone, referenced their letter, stated that staff informed him of the condition requiring the developer to reach an agreement with the School District; therefore, would withdraw opposition. Chairwoman Brinley asked for anyone else wishing to speak in favor. Receiving no response, she asked for those opposed. The following people spoke in opposition: Joann Siminoff, 3572 Cherry Blossom Lane, Chairwoman of- the committee for the residents; expressed concern on the key system on Cherry /Apple Blossom Lane; drainage_ system and easements; jurisdiction should the homeowners association fail; requested during construction that no construction equipment be allowed to use Cherry or Apple Blossom Lane, and; when the actual construction of the pads occurs that they be hydroseeded and planted to prevent soil erosion. Richelle Noble, 3537 Pear Blossom Lane, opposed to entry/ exit on Cherry Blossom Lane. The developer should be required to install storm drains to take-water run -off from the new tract out to the main storm drain and reduce the density. The Environmental Impact Report did not adequately address hillside failure or boulder roll -out, submitted photographs of the proposed site, stating the developer should be required to have another Environ- mental Study done by a third party to show whether the land can safely support the use. Eric Trygstad, 3401 Apple Blossom Lane; expressed concern on hillside development and requested the tract be re- designed or a new Environmental Study prepared. George Thompson, 3635 Cherry Blossom Lane, the proposed gate will be in front of my driveway, expressed concern on the decrease in property values and .hillside= development with regard to protection for property owners. Belinda Nabonne, 3393 Apple Blossom Lane, expressed concern on the decrease in property values and views- - back yards will face our front yards; points of entry, requested verification that Mountain at Robb Road will be the only point of entry. There is a rumor of a road at Date and Apple Blossom Lane. AC=tiDA ITEM NO. PAGE A OF Planning Commission ,May_5,,1993 Page 3" SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 Jim,Bryant, 3588 Cherry Blossom Lane, expressed concern on off -site , improvements,, safety and hillside' development. Alan Moore; 3457 Cherry Blossom Lane, expressed concern on the density and - hillside development. Leroy,Tucker, 3532 Cherry.Blossom,, expressed concern on the gate on Cherry Blossom Lane and requested this gate be a guarded gate. Chairwoman Brinley asked for anyone else wishing to speak in opposition. Receiving no response, she asked for anyone wishing to speak on the matter. Receiving no response, the public hearing was,closed at 7:35 p.m. Chairwoman Brinley stated she was in attendance at the meetings with the committee members; the problems on Cherry. Blossom and the slopes were addressed -- crib- walling and. maintenance of slopes. She then asked Mr. Crowe to address some of the concerns raised. Mr. Crowe addresses the following concerns: • Drainage, explained that it is more desirable to run the water on the surface.to Terra,Cotta,_but if there is a problem with the purchase of the easement then it is planned to place the storm. drain, system under the street and it is conditioned that way. • Entry, explained they are not proposing any changes on any existing streets. Date Street will not be used as a point of entry. Gate, explained the type of lock and gate proposed and that it will not be opened for any access other than emergency and who will have keys, and; penalties included in the homeowners agreement if.this,gate is opened by unauthorized individuals. •. Slopes,,explained that the slopes are reasonably stable now; there are a few places where, there has been some sloughing.off of rock and its granular material. Once Mountain Street is extended through the project the amount of flows are turned and will go down Mountain Street and reduce the existing flows.. The project will be .monitored by - soils specialists through the total grading operation and they will make recommendations as they go through the project should they find an area that is,less stable. I r • Street and off -site improvements, explained the reason for wanting a specific plan on the site was to cluster or confine the developed areas because of the steep terrain and wanting to handle the.terrain in a special manner, to minimize grading. The project does have -curb and paving. There ;were_ no sidewalks proposed, explaining that sidewalks would add 10 -12 feet to the width of the road and 18 feet further out that the slopes would need to extend at the 1.5 to 1 slopes. Chairwoman Brinley asked City Planner Leslie to address the homeowner association failure and the City's recourse, and the discussion at the meeting regarding possible condition. AGENDA ITEM NO. 11 " PACE 3 OF_L7_ Planning Commission May 5, 1993 Page 4 "SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 City Planner Leslie stated that he was unsure if the City has any recourse. The City can attempt to take over the maintenance; however, since the streets are private they do not meet City standards and for that reason would not be acceptable to the City for maintenance. Associate Planner De Gange stated he, recalls the Public Services Director commenting on the City's role should the homeowner association fail and there are certain techniques that the City routinely uses in terms of bonding. Associate Planner De Gange informed the Commission that condition number 53 addresses the ,concern on the pads if graded and left vacant. Chairwoman Brinley asked Engineering Manager O'Donnell to address the street closure. Believes it was discussed that when Mountain was opened -up going on to Terra Cotta that it would be blocked off with a block wall and landscaped and closed off permanently. Mr. Crowe, responded that he was not sure the block wall was discussed. We may choose to remove the drive approaches and install the same type of landscaping that would be 'on the, adjoining slopes rather than the block wall. Engineering Manager O'Donnell stated that the emergency access into the project would look like a normal driveway approach on both sides, Cherry Blossom and the tract's street, with the gate on -site. Commissioner Bullard commented on: • Condition number 8, pertaining to slopes. Asked Mr. Crowe whether there was a means of insuring or bonding that property and homeowners in adjacent areas of any,financial loss. Bonding during construction a must. Mr. Crowe responded that he did not know. Discussion ensued on bonding; the homeowner association agreement being subject to City approval and include bonding in the agreement, and mechanism to insure future residents added as' a condition. It' was the consensus of the Commission to deferred this to the City Attorney for review. • Condition number 10, no Xeriscape or landscaping. Recommended this condition be amended to include Xeriscape and landscaping. • Condition number 14, CC & R's for satellite disk in front yard. Recommended the following verbiage be added "street side or visible from line of sight from 'surrounding neighbors or adequate landscape screening ". • Recommended the following be added as condition 54, construction equipment shall not use Cherry Blossom Lane and will use Mountain Street ingress /egress only. Construction equipment will only be on Cherry Blossom Lane to build the storm drainage system. • Time line for installation of storm drainage and the size. AGENDA ITEM NO. Jam, CL PACE, Or- � •S } Planning Commission May 5, 1993 Page 5 SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 - Discussion ensued on the time line for installation of storm drain and if it becomes necessary 'to add a storm run -off pipe down Cherry Blossom Lane, at the time of completion, the street will be re -paved curb -to -curb, this added to condition number'52. Proposed gate 'and what .insurance is provided that the extension property can be acquired; contact people on Mountain Avenue over to Terra Cotta. Mr. Crowe stated they are attempting to acquire grading permission and drainage acceptance easements. When, and if, that property develops the City will condition the extension of that roadway at that development; this gives the land owner the most versatility in order to develop his property and the City still has the obligation to extent that when the property is developed. Commissioner Wilsey commented on: -,Hillside s, dislike of the 1.5 to 1 slopes, and why the standard 2 to 1 would be better or worse than the 1.5 to .1 as proposed in the Specific Plan. Engineering Manager O'Donnell explained that normally 2 to 1 slopes are fairly stable and a geotechnical engineer must provide confirmation on anything steeper. He then detailed the geotechnical, backup material requirements. • Whether a combination- -crib wall and-2 to 1 above the crib wall, would'be feasible? Engineering Manager O'Donnell responded in the affirmative; however, when you put a slope above a'crib wall that could be as bad as a 1.5 to 1 slope. •Condition number 10, landscaping, planting and irrigation of 1.5 to 1 slopes. Whether it is practical or feasible to landscape the hillsides;' reference the extension of Grand Avenue between Robb Road and Lincoln. Suggested deletion of the words "on individual lots ",`,that .would encompass all lots, and add subject to review and approval by the City's Landscape Architect. Engineering manager .0'Donnell responded that certain types of vegetation has. to be used, which will control erosion. • Visibility of rear yards from lower streets, and slopes in this area. Mr. Crowe detailed the street and design layout. Chairwoman Brinley commented on: • Condition number 17, suggested the following verbiage be ''added "construction not to start before 7:00 a.m. and cease at 5:00 p.m.,_Monday through Friday". • The safest way to close off the secondary access permanently, Mountain Avenue, reference condition number 51. Engineering Manager O'Donnell responded "to remove the driveway approach, install a cul -de -sac and a six inch curb or a slope could be placed there. AGENDA ITEM NO.. -L'JL� PAGE K Ors Planning Commission May 5,. 1993 Page 6 SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 Chairwoman Brinley stated she would like to see a cul -de -sac,. and asked Mr. Crowe if there would be a problem with the cul- de -sac. Mr. Crowe stated that right now, the proposal is to remove the driveways and includes removing the depressions and putting standard curb on both streets. It would be the same configura- tion on Apple /Cherry Blossom and straight curb through on Mountain. Chairwoman Brinley suggested that condition number ,51 be amended to reflect a cul -de -sac and landscaping if required. Commissioner. Wilsey asked what can' "be done to lessen the impacts on this community with regard to'the cul -de -sac and the emergency access. Discussion ensued on alternatives to less the impacts and landscaping as a viable alternative. Commissioner Wilsey suggested the following. verbiage be added to condition number 51 "the emergency access entrance 'to Cherry Blossom shall be landscaped with turf blocks and hydroseeded ". MOVED BY COMMISSIONER BULLARD, SECOND BY CHAIRWOMAN BRINLEY AND CARRIED BY UNANIMOUS VOTE TO RECOMMEND TO CITY COUNCIL, ADOPTION OF MITIGATED NEGATIVE DECLARATION 92 -1, AND APPROVAL OF SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF APPROVAL LISTED IN THE STAFF REPORT WITH THE FOLLOWING AMENDMENTS: Condition No. 8: All manufactured slopes; greater than 30 feet in height shall be contour graded. All cut and fill grading shall be done under the supervision of a geotechnical engineer and all slopes steeper than 2:1 will require a slope stability report. Applicant to post appropriate bonds for certification of slopes (to cover damages attributed to slope failure), which is: to be review by the City Attorney for legality and feasibility. Condition No. 10: Slopes en indiv#dae! lets that are is excess of three -feet (3') in height shall be landscaped and irrigation shall be .installed by the developer, and where feasible Xeriscape shall be utilized,. and subject to review and approval by the City's Landscape Architect. Condition No. 14: CC & R's shall. also include verbiage 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 satellite disk from street side or visible from line of sight from surrounding neighbors or adequate landscape screening provided, and no roof- mounted or front yard satellite disk shall be allowed. AGENOA ITEM NO. / ' PAGE OF x `z Planning Commission May 5, 1993 Page 7 SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 Condition No'. 17:: Condition No. 51: Condition No. 52: Condition No. 54: The City's Noise_ Ordinance must be met during ;all site preparation .activity. Construction shall not commence before 7:00 a.m. and cease at 5:00 p.m., Monday. through . Friday. . , The . Mitigation Monitoring Program shll be modified to reflect said condition. The applicant shall provide for permanent secondary , access from the easterly, boundary of the tract that will connect to Terra Cotta across APN 389- 190 -002. The connection to Terra Cotta will take - place when APN 389- 190 -002 is developed, in' the interim, emergency secondary access shall be provided. to Cherry Blossom Lane, the connection shall be turf. block with appropriate landscape; this secondary access shall only be used for emergencies and it shall have a locked, gate to be, approved by the, Riverside County Fire Department and the.. City Engineer.- This-— secondary access shall be permanently closed by means of a- cul -de -sac when the access to Terra Cotta is-constructed.- Storm runoff from the easterly boundary of the. site must drain to ,:a drainage easement through APN 389 - 190 -002 to a _ natural water. course.:. If- it becomes necessary to add a storm drain pipe down Cherry Blossom Lane, the street . will be re -paved curb -to -curb where the pipe is placed the street. Construction equipment shall not use Cherry Blossom Lane and will use Mountain Street for access to the site. Construction equipment will only be on Cherry Blossom Lane to build the storm drainage system. AND ADOPTION OF RESOLUTION- :NUMBER 93 -4, ENTITLED AS FOLLOWS: . RESOLUTION NO. 93 -4 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMEND- ING TO THE CITY COUNCIL,APPROVAL OF SPECIFIC _ PLAN 92 -1 -(CAPE OF GOOD HOPE). FRIENDLY GROUP VII At this time, 8:30 p.m. the Commission recessed. At this time, 8:38 p.m. the Commission reconvened. _ 3. Specific Plan 93 -3, Environmental Impact Report 93 -3 and Development Agreement - Eastlake Community ..Builders /City. of Lake Elsinore - City Planner Leslie stated that he would keep his report brief and would request that.the Commission allow representatives of East Lake Community Builders to present the project in more detail. He then explain& the'project is a_ 3,000 acre master planned community containing a diverse mix of residential, commercial, open space and public uses, the site is generally bounded by. Lakeshore Drive on -the north, AGENDA ITEM NO. PAGE � OF —+�.� Planning Commission May 5, 1993 Page 8 SPECIFIC PLAN 93 -3 ENVIRONMENTAL IMPACT REPORT 93 -3 Mission Trail and Corydon Road on the east, the city boundary line on the south, and the shoreline of the Lake on the west. Chairwoman Brinley referred to the memorandum requesting that the Development Agreement be continued to the meeting of May 19, 1993. MOVED BY CHAIRWOMAN BRINLEY, SECOND BY COMMISSIONER WILSEY AND CARRIED BY UNANIMOUS VOTE TO CONTINUE THE EAST LAKE DEVELOP MENT AGREEMENT TO THE MEETING OF MAY 19, 1993. Mr. Dan Young, Managing General Partner of East Lake Communities Builders, gave a background report highlighting the desires to secure the Lake and create recreational and community uses over the years, and the coordination between all governmental agencies to make the project work. He then gave an overview of the Specific Plan and detailed the conceptual plan, amenities and mitigation with school district. Chairwoman Brinley opened the public hearing at 9:05 p.m., and presented for the record a letter from M. W. Haskell and Robert A. Vermillion concurring with the statements and concerns stated in Mr. Pribble's letter: She then asked for any further written communication. The Secretary reported the following written communication was received: Sportsman's Lodge, Gregory A. Block, "requesting re- examination of the proposed zoning; Mr. Paul Pribble, Senior Project Engineer and Managing Director of Mentor Aviation, expressing numerous concern on the Specific Plan and Environmental Impact Report; Genevieve Craft (Alma Rafnsan), expressing concern on quality of life with regard to air quality and health. Philip A. Manuell, in support of the project. Chairwoman Brinley then asked for anyone wishing to speak in favor. The following persons spoke in favor: Rudolph Martin, stated any city or community should be grateful for such a development. This development will generate revenue that is needed. John Greenhut, 22629 Gearsen Avenue, Wildomar, Chairman of the new Wildomar Municipal Advisory Council,, extended their full cooperation with the City on this project. In return, it is hoped that we would be invited to participate in decisions that concern the Wildomar community. He then expressed the following concerns on the Environmental Impact Report and the project itself: 1. Could support the project with a lower density alternative. 2. Construct impacted sections of the arterial infrastructure prior to beginning mass grading and /or construction activities, and believes the Certificate of Occupancy should be based on completion of the construction phasing. Begin Cal Trans permit and plan check process immediately after project initiation. 1. ACE�40A ITEM NO. PAGE-Y-- OF Planning Commission May 5, 1993 Page 9 - SPECIFIC PLAN 93 -3. ENVIRONMENTAL - IMPACT REPORT 93 -3 4. Mitigate the loss of_storm water.retention capacity to the satisfaction of downstream residents in Wildomar, Murrieta and Temecula. 5. Provide -the County of Riverside with a bond to ensure . completion- of " infrastructure within Wildomar, but also a maintenance bond for roadway repairs,during construction activities. 6. In that the project will generate. enough revenue to support the school district, fire and police protection operations, not just the construction of the facilities. Carmela L6elkes,.23508.Gingerbread Drive, Murrieta, stated she has been. involved with. this .project since 1983, representing Mr. Lehr, and worked with developers involved and everyone has to work as a group. Joanna , 20182 Hill Spring. Road, - Lake. Elsinore (Wildoar), recently elected to the new Wildomar Advisory Council, hopes, that we can work together and believes this Js .a valuable project. Greg Block, 777 South Pacific Coast Highway, Solana Beach, representing property owner of the Sportsman's Lodge, stated that it is a, fantastic project.and something the City,needs to get moving., -He :then submitted a letter reiterating their desire to retain commercial zoning.. Fred Fienberg, 26361 Columbia Drive, Sun City, owns land in, the floodplain„ and all for the project. Jackson Helton, 33102 Lime Street, Lake Elsinore, owns land in, the floodplain, hopes this project gets developed in the near future. Roger Chen, 20460 Summer Drive, Lake Mathews, owns property in floodplain, impressed with the project, there are some benefits for all land owners., Marylin Default, 31750 Machado Street,Lake Elsinore,. all for the_project,,it is a fantastic and something the City needs. She then stated she received notification, but was not notified that her property on Lakeshore Drive would be involved, and would like to discuss this with staff. Janice Martin, 30650 Brookstone Lane, Lake Elsinore, in favor of the project, Elsinore has been asleep long enough. H. John Kelly, 14845 Amarose, Lake Elsinore, feels whatever needs to be worked out should be worked out. .Should have something were,we can draw, people and. the tax base grows which is needed. Chairwoman Brinley asked for anyone else wishing to speak in favor. .Receiving no response,.she asked for those opposed. The following people,spokes - Mr. Eric Doering, of Bowie, Arneson, Kadi,'Wiles & Giannone, stated it is his understanding that the School District Superintendent and Eastlake Communities Builders met this afternoon to discuss the issue of school mitigation. However, there has. been no agreement reached or adequate condition to provide mitigation so must go on record AGENDA ITEM NO. (; PACE C OF Planning Commission May 5, 1993 Page 10 SPECIFIC PLAN 93 -3. ENVIRONMENTAL IMPACT REPORT 93 =3 opposing the project at this time. He stated that the school district would be looking for agreements with each property owner or that' the project itself be 'adequately conditioned. The school district proposes the following condition "Prior to approval of any tentative map for property within the Specific Plan, applicant shall have entered into a school impact mitigation agreement with the school district ". On this basis, if the project were conditioned with that condition we would remove out opposition. He then submitted a letter and copy of Resolution 93 -133 adopted by the Board of Supervisors on April 20, 1993. Mr. Paul Pribble, inquired about the approval of the Environmental Impact Report, and compliance with State and Federal Agencies requirements for a. 404 Permit, and requirement for a EIS. Dick Knapp, 29690 Dawn Drive, Lake Elsinore, questioned the maps exhibited, they don't coincide. Questioned the wildlife preserve transfer and "associated compaction problems, and location of schools. Against this concept, but would like to see a much better thorough presentation and with less housing. Katie Reidmeir; concern is with the wetlands and loss of wildlife, believes the wetlands should remain as they are; elevation of proposed homes around the golf course. In favor of all the other development.' ` Chairwoman Brinley asked for anyone else wishing to speak in opposition. Receiving no response;' she asked for anyone wishing to speak on the matter. The following people spoke: Hank Ottway, District Engineer for Elsinore Valley Municipal Water District, stated for the record they submitted comments in a letter dated April 15, 1993, and understands that the developer has already provided a response. Looks forward to working with the developer and City.to resolve any issues regarding water and wastewater facilities. Phil Williams, P.O. Box 519, Lake Elsinore, not for or against the project; development for Elsinore is good and we need it. Concerns are: 1. We own the property next to Burger King which is marked for Open Space. No one has contacted us about it and we want to know what effect on our property is'going to be. 2. Displacement of floodwaters. We want to make sure the Outflow Channel is adequate and can handle the flows or storage' behind the dike; we own the property on the north side of the Lakeshore Bridge that is going to be constructed. Chairwoman Brinley asked for anyone else wishing to speak on the matter. Receiving no response, the-public hearing was closed at 9:39 p.m. She then asked Mr. Young to address the concerns raised.- Mr. Young addressed the following concerns: • School Impact: What is before the Commission this'evening are the land use documents which are within the control of AGENDA ITEM NO. I 1b' PAGE 10 OF 15 Planning Commission May 5, 1993 Pace 11 SPECIFIC PLAN 93 -3 ENVIRONMENTAL PO 3- the local jurisdiction. Federal and State Agencies want local jurisdiction approval prior to their review. He detailed the procedure process and permit requirements. He then stated they will comply with each and every rule the school district'has with regard to schools and a letter will be sent to the school district before May 25th. Chairwoman"Brinley stated she would like the school- district's letter regarding mitigation be added as`a condition. • Conceptual Plano When you do a master plan community of 3,000 acres you start with a concept plan. The concept plan is not hard line - -when the property is zoned it has to be hard lined so we translated that plan'into that zone; so the lines do not tract because of the community, property owner and staff input. When we went to hard line that concept things moved, but in concept it is exactly the same plan. • Compaction:- There is not a single house that is going to be built on any land that is not properly compacted. Any grading that is done will meet every modern test of geologic science, to ensure adequate compaction. • Wetlands: We simply proposed the habitat corridor, the one for one trade of land in the habitat corridor, for one reason and that 'is the Resource Agency said here a better way to approach a habitat corridor. So when we'sit down with the Resource Agency and say here is our, notion, interpreted as drawn in concept, do you still want to go forward with that, they will determined whether they see that as adequate. It is more or less their decision from the standpoint of the Department of Interior and Fish and Game. At that point in time, we will be consulting with surrounding property owners and. they can express their opinion /concerns and also when-the plan is presented to the Resource Agency for public hearing. ._ "Notification of property owner: We have worked since April 1991 -to find each and every property owner. There have been those occasions where we have a wrong address, the property was traded or something has happened. We will get together with the property owners and, make sure that they are adequately briefed on the project. Commissioner Wilsey asked Mr. Young to comment on the pre- zoning, under the Specific Plan, as there have been inquiries from property owners in the area expressing concern. Mr. Young stated there is every opportunity for someone who owns a piece of property to come before the Commission /Council and argue their case for a change of zone. You would be looking at it not only as a change of zone but in the context of the integrity of the overall Specific Plan. Mr: Young stated they have no objection to the Sportsman's Lodge retaining its commercial zoning, because of,the'unique nature of the property." Commissioner Bullard commented on the number of conditions placed on this project and a number of the conditions require compliance with all State and Federal requirements; letter received from the _Army Corps of Engineering and response' included in the Responses to Comments. AGENDA ITEM NO. J_5L� Planning Commission May 5,. 1993 Page 12 SPECIFIC PLAN 93 -3: ENVIRONMENTAL IMPACT REPORT 93 -3 Commissioner Wilsey stated he was supportive of the project. Chairwoman Brinley inquired about the financing plan, and time line for the golf course, first phase. Mr. Young stated a detailed briefing of how financing plan works will be presented at the next meeting. In concept, we will be formulating a Community Facilities District and adding to that developers fees, the normal Community Facilities Financing and the Redevelopment tax increment. In terms of timing on the golf course,. it is our intent to,begin design as early as July.. We believe it will take approximately twelve months to get through the flood control conditions and would hope to start by next summer. Chairwoman Brinley inquired about zoning of the property. Mr. Young stated they can not re -zone any property not owned by them without the full knowledge and participation of the underlying property owner. Commissioner Bullard stated he would like to see the school district's letter regarding mitigation be added as condition number 77. Mr. Eric Doering stated their concern with a letter is that Mr. Young and his group do not own the property; so a letter from him will not bind future development of the property. We are looking for either and. agreement with each and every property owner, which is not possible, or a condition on the project, as suggested. Mr. Young stated what he means by a letter is not representa- tion of what they would do would be final by virtue of a letter. We want the benefit of a follow -up discussion, as we had with the superintendent_, to say there are certain things that are very important to us to include. We are prepared to say to City Council, we will accept a condition for full mitigation. we will write a letter as .to what our proposed additional language might be to the condition proposed and he will have that letter within the next seven working days. Chairwoman Brinley stated this will be 'added as condition number 77, and inquired about adding condition' number 78 regarding the Sportsman's Lodge retaining. its commercial, zoning. Commissioner Wilsey suggested the zoning for the Sportsman's Lodge be referred back to the developer and staff for comment and suggestion prior. to City Council hearing.. There being no further discussion, Chairwoman Brinley called for a motion. MOVED BY COMMISSIONER WILSEY, SECOND BY COMMISSIONER BULLARD AND CARRIED BY UNANIMOUS VOTE TO RECOMMEND..TO CITY COUNCIL CERTIFICATION OF ENVIRONMENTAL IMPACT REPORT, 93 -3, APPROVAL OF SPECIFIC PLAN 93 -3 BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF APPROVAL LISTED IN, THE STAFF REPORT WITH THE FOLLOWING AMENDMENTS: Condition No. 77: Prior to-approval of any tentative map for property within the Specific. Plan, applicant shall have entered into a school impact mitigation agreement with AGENDA ITEMS ENO. I��' PAGE J= O�'�J�— Planning Commission May 5, 1993 Page 13' b'PECIFIC PLAN 93 -3 ENVIRONMENTAL IMPACT REPORT 93 -3 the school district. The developer shall submit a letter to the School District within seven (7) days (May 12, 1993) indicating any additional language. AND ADOPTION OF RESOLUTION NUMBER.93 -3, ENTITLED AS FOLLOWS: RESOLUTION NO. 93 -3 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 CERTIFICATION OF EIR 93 -3 AND APPROVAL OF EASTLAKE COMMUNITY BUILDERS (EAST LAKE) SPECIFIC PLAN 93 -3 At this time, 10:15 p.m.,the'Commission recessed. At this time, 10:25 p.m. the.Commission reconvened. BUSINESS ITEMS 4. Commercial Project 92 -1 - Rancon Development (The Nadel Partnership, Inc.) - Assistant Planner Villa presented_ a request for Design Review 'of a retail commercial shopping center which includes a 54,698 square foot market; 127,600 square feet of retail stores; 14,000 square feet of restaurants, and gasoline /mini -mart with a cirwash; a 25,810 square foot theater and associated improvements as proposed.. Ten separate structures will comprise the'entiie shopping center. The project is called Lake Elsinore Plaza and located on the northwest corner of Collier and Central. Chairwoman Brinley asked if there was anyone representing the applicant and if there were any concerns. Mrs. Martha Cannon, representing Rancon, questioned the block wall fencing along the Freeway, condition number 30, stating they have no problem with the height the main concern is with maintenance. Felt a better screen for the loading docks would be chainlink with heavy landscaping. Chairwoman Brinley commented on visibility from the, freeway and this being an entry point'into, the City and feels it is necessary to have the block wall. She then informed Ms. Cannon that the City has a graffiti program. Commissioner Wilsey commented on condition number 17, regarding the 'three -foot wood fence and suggested the condition be amended to read "all undeveloped building pads along Collier and Central, Avenue shall be hydroseeded, irrigated and maintained by the developer until such time they are ready to be,developed ". Commissioner Bullard referred to the conditions of approval and need to correct the numbering. Heathen commented on: • -Whether the- theater concept could be altered for another type of use; suggested a bowling alley in the event another theater should be built prior to construction of this phase. • Whether a major food chain was 'interested in any of the buildings.,. Ms..Cannon responded Dennys will be along. Collier, Lot B. We have a signed lease, and °our lease has a contingency for financing. AGENDA PACTE� O or- Planning Commission May 5, 1993 Page 14 COMMERCIAL PROJECT 92 -1 • Letter from Aero Pro Manufacturing, Daniel Downer, regarding a storm drainage easement to cross his property. Inquired whether the applicant was working with the property owner. Ms. Cannon responded in the affirmative; explaining the parcel map is conditioned for a storm drain, which goes along future "B" Street, and that they are working with Mr. Downer and the Engineering Department to reach an agreement on an easement until such time "B" Street is dedicated. • Asked staff if there would be a problem with this running against the sewer system instead of parallel, as referenced in the letter. Ms. Cannon asked to address this issue as it was brought up at an engineering meeting, which the water district representa- tive was present, and stated he didn't think there would be a problem, but would have someone from his office check and if so we would have to move it over a foot or so. Chairwoman Brinley commented on: • Condition number 1, extension of time, suggested this be subject to Community Development Manager. • Whether the theater is a reality. Ms. Cannon responded that the theater will not happen for a.. while. We had a signed letter of intent with Cinemamark; however, there were financing problems and a concern with lack of residential development. She further stated that if a theater comes in to the south there will not be theater at this location. • Construction time line. Ms. Cannon stated that they are having some problems and in this financing market it is difficult to say. • Parking lot lighting. MOTION BY CHAIRWOMAN BRINLEY, SECOND BY COMMISSIONER WILSEY AND CARRIED BY UNANIMOUS VOTE TO RECOMMEND TO CITY COUNCIL ADOPTION OF MITIGATED NEGATIVE DECLARATION 93 -5 AND APPROVAL OF COMMERCIAL PROJECT 92 -1 BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF APPROVAL WITH CORRECTION TO NUMBERING AND AS LISTED IN THE STAFF REPORT WITH THE FOLLOWING AMENDMENTS: Condition No. 1: Design Review approval for Commercial Project No. 92 -1 will lapse and be void unless building permits are issued within one (1) year of Planning Commission approval. An extension of time, up to one (1) year per extension, may be granted by the Planning C-swelsele Community Development Manager prior to the expiration of the initial Design Review approval upon application by the developer one (1) month prior to expiration. Condition No. 17: All undeveloped building pads along Collier and Central Avenue shall be hydroseeded, irrigated and maintained by the developer until such time they are ready to be developed. AGENDA ITEMS N,�O.0 * PAGE u OF—� 5 Planning Commission My_5,_1993 Page 15 PLANNING DEPARTMENT'S COMMENTS Nothing to report. PLANNING COMMISSION COMMENTS Commissioner Bullard Commented on the accomplishment this evening. Commissioner Wilsey Nothing to report. Chairwoman Brinley Nothing to report. There being no further business, the Lake Elsinore Planning Commission adjourned at 10:46 p.m., motion by Commissioner Wilsey, second by Bullard. Approved 3 -0 Approved, Pam Brinley, Chairwoman Respectfully Submitted, Linda Grindstaff Secretary AGENDA ITEM NO. I PAu'c O1�